§ 16-52.070. Conceptual master plan.

At the option of the property owner or duly authorized agent of the property owner, a conceptual master plan review package may be filed with the director. The conceptual master plan is not a permit or an entitlement, and shall not be binding on the town in any way, but is intended as a pre-application review for a subsequent precise development plan submittal (see section 16-52.060 [precise development plan]). The conceptual master plan requires considerably less detailed submittal information than a precise development plan application. A conceptual master plan review is strongly recommended when significant deviations from town policies or regulations are anticipated in a development project.

A.

Purpose. The purposes of the conceptual master plan are as follows:

1.

To encourage cooperative, good faith, participatory efforts by the public, the town, the project proponent, and all other involved parties in addressing difficult land development issues;

2.

To determine controversial aspects of a site or a potential development proposal and attempt to reach consensus on ways in which the controversial issues may be reasonably addressed. Public input shall be encouraged;

3.

To obtain preliminary review and evaluation by staff and related agencies regarding general consistency of the proposal with the general plan and other applicable ordinances and regulations. The specificity of the review must necessarily reflect the specificity of the submittal;

4.

To obtain preliminary public review and comment on a relatively schematic development proposal in order to assist project proponents in designing a precise development plan that may be acceptable to the community and the town; and

5.

To establish an informational foundation for any subsequent precise development plan submittal.

B.

Contents. The conceptual master plan package shall consist of the following information and materials, details of which are further described in section 16-52.060 (precise development plan) but which excludes detailed engineering or other detailed information that is not necessary or is premature for evaluation of the conceptual master plan, as determined by the director:

1.

A topographic map;

2.

A conceptual site plan showing the type, location, and density of the proposed development; all roadways, proposed open spaces (whether public or private), and other functional use areas such as parking, planting, and recreation areas;

3.

A preliminary grading plan;

4.

A preliminary geological investigation report prepared by a qualified soils expert;

5.

A resource conservation map;

6.

A general written description of the project and its site;

7.

A narrative describing how the project will be compatible with the setting and the neighborhood;

8.

Photo montages of the site as seen from critical vantage points, with reasonably accurate depictions of the proposed project superimposed, as well as one or more story poles or equivalent references as necessary to verify heights on the montages;

9.

A statement describing the proposed typical materials and colors for the project;

10.

A statement describing how the town's inclusionary housing requirements will be addressed;

11.

A list of other agencies from which a permit must be obtained in order to carry out the project, specifying the type of permit where known;

12.

A preliminary title report;

13.

Such other information as the director may reasonably require;

14.

The conceptual master plan will identify open waters, wetland and riparian corridors, as well as any areas involving diking, filling, or dredging; and

15.

A preliminary schedule of staging, sequence and approximate times for all proposed development.

C.

Procedure.

1.

Once the director has determined that the appropriate materials have been submitted, an advisory agency meeting will be scheduled to discuss the proposal. This meeting would typically involve the fire district, town engineer, public works department, planning division, and other affected agencies.

2.

Following this meeting, one or more informational meetings at the neighborhood, commission, and/or council level will be held at which the project proponent is to present the conceptual plan and respond to questions, and at which public input may be gathered.

3.

Courtesy notices to property owners within three hundred feet, homeowner groups, and other interested parties shall be sent at least ten days prior to such meetings.

D.

Fees. Fees for the conceptual master plan shall be one-half of those established by the town for precise development plan applications.

(Ord. No. 519 N.S., § 3(Exh. A), 3-17-2010)