Preliminary Plan (PPS)
The first official step in the subdivision process consists of reviewing a Preliminary Plan of Subdivision. A Preliminary Plan ensures that adequate public facilities are available, or will be available in the future, to serve a proposed development. Determination of adequacy is made for park facilities, environmental impacts, transportation facilities (vehicular, pedestrian, and bicycle), fire and rescue facilities, police facilities, public water, and sewer facilities. The subdivision analysis also includes evaluation of the design criteria set forth in the Subdivision Regulations, Zoning Ordinance, and applicable master plans. The Planning Board or Planning Director determines adequacy based on an analysis of information generated by staff, submitted by the applicant, and/or submitted by the agencies responsible for building required facilities or supplying the necessary services.
Pre-Application Conference: Required for major subdivisions and optional for minor subdivisions under new Subdivision Regulations. Optional under old Subdivision Regulations.
Pre-Application Neighborhood Meeting: Required for major subdivisions and optional for minor subdivisions under new Subdivision Regulations. Optional under old Subdivision Regulations.
Subdivision and Development Review Committee (SDRC): Preliminary Plans are reviewed at an SDRC meeting within 14 days of acceptance under the new Subdivision Regulations and within 4 weeks of acceptance under the prior Subdivision Regulations.
Decision-Making Body: Major Preliminary Plans are decided by the Planning Board. Minor Preliminary Plans are decided by the Planning Director or Planning Board.
| Fees | |
|---|---|
| Residential Fees: | |
1–9 lots or Dwelling Units (DUs) | $1,000 |
10–49 lots or DUs | $1,000 plus $25 per lot and parcel or DU |
50 or more lots or DUs | $2,000 plus $25 per lot and parcel or DU |
| Nonresidential Fees: | |
1 acre or less | $1,000 |
1–4 acres | $2,500 |
More than 4 acres | $2,500 plus $75 per acre |
More than 100 acres | $2,500 plus $75 per acre up to 100 acres, plus $50 per each additional acre |
| Mixed-Use Fees (including a residential component): | $2,500 plus $125 per acre up to 100 acres, plus $50 per each additional acre |
| Validity Extensions Request Fees: | $250 |
Public Notice Requirement:
Major Subdivisions - Sign postings at the subject site and mailings are required 30 days prior to the hearing, to:
- Address included on the application
- Parties of record
- Registered civic associations
- Owners of land adjoining, across the street from, on the same block as, or in the general vicinity of the subject site
- Every municipality located within one mile of the subject site
Minor Subdivisions - Signposting at the subject site is required 10 days prior to the date of the Planning Director's decision. (If Planning Director's decision is appealed to Planning Board, mailings are required 30 days prior to the hearing to parties of record; owners of land adjoining, across the street from, on the same block as, or within 500 feet of the land subject to the application; and every municipality located within one mile of the subject site.)
Estimated Review Time: 70-140 days
Application Instructions
The new Zoning Ordinance and Subdivision Regulations go into effect on April 1, 2022. For a period of two years (until March 31, 2024), Applicants have the option to submit under the requirements of either the new or prior Ordinance. [Note: Review under the prior Ordinance requires a Pre-Application Conference and Statement of Justification to explain why the applicant has not chosen to develop under the provisions of the new Ordinance.]
Any application accepted prior to the effective date of the new Ordinance will be reviewed and decided in accordance with the provisions of the prior Ordinance. See the Transitional Provisions Quick Reference for more information.
Find application materials below separated per the applicable Ordinance.