Any use listed in Article 4 as a conditional use subject to Planning Board site plan review.

Construction, alteration or external enlargement of any building or structure.

Expansion, enlargement or change of any existing use, including an expansion, enlargement or change of use occurring entirely within an existing building.

Construction or enlargement of any area for parking, loading or vehicular service, including driveways.

For detached single-family dwellings, accessory apartments, two-family dwellings, home occupations and their accessory buildings, driveways and parking areas; or structures associated with agriculture, farm stands or storage and repair of fishing equipment.

In any case where a building is to be externally changed for the purpose of closing an entrance or creating a new entrance thereto, or for other extensions to a building which in total do not exceed 100 square feet in area.

A map of the site with reference to surrounding areas and existing street locations.

The name and address of the owner and site plan applicant, together with evidence of sufficient right, title or interest in the premises to permit the applicant to undertake the use for which site plan review approval has been requested.

The names and addresses of the owners of all properties within 200 feet of the property in question, as shown by the most recent tax records of all municipalities in which such properties lie.

A plan of the area showing lot line dimensions, applicable zone or zones, and the normal high-water mark, if applicable.

Location of all existing and proposed buildings and structures, streets, easements, driveways, entrances and exits on the site and within 100 feet thereof.

All setbacks from bodies of water and lot lines.

All existing physical features on the site and within 200 feet thereof, including streams, watercourses, existing woodlands, existing trees at least eight inches in diameter as measured 4 1/2 feet above grade. Soil conditions as reflected by a medium-intensity survey (such as wetlands, rock ledge, and areas of high water table) shall be shown, and the Planning Board may require high intensity soils surveys where necessary.

Topography showing existing and proposed contours at five-foot intervals for slopes averaging 5% or greater and two-foot intervals for land of lesser slope. A reference benchmark shall be clearly designated. Where variations in the topography may affect the layout of buildings and roads, the Planning Board may require that the topographic maps be based on an on-site survey.

Parking, loading and unloading areas shall be indicated with dimensions, traffic patterns, access aisles and curb radii.

Improvements such as roads, curbs, bumpers and sidewalks shall be indicated with cross sections, design details and dimensions.

Location and design of existing and proposed stormwater systems, sanitary waste disposal systems and potable water supply, and methods of solid waste storage and disposal.

Landscaping and buffering plan showing what will remain and what will be planted, indicating botanical and common names of plants and trees, dimensions, approximate time of planting and maintenance plans.

Lighting details indicating type of fixtures, location, radius and intensity of light to comply with Chapter 245, Lighting, Outdoor.

Location, dimensions and details of signs.

Proposed use of all floor area.

A written description of the proposed operations in sufficient detail to indicate the degree to which the operations will create traffic congestion, noise, toxic or noxious matter, vibration, odor, heat, glare, air pollution, waste, and other objectionable effects, along with engineering and architectural plans for mitigating such effects.

The proposed number of shifts to be worked and the maximum number of employees on each shift.

A list of all hazardous materials to be hauled, stored, used, generated or disposed of on the site, and any pertinent state or federal permits required.

Where the Planning Board finds that, due to special circumstances of a particular plan, the submission of required exhibits is not necessary or is inappropriate because of the nature of the proposed development, it may waive such requirements subject to appropriate conditions. The Planning Board may require submission of such additional information as it deems necessary for proper review.

Digital submission requirements. All plan sheets must be submitted in digital format:

Stripping of vegetation, soil removal and regrading or other development shall be accomplished in such a way as to minimize erosion.

The duration of exposure of the disturbed area shall be kept to a practical minimum.

Temporary vegetation and/or mulching shall be used to protect exposed areas during development.

Permanent (final) vegetation and mechanical erosion control measures, in accordance with the standards of the County Soil and Water Conservation District, shall be installed as soon as possible after construction ends.

Until a disturbed area is stabilized, sediment in runoff water shall be trapped by the use of debris basins, sediment basins, silt traps or other acceptable methods.

The top of a cut or the bottom of a fill section shall not be closer than 10 feet to an adjoining property, unless otherwise specified in this chapter.

During grading operations, methods of dust control shall be employed, wherever practicable.

Vehicular entrance and exit.

Interior vehicular circulation.

Parking.

Buffers shall be considered in or for the following areas and purposes:

Natural features shall be maintained wherever possible to provide a buffer between the proposed development and noncompatible abutting properties and public roadways. When natural features such as topography, gullies, stands of trees, shrubbery or rock outcrops do not exist or are insufficient to provide a buffer, other kinds of buffers shall be considered.

Buffers shall be sufficient to shield structures and uses from the view of noncompatible abutting properties and public roadways.

All buffers shall be properly maintained by the owner and shall be located within the property line so as to allow access for maintenance on both sides without intruding upon abutting properties.

All new commercial and industrial buildings, hotels, motels, nursing homes, elder-care facilities, and buildings used by the general public shall provide a clear, unimpeded route of access for emergency vehicles. This route shall be acceptable to the Fire Chief. The route shall be identified on the site by appropriate pavement marking and/or signs that restrict parking, standing or unloading within this access route.

A new facility such as a hospital, nursing home, or elder-care facility that regularly accommodates ill, infirm, or elderly occupants shall provide a separate entrance for the movement of incapacitated people. This entrance shall be designed to accommodate a stretcher and shall allow for a rescue unit to reach the entrance conveniently and in an unimpeded manner.

A new facility such as a hospital, nursing home, or elder-care facility that regularly accommodates ill, infirm, or elderly occupants shall provide for the convenient movement of incapacitated people between floors of the building. Where appropriate, at least one elevator capable of accommodating a stretcher in a horizontal position shall be included in the buildings.

In addition to the application fee, if the Planning Board determines it necessary for the Board to hire independent consulting services (including, without limitation, planning, engineering and legal services) to review the application because the Board finds that its review of the application under the applicable chapter provisions requires review beyond the expertise of Town staff, the applicant shall pay a fee sufficient to cover 100% of the Town's cost of procuring such independent consulting services and the Town shall hire the independent consultant(s). The results of such independent consulting services shall be available for review by the public, but shall be deemed to have been made solely for the benefit of the Town and shall remain the property of the Town. After the Planning Board has estimated the cost of such independent consulting services and the applicant has had the opportunity to review and comment upon the estimate, the applicant shall pay a fee to the Town for such services as determined by the Planning Board. This fee must be reasonable in amount, based upon the time involved and the complexity of the matter. This fee shall be assessed for the privilege of review and so shall be payable regardless of the results or outcome of the application. Except as provided in Subsection A(3) of this section, no portion of the application review may go forward unless the applicant has paid this fee to the Town.

The Town shall place this fee payment for the independent consulting services into a specific non-interest-bearing account to be administered by the Town Manager. Whenever the balance in this account is drawn down by more than 75%, the Planning Board shall notify the applicant and, after the applicant has had the opportunity to review and comment upon the Board's estimate of the amount of additional payment for remaining independent consulting services, shall determine the additional amounts to be paid by the applicant to the Town for the remaining consulting services. Until the applicant has paid the Town this additional amount for the remaining independent consulting services, no portion of the project review for which the remaining independent consulting services are required may go forward. Any remaining balance in such account shall be refunded promptly to the applicant after final action upon, or withdrawal of, the application.

Any dispute regarding the application of this article or of the amount required by the Board to be paid may be appealed in writing to the Board of Selectmen within 10 days from the date of the Planning Board decision that is in dispute. After due notice and investigation and for good cause shown, the Board of Selectmen may affirm, modify or reverse the decision of the Planning Board or reduce the amount of the fee assessed. Until the Board of Selectmen has resolved the dispute, no portion of the application review for which the independent consulting services are required may go forward.

The proposed use does not meet the definition or specific requirements set forth in this chapter or will not be in compliance with applicable state or federal laws;

The proposed use will create fire safety hazards by not providing adequate access to the site, or to the buildings on the site, for emergency vehicles;

The proposed exterior lighting will create hazards to motorists traveling on adjacent public streets or is inadequate for the safety of occupants or users of the site or will damage the value and diminish the usability of adjacent properties;

The provisions for buffers and on-site landscaping do not provide adequate protection to neighboring properties from detrimental features of the development;

The proposed use will have a significant detrimental effect on the use and peaceful enjoyment of abutting property as a result of noise, vibrations, fumes, odor, dust, glare or other cause;

The provisions for vehicular loading and unloading and parking and for vehicular and pedestrian circulation on the site and onto adjacent public streets will create hazards to safety;

The proposed use will have a significant detrimental effect on the value of adjacent properties which could be avoided by reasonable modification of the plan;

The design of the site will result in significant flood hazards or flood damage or is not in conformance with applicable flood hazard protection requirements;

Adequate provision has not been made for disposal of wastewater or solid waste or for the prevention of ground or surface water contamination;

Adequate provision has not been made to control erosion or sedimentation;

Adequate provision has not been made to handle stormwater runoff or other drainage problems on the site;

The proposed water supply will not meet the demands of the proposed use or for fire protection purposes;

Adequate provision has not been made for the transportation, storage and disposal of hazardous substances and materials as defined by state law;

The proposed use will have an adverse impact on significant scenic vistas or on significant wildlife habitat which could be avoided by reasonable modification of the plan;

The proposed use will cause unreasonable highway or public road congestion; or

Existing off-site ways and traffic facilities cannot safely and conveniently accommodate the increased traffic generated by the development as far away from the development as the effects of development can be traced with reasonable accuracy.

Will maintain safe and healthful conditions;

Will not result in water pollution, erosion, or sedimentation to surface waters;

Will adequately provide for the disposal of all wastewater;

Will not have an adverse impact on spawning grounds, fish, aquatic life, bird or other wildlife habitat;

Will conserve shore cover and visual, as well as actual, points of access to inland and coastal waters;

Will protect archaeological and historic resources as designated in the Comprehensive Plan;

Will avoid problems associated with floodplain development and use; and

Is in conformance with the performance standards set forth in Article 5.