The Planning Board shall refer to the Commission every application for development in historic districts or on historic sites designated on the Zoning Map or identified in any component element of the master plan. This referral shall be made when the application for development is deemed complete or is scheduled for a hearing, whichever occurs sooner.

The Planning Board shall provide a copy of its agenda to the Commission members as soon as it has been prepared and at the same time that it is mailed to the members of the Board. Failure to refer the application as required shall not invalidate any hearing or proceeding.

The Commission may provide its advice, which shall be conveyed through one of its members or staff to testify orally at the hearing on the application and to explain any written report which may have been submitted.

On all matters referred to the Commission that require approval by the Planning Board, the decision of the Commission shall be a recommendation only. In reviewing applications for development, the Commission may comment on any of the zoning and land use considerations that are relevant to the application.

The Planning Board shall not approve exterior building elevations when approving an application for development, unless such approval is contingent on subsequent approval of the elevations by the Historic Preservation Commission.

Yard Variances. Due to the fact that structures in historic districts were often built close to the lot lines, it is in the public interest to retain a neighborhood's historic appearance by approving variances from normal yard requirements. Where it is deemed that such variance will not adversely affect neighboring properties, the Planning Board may grant such variance if recommended by the Historic Preservation Commission and if the Planning Board finds the variances are justified.

An approval by the Planning Board does not relieve the applicant of the requirement of obtaining a certificate of appropriateness for those aspects of the change not approved by the application for development.