§ 26-300. Concept plan required.

(a)

Submission . The subdivider shall submit a series of maps and descriptive information, development yield analysis, and concept plan according to the criteria set forth in this section. Mapping can be done in any combination of features as long as individual map components can be distinguished and the relationship between map components can be determined.

(1)

Inventory and mapping of existing resources . The subdivider shall include the following mapped at a scale of no less than one inch equals 50 feet:

a.

Topographic contours at two-foot intervals.

b.

United States Department of Agriculture, Natural Resource Conservation Service soil type locations and identification of soil type characteristics such as agricultural capability, depth to bedrock and water table, and suitability for wastewater disposal systems. Identification of hydric soils (wetland soils). Type and stability of bedrock should also be noted, particularly in Karst areas and areas with high potential for groundwater contamination due to fractured bedrock or the presence of arsenic and mercury.

c.

Hydrologic characteristics, including surface water bodies, floodplains, groundwater recharge and discharge areas (using existing data from local, state and federal sources; i.e., no new field work is required), wetlands, natural swales, drainageways, known drain tiles as determined by the town board, and slopes of 20 percent or greater.

d.

Land cover on the site, according to general cover type (pasture, woodland, etc.), and stand-alone trees with a caliper of more than 24 inches measured four feet off the ground. The inventory shall include comments on the health and condition of the vegetation. Woodlands shall be classified as deciduous, coniferous, or mixed. Use state land or comparable cover type classifications and do on-site cover type analysis.

e.

Known critical habitat areas for rare, threatened or endangered species.

f.

Views of the site, including views onto the site from surrounding roads, public areas and elevated areas, including photographs with a map indicating the location where the photographs were taken.

g.

Mapping of offsite adjacent ecological, hydrological, recreational and cultural resources.

h.

Unique geological resources, such as rock outcrops and glacial features.

(2)

Development yield analysis. The subdivider shall submit a development yield analysis as calculated under section 26-303(a), showing the net density calculation.

(3)

Site analysis and concept plan . The subdivider shall submit a concept plan including at least the information set forth below at a scale of no less than one inch equals 50 feet. The concept plan shall be submitted as an overlay to the inventory map.

a.

Open space areas indicating which areas are to remain undeveloped, areas for interior open space, and trail location.

b.

Boundaries of areas to be developed and proposed general street and lot layout.

c.

Number and type (i.e., single-family, multifamily) of housing units proposed.

d.

Proposed methods for and location of water supply, stormwater management (e.g., best management practices) and sewage treatment.

e.

Inventory of preserved and disturbed natural features and prominent views.

f.

Preliminary development envelopes showing areas for lawns, pavement, buildings, and grading.

g.

Proposed methods for ownership and management of open space.

h.

Formal open spaces indicating parks, easements, trail routing and drainage easements.

i.

Integration of ecological restoration, buffers, and stormwater treatment train.

(4)

General location map . The subdivider shall submit a map showing the general outlines of existing buildings, land use, and natural features such as water bodies or wooded areas, roads and property boundaries within 500 feet of the tract. This information may be presented on an aerial photograph at a scale of no less than one inch: 400 feet.

(5)

Evidence of ownership and survey required . The subdivider shall submit a report of title from a title company acceptable to the town showing current ownership of the property proposed to be developed and all encumbrances, together with copies of all easements, covenants, liens and any other encumbrances, defects or clouds on the title appearing in the public record or known to the subdivider or owner of record and shall provide a land survey by a registered land surveyor showing encumbrances of record including the requirements as specified in this section. A copy of the report of title and survey shall be delivered to the town attorney and the proposed conservation easement holder at the same time it is delivered to the town engineer.

(6)

Phase I environmental site assessment . The subdivider shall have a phase I environmental site assessment in compliance with ASTM Standard E1527-00 "Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process" and shall provide a copy of the assessment to the town and to the proposed conservation easement holder. All costs incurred for this assessment shall be the responsibility of the subdivider.

(b)

Review of concept plan .

(1)

The town engineer shall make the determination of whether the entire submittal is complete within 30 days following the filing of a submittal. If it is incomplete, the town engineer will contact the subdivider regarding the additional information required. No action will be taken by the town on incomplete submittals.

(2)

Within 30 days of the determination of a complete submittal, the clerk shall place the submittal on the agenda of the next regularly scheduled planning commission meeting.

(3)

Prior to the planning commission meeting, the town engineer and any other municipal officers may schedule a site visit with the subdivider to review the existing features of the site and the concept plan. As a condition of further review of the concept plan, the subdivider shall and hereby does grant permission for town officers, employees and agents to enter upon the subject property in furtherance of their official duties. The town engineer shall provide a written report informing the subdivider and the planning commission of his evaluation of the submittal and any additions, changes, or corrections to the concept plan.

(4)

Staff from appropriate county and state agencies may also be requested by the town to review the submittal under this section.

(5)

The subdivider is required to provide written notice of the planning commission meeting to all adjacent landowners to the parent parcel at least seven days in advance of the meeting to permit members of the public an opportunity to speak as to the proposed concept plan. Such notice must be by certified mail, return receipt requested. The subdivider shall provide copies of the mailings and return receipts to the clerk prior to the planning commission meeting. Failure of the subdivider to provide such notice may, at the option of the planning commission, result in all discussions concerning the submittal being deferred to the next regularly scheduled planning commission meeting.

(6)

The planning commission shall review the concept plan and other documents submitted and request adjustments, if deemed necessary, based upon the town engineer's report, consideration of the natural features of the site, the town's land use plan, available neighborhood plans, available or anticipated infrastructure, and the density of the surrounding areas. The town board is not bound by the planning commission review and any requested adjustments.

(Ord. No. 2005-07(b), 6-28-2005; Ord. No. 2008-03, §§ 7, 8, 5-27-2008)