Give a dated receipt to the applicant.

Notify by mail all property owners within 500 feet of any portion of the property submitted for subdivision and site plan review; public and private rights-of-way do not limit the 500-foot distance measurement.

Notify by mail the City Clerk and the reviewing authority of municipalities that abut or include any portion of the subdivision or site plan.

Application completeness shall be determined based upon the submission requirements listed in §§ 335-13.3 and 335-13.5. Additional supplemental or supporting materials may be required at the discretion of the Planning Board to demonstrate compliance with all standards of subdivision and/or site plan review.

Appeals to the City Planner's completeness determination may be made to the Planning Board.

Satisfy the criteria listed in 30-A M.R.S.A. § 4404;

Satisfy any other regulations adopted by the municipality; and

Protect and preserve the public health, safety and general welfare.

An extension request must occur within one year after approval was granted.

An extension of the completion date established for the project must be requested within three years after the project was approved by the City.

The Planning Board may deny any requests for additional extensions after the second extension if it determines that substantial work has not occurred on the project during the extension periods and the applicant is unable to show good cause for such delay.

Project name;

Name, address, phone number of applicant and owner;

Name, address, phone number of authorized representative;

Name, registration number, address, phone number of engineer, surveyor, architect, landscape architect or planner;

Interest of applicant in property;

Tax Map and lot numbers;

Zoning;

Acreage to be developed;

Encumbrances currently affecting the property, including but not limited to covenants, deed restrictions, easements, or rights-of-way, existing or planned;

Existing use of the property;

Variances requested of the Zoning Board of Appeals;

A cost estimate and financial capacity statement from a financial institute confirming the ability of the applicant to carry out the project;

Where a septic system is proposed, evidence of soil suitability by a certified soils scientist or evaluator;

Nonrefundable final plan application fee in an amount established by the City Council; and

Electronic copy. An electronic copy of all application materials shall be submitted with the initial and each subsequent submission. This shall be in a file format acceptable to the City Planner.

Name of subdivision, Tax Map and lot numbers;

Scale, date, North point, acreage, number of lots;

Boundaries of tracts with accurate distances and bearings, location of all permanent monuments properly identified as existing or proposed, and certification by a licensed land surveyor that the land has been surveyed and the boundaries established;

Zoning requirements, proposed project and yard dimension calculations in relation to existing zoning standards;

Names of owner, engineer and surveyor and professional registration numbers of those who prepared the plan; The Planning Board will not accept or approve final plans that are not sealed and signed by the professional land surveyor or professional engineer under whose responsible charge they were completed.

Names and addresses of abutting landowners;

Name, location, width of paving and rights-of-way, profile, cross-section dimensions, curve radii of all existing and proposed streets; profiles of center lines of proposed streets, of a horizontal scale of one inch equals 50 feet and a vertical scale of one inch equals five feet, with all elevations referred to USGS datum and appropriate GIS reference, as noted in Subsection F(2)(b)[24];

A general road plan noting circulation, direction, traffic control devices, streetlighting, and type of lighting proposed;

Accurate dimensions of rights-of-way, length and bearing of lot lines, lot areas, length or radii of horizontal curves, lot numbers, and building setbacks;

Existing and proposed easements and dedications associated with the subdivision;

Type, location, profile and cross section of all existing and proposed drainage, both within and adjacent to the subdivision, and description of stormwater management plan;

Location of features, natural and man-made, affecting the subdivision, such as water bodies, streams, swamps, wetlands (consistent with Army Corps and Department of Environmental Protection requirements), vegetation, railroads, ditches, buildings, and areas of soils with severe or very severe limitations;

Location of existing and proposed utilities, including, but not limited to, water, sewer, electrical lines, telecommunications lines and profiles of all underground facilities;

Existing and proposed location, size, profile and cross section of sanitary sewers; description, plan and location of other means of sewage disposal with evidence of soil suitability;

Topography with contours at elevation intervals of not more than two feet;

On land one acre or less in size, the location of all existing trees 24 inches or more dbh, to be retained and those to be removed; on land over an acre in size, all areas of tree preservation, groves of important species and those trees, outside of preservation areas and 24 inches or more dbh, to be retained or to be removed;

Existing and proposed locations, widths, and profiles of sidewalks and walking paths;

Location map;

Approximate location and dimensions of specified parking areas;

Proposed ownership and approximate location and dimensions of open spaces for conservation and recreation;

Grading and erosion control; proposed finish grades, slopes, swales and ground cover or other means of stabilization;

Landscaping plan; for subdivisions of five or more units, a landscaping plan stamped by a landscape architect is required;

Electronic copy. An electronic copy of all application materials shall be submitted with the initial and each subsequent submission. This shall be in a file format acceptable to the City Planner.

If needed, additional copies (on 11 x 17 sized paper) of the overall subdivision plan sheet for review by the Planning Board or Recreation and Conservation Commission.

Legal documents including, but not limited to: easement or rights-of-way associated with the subdivision, deed or covenant restrictions, homeowners' association bylaws, and easements.

Any required permit from the Department of Environmental Protection, Marine Resources, Army Corps of Engineers, or Department of Inland Fisheries and Wildlife, wherever applicable.

Any additional statements or studies required by the Planning Board which are deemed necessary in accordance with this chapter, including but not limited to the following:

Digital transfer of any subdivision data in GIS format on the City's Horizontal Datum: Maine State Plane Coordinate System: Maine West Zone 4101, FIPS Zone 1802, North American Datum 1983; Units: Feet; Vertical Datum: National Geodetic Vertical Datum, 1929.

Minor streets. Minor streets must be designed to discourage through traffic.

Street intersections. There must be maximum center line length of 500 feet between street intersections.

Dead-end streets and private rights-of-way. A dead-end street or private way shall have a maximum length of 800 feet with either a cul-de-sac with a minimum turning radius of 35 feet or a T-intersection utilizing a thirty-foot by thirty-foot hammerhead. A dead-end street, either public or private, may not begin from any point along another existing or proposed dead-end street. A private right-of-way may only be taken off a City Street, while a driveway may be taken off either a private right-of-way or a City street.

Street construction over ledge. Where street construction is over ledge, a minimum of 15 inches of compacted gravel is required for the subbase. If deemed necessary, the City may require more than 15 inches of compacted gravel.

Street impact. The applicant is responsible for the assessment and improvement of other street systems that would suffer direct and continued impact from the proposed development. If the Planning Board finds it necessary, the applicant shall undertake to improve, repair, or reconstruct the street systems. This assessment will look at speed, volume, type of vehicles, peak periods and critical rate factors.

Curbs. Granite curbing is required for all new streets.

Sidewalks. All projects shall have an internal sidewalk system that makes connections to existing systems whenever possible.

Pavement. Where private rights-of-way and driveways connect with a City street, the private right-of-way or driveway must have a paved apron with a minimum depth and width of 20 feet to reduce impacts to City streets.

Peak discharge measurement. Peak discharge must be measured for the two-, ten- and twenty-five-year storm period. Estimation of the peak discharge and volume must be completed, using HydroCAD software based on the Department of Agriculture's TR-55 "Urban Hydrology for Small Watersheds" (1986) standards, as from time to time updated. The engineering design must include provisions for surface and subsurface runoff, especially where the displacement of surface and subsurface water is involved. Preconstruction and post-construction water flow estimates and estimates of surrounding watershed impact and displacement of subsurface water are required.

Reduction of peak discharge. In reducing peak stormwater runoff so as to maintain preconstruction water flow levels, the management plan must include techniques to detain water on the proposed site by, but not limited to:

Construction standards. In developing storm drainage plans, the following construction standards apply:

Improvement costs. If the development depends upon stormwater control which affects the existing system, whether natural or man-made, all costs of improvements shall be paid for by the applicant.

Impact of individual lot development. The developer shall set base elevations for individual foundations and identify on-site drainage paths to ensure that subsequent development does not impede drainage or result in excess stormwater on an individual lot.

Prevention of erosion. Prevention of erosion on construction sites may be accomplished by, but not limited to:

Fine-grained sediment. The applicant shall use a combination of sediment basins, filter fences, vegetation, tillage, topsoiling or crushed stone or gravel in controlling fine-grained sediment.

Entrapment and disposal of sediment from runoff prior to discharge. For entrapment, the applicant may use existing vegetation, sediment basins, and sediment traps. Trapped materials may be used for topsoil or fill for the project.

Stabilization of critical areas. In order to prevent erosion, the stabilization of critical areas using mulching, sod, existing vegetation, or new vegetation is required.

Design and stabilization of drainage channels. The plan must provide for the design and stabilization of drainage channels. Channel construction may include grassed waterways, riprap and permanent diversions to reduce velocity. Design should also incorporate structures at pipe conduit outlets to de-energize water movement, such as plunge pools, aprons or level lip spreaders. Any plan for drainage channels should include a program for maintenance.

Stabilization of stream channels and banks. The program must provide for the protection of existing stream channels by utilizing vegetation, riprap, obstruction removal, bank sloping, or other acceptable method.

Removal of excess subsurface water. Where appropriate, the use of subsurface water storage is required. High water tables in the City will require designs which address points of discharge, storage capacity, and potential impact.

Revegetation. The applicant must include a plan for the preservation of existing vegetation, selective clearing, and revegetation as part of the erosion and sedimentation control plan.

The area to be reserved must be determined according to the following table:

The applicant shall improve reserved land according to the requirements of the Planning Board. In determining these requirements, the Board shall consider the Comprehensive Plan, and the long-range plans and recommendations of the Recreation and Conservation Commission.

The contribution must equal the per-acre value of an undeveloped housing site, as set by a disinterested appraiser who is satisfactory to the Planning Board, multiplied by the required area for reservation according to the table above.

The funds must be used for improvement of the recreation or conservation area, as mutually agreed by the applicant and the Planning Board, and placed into a dedicated account for the agreed-upon recreation or conservation purpose.

The land may be held and maintained in common by the future owners of the development, under the bylaws of a homeowners' association, as approved by the Planning Board.

It may be held and maintained in perpetuity by a conservation trust or other suitable private organization. It may be deeded to the City for future maintenance and improvement, if acceptable to the City.

A statement by the Public Services Department that all street and storm drain systems have been constructed and completed in conformance with the final plan.

A statement by the Westbrook Engineer that all sewage disposal systems have been constructed and completed in conformance with the final plan.

A statement by the Superintendent of the Portland Water District that all water mains and hydrants have been installed and completed in conformance with the final plan.

A statement by a land surveyor, licensed in the State of Maine, that all permanent boundary monuments on street and lot lines have been installed in the locations designated on the final plan. The cost of obtaining this statement shall be borne by the applicant. In releasing the check or bond, the City shall provide the applicant with a certificate of compliance. At the discretion of the Planning or Public Services Department, a phased release of the check or bond can be implemented.

An affidavit from the applicant confirming that all construction bills, and other monies and credits owed as a result of the development activity have been paid to their respective parties.

No lot in the subdivision may be sold; and

The Code Enforcement Officer shall not issue a building permit for the construction of a building on any lot in the subdivision until a certificate of compliance is issued.

Proposed land use. That the proposed land use will not experience flood damage.

Utility system. That all proposed public and private utility systems are constructed by the applicant to minimize or eliminate flood damage.

Drainage plans. That the drainage to be provided is adequate to reduce exposure to flood hazards. Preliminary information concerning special flood hazard areas may be drawn from Flood Insurance Rate Maps.

The elevation of the land above sea level and its relation to the floodplains;

The nature of soils and subsoils and their ability to adequately support waste disposal;

The slope of the land and its effect on effluents;

The availability of streams for disposal of effluents; and

The applicable state and local health and water resource rules and regulations;

When lots in a subdivision have frontage on an outstanding river segment, the proposed subdivision plan must require principal structures to have a combined lot shore frontage and setback from the normal high-water mark of 500 feet.

Timber on the parcel being subdivided has not been harvested in violation of rules adopted pursuant to 12 M.R.S.A. § 8869, Subsection 14. If a violation of rules adopted by the Maine Forest Service to substantially eliminate liquidation harvesting has occurred, the Planning Board must determine prior to granting approval for the subdivision that five years have elapsed from the date the landowner under whose ownership the harvest occurred acquired the parcel. A municipal reviewing authority may request technical assistance from the Department of Agriculture, Conservation and Forestry, Bureau of Forestry, to determine whether a rule violation has occurred, or the municipal reviewing authority may accept a determination certified by a forester licensed pursuant to 32 M.R.S.A. Chapter 76. If the Planning Board requests technical assistance from the Bureau, the Bureau shall respond within five working days regarding its ability to provide assistance. If the Bureau agrees to provide assistance, it shall make a finding and determination as to whether a rule violation has occurred. The Bureau shall provide a written copy of its finding and determination to the Planning Board within 30 days of receipt of the Planning Board's request. If the Bureau notifies the Planning Board that the Bureau will not provide assistance, the Planning Board may require a subdivision applicant to provide a determination certified by a licensed forester.

For the purposes of this subsection, "liquidation harvesting" has the same meaning as in 12 M.R.S.A. § 8868, Subsection 6, and "parcel" means a contiguous area within one municipality, township or plantation owned by one person or a group of persons in common or joint ownership.

This subsection takes effect on the effective date of rules adopted pursuant to 12 M.R.S.A. § 8869, Subsection 14.

Project name;

Name, address, phone number of applicant;

Name, address, phone number of owner;

Name, address, phone number of authorized representative;

Name, registration number, address, phone number of engineer, surveyor, architect, landscape architect or planner;

Interest of applicant in property;

Tax Map and lot numbers;

Acreage to be developed;

Acreage of the site;

Covenants, deed restrictions, easements, or rights-of-way existing or planned;

Existing use of the property;

Variances requested of the Zoning Board of Appeals;

A cost estimate worksheet and a financial capacity statement from a financial institute, confirming the ability of the applicant to carry out the project;

Statement of technical capacity;

Electronic copy. An electronic copy of all application materials shall be submitted with the initial and each subsequent submission. This shall be in a file format acceptable to the City Planner; and

Nonrefundable final plan application fee in an amount established by the City Council.

Date, title, scale, North arrow, name of project;

A boundary outline with dimensions and lot area, in relation to surrounding streets, walls and adjoining land and land uses;

Names and addresses of present landowners and abutting landowners;

Locations of existing buildings and other structures, fire hydrants, streetlights, utility poles, underground water and sewer facilities, existing trees greater than 10 inches in diameter on property less than one acre in size or areas of trees saved and other natural landscape features on property one acre or more and any other utilities on the site;

Preliminary design drawings of site plans, floor plans, elevations in sufficient detail to show access, layout and building construction or modification;

Location and dimension of all proposed buildings, and private and public utilities;

Location map;

All necessary easements, shown on plan;

Accurate dimensions of streets, rights-of-way, width of pavement, parking, loading and associated curbing;

Identification of soils with severe or very severe limitations for the type of development proposed in accordance with the United States Department of Agriculture, Natural Resources Conservation Service, medium intensity soil survey for Cumberland County, the location of any sand and gravel aquifer and aquifer recharge area, and any wetland area as defined by DEP and Army Corps of Engineer requirements;

Electronic copy. An electronic copy of all application materials shall be submitted with the initial and each subsequent submission. This shall be in a file format acceptable to the City Planner.

Zoning requirements, proposed project dimension calculations in relation to existing zoning standards.

Site plan showing existing natural and topographical features, including watercourses and water bodies, trees and other vegetation, and any other pertinent features.

A plan of all buildings with new construction or expansion of an existing facility, including type, size, and footprint, floor layout, setback, elevation of first floor slab, storage and loading areas.

An elevation view of all buildings indicating their height, color, bulk, surface treatment, and signs attached to buildings.

A circulation plan noting all pedestrian and vehicle traffic flow, both within the development and in terms of ingress and egress impact on surrounding road systems.

The size and proposed location of water supply and sewage disposal systems and provision for future expansion of those systems.

A landscaping plan indicating grade change, vegetation to be preserved, new plantings used to stabilize areas of cut and till and screening; the size, location, purpose, type of vegetation, and number of plantings categorized by the type of plant.

A drainage plan, including location, elevation, layout of catch basins, stormwater retention or detention area, and other surface and subsurface drainage features.

A topographical plan, at two-foot intervals, showing existing and proposed contours and finished grade elevations.

Any other exhibits or data deemed necessary by the Planning Board to evaluate the proposed development for site plan review purposes.

Statements from the following officials. Prior to approval, the following supporting documents are required, as applicable:

Digital transfer of any site plan data in GIS format on the City's Horizontal Datum: Maine State Plane Coordinate System: Maine West Zone 4101, FIPS Zone 1802, North American Datum 1983; Units: Feet; Vertical Datum: National Geodetic Vertical Datum, 1929.

The proximity of the off-site parking.

Ease of pedestrian access to the off-site parking, including any necessary improvements.

The legal interest of the applicant in the land for which the off-site parking is proposed. The applicant must have a legally sufficient interest to establish control as long as the use exists.

As part of the site plan application submission, the applicant must provide photo simulations. The simulations must show the view from at least one vantage point along each property line of the development site that abuts residentially zoned occupied property.

After the visual screen has been installed, the Code Enforcement Officer must make a positive determination that complete visual screening has been achieved at all points along the property line(s) where residentially zoned occupied property abuts. A gap may be allowed in the visual screening for the sole purpose of emergency vehicle access, provided that the gap shall be limited to the minimum necessary width for such access.

A study, submitted by a recognized lighting specialist or engineer, must demonstrate that the buffer and screening will minimize the spill of lighting off site to no more than 0.2 footcandle in any location, and that no artificial light will spill onto any adjacent residentially zoned occupied property;

Lighting must minimize night glow by using the lowest wattage possible and have an amber hue;

Fixtures must be ninety-degree cutoffs, and no portion of the bulb or its glass shield shall extend below the bottom of the lighting case;

Lighting affixed to any exterior wall facing abutting properties must be downshielded so that no light directly spills onto adjacent parcels.

The buffer or screening system must limit the decibel level of all sounds or noise that reach the property line abutting residentially zoned occupied property to the following levels, and at the following times:

Exceptions. The following sources of noise shall be excluded from meeting these standards:

Measurement procedures. For the purpose of determining noise levels as set forth in this chapter, the following guidelines shall be applicable.

Sound barrier walls. If sound barrier walls are used, their technical specifications must be submitted to demonstrate that:

Tripartite articulation that establishes a building top, middle, and base to provide pedestrian-scale and architectural interest.

Windows should be articulated with mullions, recesses, etc., as well as applying complementary articulation around doorways and balconies.

Arcades, balconies, bay windows, dormers, and/or columns may be used.

A distinctive roofline to reduce perceived building height and mass, increase compatibility with smaller scale and/or residential development, and add interest to the overall design of the building. Roofs with particular slopes may be required by the Planning Board to complement existing buildings or otherwise establish a particular aesthetic objective consistent with buildings nearby. This compatibility may be accomplished by:

Estimated economic impact on the City of Westbrook, including employment, businesses, municipal tax revenues, project generated revenue retained and redirected into Westbrook's economy, general assistance resources, and social services.

A proposed project's impact on residentially zoned occupied property within 500 feet of the proposed development.