No person shall undertake a Class A regional project unless and until the Agency shall have reviewed and approved, or approved with conditions, such project and has issued an Agency permit with respect thereto, pursuant to the terms of the Adirondack Park Agency Act and the pertinent Agency rules and regulations.

If a Type I or Type II site plan review project is also a Class A regional project or Class A subdivision, the project will be deemed to be a Class A regional project or Class A subdivision in its entirety, and subject to the review authority of the Adirondack Park Agency.

The Adirondack Park Agency shall have jurisdiction to review and approve, approve subject to conditions or disapprove all Class A regional projects proposed to be located within the territory of the Town, pursuant to and in accordance with § 809, Subdivision 9, of the Adirondack Park Agency Act, [1] the applicable Agency rules and regulations and the criteria hereinafter set forth.

The Adirondack Park Agency shall not approve a Class A regional project unless it first determines, after consultation with the Planning Board and receipt of advisory recommendations of the Planning Board relative to the project, that the project would comply with all provisions of this chapter, including those contained in Articles V, VI, VII and IX hereof, and of such other ordinances and regulations as shall be components of the Town Land Use Plan.

In making the determination required by § 809, Subdivision 9, of the Adirondack Park Agency Act as to the impact of a proposed Class A regional project upon the resources of the Adirondack Park, including the ability of all levels of government to provide supporting facilities and services made necessary by the project, the Agency shall consider those factors pertinent to the project contained in the development considerations set forth in § 160-43 hereof and, in so doing, shall make a net overall evaluation of the project in relation to the development objectives and general guidelines set forth in Appendix B of this chapter. [2]

Notwithstanding the fact that Class A regional project approval may have been granted by the Adirondack Park Agency after a finding by that body that the project would comply with all provisions of this chapter, it must be recognized that reasonable bodies may differ. Therefore, where the Planning Board finds that the project would have an undue adverse impact upon the natural, scenic, aesthetic, ecological, wildlife, historic, recreational or open space resources of the Town or upon the ability of the Town to provide supporting facilities and services made necessary by the project, taking into account the commercial, industrial, residential, recreational or other benefits that might be derived from the project, or that the project would otherwise not be approvable under this chapter, the Planning Board may disapprove the project, irrespective of any Agency approval. In such case, the reasons for the Planning Board disapproval shall be specified in writing.

The Planning Board is hereby designated to consult with the Adirondack Park Agency with regard to Agency review of Class A regional projects.

As soon as reasonably practical following receipt by the Planning Board from the Adirondack Park Agency of notice of application completion with regard to a Class A regional project, the Planning Board or one or more designees thereof shall consult with the Agency for the purpose of analyzing the project application and formulating advisory recommendations as to whether the project meets all of the pertinent requirements and conditions of the Town Land Use Plan.

Not later than 30 days following receipt by the Planning Board from the Agency of notice of application completion with regard to a Class A regional project, the Planning Board shall notify the Agency whether the project meets the pertinent requirements of the Town Land Use Plan.