A.
The applicant shall submit paper copies and a digital copy of the
sketch plan, a written narrative, and a completed application form.
The number of required copies and digital format shall be determined
by the City Planner.
B.
The sketch plan must be designated as "sketch plan," drawn at scale
of one inch equals 100 feet or greater. Sheet sizes shall be 24 inches
by 36 inches.
C.
The sketch plan shall contain the following information:
(1)
Subdivision name, boundaries, acreage, Tax Map and lot numbers,
magnetic and true North point, date and scale;
(2)
A location map showing the relationship of the proposal to adjacent
properties and to public access;
(3)
Name and address of record owner, subdivider, and engineer,
surveyor, firm, or individual who prepared the plan;
(4)
Existing and proposed lines of streets, ways, easements, lots,
and any public or common areas within the subdivision;
(5)
Location, name, and width of each street and public or private
way bounding or within 500 feet of the subdivision;
(6)
Approximate locations of existing buildings and site features,
such as wooded areas, wetlands, and water bodies within or adjacent
to the proposed subdivision.
D.
Accompanying statements. The applicant shall submit the following
in paper copies and digital format, in numbers and digital format
determined by the City Planner:
(1)
Proof of legal interest in the property (deed or purchase and
sale agreement or option agreement);
(2)
All easements, covenants, and restrictions applying to the area
proposed to be subdivided;
(3)
Proposed arrangements for water supply;
(4)
Proposed arrangements for sewage disposal;
(5)
General description of the uses proposed for the subdivision,
including number and type of dwelling units, businesses, and other
uses;
(6)
Names and addresses of abutters.
The applicant shall submit paper copies and a digital copy of
the preliminary plan, a written narrative, a completed application
form, and the application fee. Number of copies and digital format
shall be determined by the City Planner. A preliminary plan shall
contain the following:
A.
Two location plans showing neighboring areas within at least a 2,000-foot
radius at scales of 800 feet to the inch and 200 feet to the inch,
showing right-of-way lines of all proposed streets in the subdivision
and their location in relation to existing streets.
B.
The preliminary plan must be designated as "preliminary plan," drawn
at a scale not less than one inch equals 100 feet. Sheets shall be
24 inches by 36 inches. Plans shall be prepared by an engineer, architect,
landscape architect, or land surveyor registered in Maine. Plans shall
be stamped and signed.
C.
The preliminary plan shall be prepared using the following standards:
(1)
Decimal feet, NAD83, Maine State Plane West, vertical datum
NAVD1988.
(2)
Features should be tied into state plane coordinates.
(3)
Rotation of grid north maintained. Plan data should not be "rotated"
in any way which might compromise data coordinate integrity. Alternately,
a "DVIEW, twist" or similar CAD display operation will allow for convenient
plotting/layout fitting while still properly maintaining spatial reference.
(4)
Coordinates shall be shown on at least four corners of the plan.
Coordinates shall be referenced to the Maine State Coordinate System.
D.
The preliminary plan shall contain the following information:
(1)
Subdivision name, boundaries, acreage, Tax Map and lot numbers,
date and graphic scale, and a magnetic and true North arrow.
(2)
Name and address of record owner, subdivider, and engineer,
surveyor, firm, and/or individual who prepared the plan.
(3)
An actual field survey of the boundary lines of the tract, giving
complete descriptive data by bearings and distances, made and certified
by a registered land surveyor.
(4)
Boundary lines of adjacent land and names of owners determined
from the most recent Assessor's records.
(5)
Location, name, and present width of each street and public
or private way bounding, approaching or within 500 feet of the subdivision,
(6)
Any easements within or adjacent to the subdivision.
(7)
Locations and outlines of all existing buildings and significant
site features, such as stone walls, fences, large trees (twenty-four-inch
diameter at breast height) or wooded areas, rock ridges and outcroppings,
cemeteries, watercourses, wetlands and water bodies on the site.
(8)
Wooded areas, watercourses, wetlands and water bodies within
200 feet of the site shall also be identified, when possible.
(9)
Topography with two-foot contours of existing and proposed grades.
(10)
The demarcation of wetlands, 100-year flood elevations, and
flood hazard areas.
(11)
The location, direction, and length of every proposed street
line, lot line and boundary line established on the ground, the location
of temporary markers adequate to enable the Planning Board to locate
the layout in the field, and the names of proposed streets.
(12)
Lot lines with dimensions, zoning setback lines, and the area
of each lot in square feet and acres, and lot numbers.
(13)
Locations of existing and proposed monuments, hydrants and the
location and size of public utility facilities, sewers, culverts,
drains, and water pipes.
(14)
Parks, open space, recreation, or common areas within a subdivision
and a plan for any formal recreation area.
(15)
A plan for the management of surface drainage waters, including
existing waterways and the proposed disposition of water from proposed
subdivision to new or existing subsurface drainage systems with sufficient
capacity to handle storm flows.
(16)
Locations and species of proposed street trees and/or wooded
areas to be retained within the sidelines of each street, and other
no-cut areas.
(17)
Street plans and profiles showing the percent slope of each
grade; the radius, length, point of curvature and point of tangency
of each curve; and proposed center-line grades and existing ground
grades at fifty-foot stations. All existing and proposed elevations
shall be based on USCGS datum.
(18)
Location of the following proposed improvements unless specifically
waived, in writing, by the Planning Board: proposed monuments, parking
areas, streetlights, sidewalks, street signs, all utilities above
and below ground, curbs, gutters, street trees, storm drainage, and
all easements, service buildings and structures, and dumpsters.
(19)
Erosion control plan showing the placement of all berms, silt
fences, hay bales, sedimentation ponds and other erosion control devices,
detention ponds, to the standards of the "Maine Erosion and Sediment
Control Handbook for Construction: Best Management Practices," by
the Cumberland County Soil and Water Conservation District and the
Maine Department of Environmental Protection, latest revision.
(20)
Areas within or adjacent to the proposed subdivision which have
been identified as high or moderate value wildlife habitat by the
Maine Department of Inland Fisheries and Wildlife or by the Comprehensive
Plan. If any portion of the subdivision is located within an area
designated as a critical natural area by the Comprehensive Plan or
the Maine Natural Areas Program, the plan shall indicate appropriate
measures for preservation.
(21)
The location of any identified historic and/or archaeological
resources, together with a description of such features.
E.
Accompanying statements and data. The applicant shall submit each
of the following statements:
(1)
Verification of subdivider's legal right, title, or interest
in the property (deed, lease, purchase and sale agreement, or option
agreement).
(2)
A copy of the deed upon which the survey was based. A copy of
all easements, covenants, and restrictions applying to the area proposed
to be subdivided.
(3)
Proposed arrangements for water supply and fire protection as
required by the public water supply company, and a letter from the
water company stating that the water supply is adequate to serve the
subdivision. If public water is not feasible and an on-site water
supply is proposed, the developer must submit an explanation of why
a public water supply is not feasible and submit materials which will
satisfy the Planning Board that each lot has the capability to support
the well, the septic system, and a principal structure and will meet
the minimum specifications of these standards, the Maine Rules Relating
to Drinking Water (10-144 CMR Ch. 231) and all other pertinent state
and local codes.
(4)
Proposed arrangements for stormwater drainage, with supporting
data and design analysis, including plans and profiles showing locations
and sizes of drain lines and culverts, catch basins and manholes,
and such other information as may be required to define the drainage
provisions, stamped by an engineer registered in Maine, and an operation
and maintenance plan.
(5)
Draft homeowners' association documents specifying responsible
parties for future maintenance of stormwater facilities, roads, open
space, and other common areas of proposed subdivision that are to
remain with the homeowners' association.
(6)
A copy of that portion of the County Soil Survey covering the
subdivision superimposed on a copy of the plan. When the medium intensity
soil survey shows soils that are questionable for the uses proposed,
the Planning Board may require the submittal of a high intensity soil
survey.
(7)
An estimate of the amount and type of motor vehicle traffic
to be generated daily and at peak hours. For developments projected
to generate more than 200 one-way vehicle trips per day, a traffic
impact analysis, prepared by a licensed professional engineer with
experience in traffic engineering, shall be submitted. The study area
should extend, at a minimum, to intersections where traffic attributable
to the subdivision equals or exceeds 35 vehicles in a peak hour. The
analysis shall show, at a minimum:
(a)
The projected average number of one-way vehicle trips per day;
(b)
Projected peak-hour volumes;
(c)
Access conditions at the site;
(d)
Distribution of site traffic and types of vehicles expected;
(e)
Accident review;
(f)
Effect upon the level of service of the study area intersections;
(g)
The level of service for the site drives; and
(h)
Recommended improvements to maintain the level of service or
to mitigate degradation of level of service on the road.
(8)
The names, addresses and Tax Map and lot numbers of owners of
record of adjacent property, including any property directly across
an existing street from the subdivision, and the names, addresses
and Tax Map and lot numbers of owners of record of all property within
600 feet of the subdivision.
(9)
Description of how proposed open space will be owned and managed.
(10)
Proposed arrangements for wastewater disposal. If connection to City sewer is proposed, a completed initial wastewater discharge application and a letter of capacity from the City's Water Resource Recovery Department. When sewage disposal is to be accomplished by subsurface disposal systems, test pit analyses prepared by a licensed site evaluator shall be provided. A map showing the location of all test pits dug on the site shall be submitted. The Plumbing Inspector must be notified before test pits are dug. A hydrogeologic assessment shall be submitted per § 188-706 for those proposed subdivisions not served by public water and City sewer.
(12)
The anticipated amount of land to be covered by buildings and
structures expressed in square feet and as a percentage of the site
and lots.
(13)
The anticipated amount of land to be covered by buildings, pavement,
and other impervious coverage expressed in square feet, percentage
of site, and percentage of lot.
(14)
If the project is subject to stormwater quality standards per Chapter 230, Zoning, Article XII, a stormwater quality management plan that includes the following:
(a)
A narrative describing how the site is oriented within the watershed,
identifying downstream water bodies, including wetlands, and addressing
the potential effects of site runoff. The narrative shall identify
and discuss the stormwater treatment methods proposed to be used on
the site.
(b)
A plan showing relevant existing contours, proposed contours,
existing and proposed sub watersheds, proposed topographic features,
and existing and proposed site features, including buildings and other
facilities, natural and man-made drainageways, streams, channels,
culverts, catch basins, and stormwater treatment facilities. The plan
shall include detail drawings of the stormwater best management practices
proposed to be used and the location of both structural and nonstructural
BMPs.
(c)
Calculations demonstrating that the proposed stormwater treatment
facilities will meet City standards.
(15)
A stormwater facilities management plan which sets forth the
types and frequencies of proposed maintenance activities needed to
maintain the efficiency of the stormwater treatment facilities and
which identifies the party that will be responsible for carrying out
each maintenance activity and for submitting the annual maintenance
report and the proposed institutional arrangements that will assure
that all maintenance occurs as proposed.
(16)
Measures shall be taken, both during preparatory construction
and cleanup stages, to prevent soil erosion and water pollution. A
plan shall be prepared meeting the standards of the "Maine Erosion
and Sediment Control Handbook for Construction: Best Management Practices,"
by the Cumberland County Soil and Water Conservation District and
the Maine Department of Environmental Protection, latest revision.
The applicant shall submit paper copies and a digital format
of the final plan, a written narrative, a completed application form,
and the application fee. Number of copies and digital format shall
be determined by the City Planner. The final plan shall contain the
following:
A.
The metes and bounds of all lot lines.
B.
Lots and blocks within the subdivision numbered in accordance with
local practices.
C.
The location of permanent reference monuments. They shall meet the
specifications herein, and their location noted and referenced upon
the final plan.
D.
Written offers of cession to the City of all public open space shown
on the plan, and copies of agreements or other documents showing the
manner in which spaces, title to which is reserved by the subdivider,
are to be maintained, and written evidence that the City's attorney
is satisfied with the legal sufficiency of the documents. Such written
evidence shall not constitute an acceptance by the City of any public
open space.
E.
Plan notations.
(1)
Notes shall be placed on all mobile home park plans indicating
that the land within the park shall remain in unified ownership and
the fee to lots or portions of lots shall not be transferred, and
that no dwelling unit other than a manufactured housing unit shall
be located within the park.
(2)
A note shall be placed on all plans indicating that a failure
to commence substantial construction of the subdivision within two
years of the date of approval and signing of the plan shall render
the plan null and void. Before the two years expires, an owner of
a subdivision may apply to the Planning Board for a one year extension
of the approval of a subdivision if the subdivider has not met the
conditions of this subsection. The Planning Board may require that
the subdivision meet any new regulations or ordinances.
F.
G.
If individual wells serving each building site are to be used, the
subdivider shall submit the results of water quality tests.
H.
A digital copy of the final plan shall be submitted in PDF and DWG
formats to the following standards:
(1)
Decimal feet, NAD83, Maine State Plane West, vertical datum
NAVD1988.
(2)
Drawing features should be tied to state plane coordinates.
(3)
Rotation of grid north maintained. Plan data should not be "rotated"
in any way which might compromise data coordinate integrity. Alternately,
a "DVIEW, twist" or similar CAD display operation will allow for convenient
plotting/layout fitting while still properly maintaining spatial reference.
(4)
Coordinates shall be shown on at least four corners of the plan.
Coordinates shall be referenced to the Maine State Coordinate System.
Before approval of a final plan, the applicant shall agree to meet all conditions of approval and to complete the required improvements specified in § 188-702 of this chapter for all lots in the subdivision. Such construction and installation shall be secured as follows:
A.
Financial guarantee. The applicant shall file a financial guarantee to cover the cost of the improvements specified in the conditions of approval and in § 188-702 of this chapter (the "required improvements").
B.
The financial guarantee shall be provided in an amount equal to 150%
of the total construction costs of all required improvements.
C.
Such financial guarantee shall be approved as to form and manner
of execution by the City Planner and by the City Attorney. The financial
guarantee shall include:
(1)
A construction schedule for all required improvements.
(2)
Itemized cost estimates for each element of construction of
all required improvements, taking into account inflation.
(3)
A provision permitting the City to review the status and amount
of the financial guarantee and to require an increase if warranted
by changing economic conditions or other circumstances, said determination
to be made in the sole judgment and discretion of the City.
(4)
Provisions for inspections of each phase of construction of
all required improvements.
(5)
Provisions for the release of part or all of the financial guarantee
to the developer. While partial draws are permitted, the amount of
each shall be no less than 20% of the original amount. While partial
draws may be requested upon completion of construction items, the
City will determine in its sole judgment whether the requested release
of funds shall be approved.
(6)
Acknowledgement of the date, 36 months after the posting of
the financial guarantee, by which the developer shall complete all
required improvements (the "completion date") to the reasonable satisfaction
of the City, or else after which the developer shall be in default,
and at which time the City shall have access to the funds to finish
construction of required improvements; the City shall have at least
90 days after the completion date to make a claim against the financial
guarantee.
D.
The developer shall complete all required improvements within 36
months after the posting of the financial guarantee.
E.
The following types of financial guarantee are acceptable:
(1)
Escrow account. A deposit to a federally or state-chartered
U.S. financial institution (bank or credit union), or to the City
of Saco (for an escrow) to an escrow account shall be made by cash
or a certified check made out to the City.
(2)
Letter of credit. A nonlapsing irrevocable letter of credit
issued by a federally or state-chartered U.S. financial institution
(a bank or credit union) in good standing in the name of the City
of Saco shall indicate that funds have been set aside for the construction
of the subdivision and may not be used for any other project or loan.
F.
The City may draw from the escrow account or on the letter of credit
if construction is inadequate or not complete before the completion
date.
G.
The City shall have access to the site at all times to review progress
of work and shall have the right, upon default in performing work
on improvements secured by the financial guarantee, to enter onto
the site and perform work necessary to remedy default.
H.
The City will determine in its sole judgment the adequacy of the
letter of credit and the bank or credit union.
Requests for waivers of submission requirements shall be submitted
with application materials.
