TOWN OF TURNER

TOWN OF TURNER

SUBDIVISION ORDINANCE

Amended March 17, 1990

Amended March 9, 1991

Amended March 14, 1992

Amended June 20, 1992

Amended June 12, 1993

Amended June 11, 1994

Amended April 13, 1996

Amended July 21, 1997

Amended April 18, 1998

Amended April 10, 1999

Amended April 8, 2000

Amended April 7, 2001

Amended April 6, 2002

Amended April 5, 2003

Amended April 3, 2004

Amended April 9, 2005

Amended April 8, 2006

TABLE OF CONTENTS

ARTICLE I. PURPOSES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

ARTICLE II. AUTHORITY, ADMINISTRATION, EFFECTIVE DATE

REPEAL OF EXISTING ORDINANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.1 Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.2 Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.3 Effective Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.4 Repeal of Existing Subdivision Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.5 Conflict with Other Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

2.6 Validity and Severability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

ARTICLE III. DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

ARTICLE IV. ADMINISTRATIVE PROCEDURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

4.1 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

4.2 Agenda . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

4.3 Joint Meetings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

ARTICLE V. PREAPPLICATION FOR MINOR AND MAJOR SUBDIVISIONS . . . . . . . . . . . . . . . . 5

5.1 Submission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

5.2 Contour Interval and On-Site Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

5.3 Ownership Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

5.4 Proposed Road Name and Numbering System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

ARTICLE VI. MINOR SUBDIVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

6.1 General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

6.2 Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

6.3 Submissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

ARTICLE VII. PRELIMINARY PLAN FOR MAJOR SUBDIVISION . . . . . . . . . . . . . . . . . . . . . . . . . 9

7.1 Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

7.2 Submissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

ARTICLE VIII. FINAL PLAN FOR MAJOR SUBDIVISION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

8.1 Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

8.2 Submissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

8.3 Final Approval and Filing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

ARTICLE IX. ENFORCEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

9.1 Inspection of Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

9.2 Violations and Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

ARTICLE X. GENERAL STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

10.1 Conformance with Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

10.2 Open Space Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

10.3 Land Not Suitable for Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

10.4 Blocks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

10.5 Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

10.6 Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

10.7 Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

10.8 Land Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

10.9 Phosphorous Export . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

10.10 Lake Protection Level . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

10.11 Construction in Flood Hazard Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24

10.12 Mobile Home Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24

10.13 Municipal Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24

10.14 Open Space Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24

10.15 Traffic Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

10.16 Ground Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26

10.17 Protection of Significant Wildlife Habitat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.18 Scenic Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

10.19 Archaeological Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

10.20 Solid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

ARTICLE XI. STREET AND STORM DRAINAGE DESIGN AND

CONSTRUCTION STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

11.1 General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

11.2 Storm Water Management Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

11.3 Storm Drainage Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

11.4 Certification of Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

ARTICLE XII. PERFORMANCE GUARANTEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

12.1 Types of Guarantees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

12.2 Contents of Guarantee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

12.3 Escrow Account . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

12.4 Performance Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

12.5 Letter of Credit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

12.6 Conditional Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

12.7 Phasing of Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

12.8 Release of Guarantee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

12.9 Default . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

12.10 Privately-Owned Roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

12.11 Improvements Guaranteed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

ARTICLE XIII. WAIVERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

13.1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

13.2 Where the Board makes written findings of fact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

13.3 In granting waivers to any of these regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

13.4 When the Board grants a waiver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

ARTICLE XIV. AMENDMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

14.1 Initiation of Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

14.2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

14.3 Adoption of Amendment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

ARTICLE XV. APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

15.1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

ARTICLE XIV. AMENDMENT FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

ARTICLE I. PURPOSES

The purposes of this Ordinance are to assure the comfort, convenience, safety, health and welfare of the

people of the Town of Turner, to protect the environment and to promote the development of an economically

sound and stable community. To this end, in approving subdivisions within the Town of Turner, Maine, the

Planning Board shall consider the following criteria and before granting approval shall make findings of fact

that the provisions of this Ordinance have been met and that the proposed subdivision will meet the

requirements established by State Subdivision Law.

ARTICLE II. AUTHORITY, ADMINISTRATION, EFFECTIVE DATE

REPEAL OF EXISTING ORDINANCE

2.1 Authority

A. This Ordinance is adopted pursuant to Home Rule Powers as provided for in Article VIII-A

of the Maine Constitution and Title 30-A, M.R.S.A. Section 3001.

B. These standards shall be known and may be cited as "Subdivision Ordinance of the Town

of Turner, Maine."

2.2 Administration

A. The Planning Board of the Town of Turner, hereinafter called the Board, shall administer

these standards.

B. The provisions of these standards shall pertain to all

land proposed for subdivision, as defined by this

Ordinance within the Town of Turner.

2.3 Effective Date

The effective date of this Ordinance is July 8, 1988, which was the date of preparation of the Final

Draft. The ultimate enactment authority rests with a majority vote of a town meeting.

2.4 Repeal of Existing Subdivision Ordinance

Adoption of this Ordinance shall repeal any and all previous subdivision ordinances. This shall not

prevent the enforcement of repealed ordinances or regulations with respect to the time periods in

which they were in effect.

2.5 Conflict with Other Ordinances

A. This Ordinance shall not be construed to repeal any existing bylaws or ordinances, other than

those specifically identified, or to impair the provisions of private restrictions placed upon

property, provided, however, that where this Ordinance imposes greater restrictions, its

provisions shall control.

2.6 Validity and Severability

A. Should any section or provision of this Ordinance be declared by any court to be invalid,

such decision shall not invalidate any other section or provision.

ARTICLE III. DEFINITIONS

In general, words and terms used in these regulations shall have their customary dictionary meanings. More

specifically, certain words and terms used herein are defined as follows:

Open Space Development: A subdivision in which the lot sizes are reduced below those normally required

which in return for the provision of permanent open space owned in common by lot/unit owners, the Town,

or a land conservation organization.

Complete Application: An application shall be considered complete upon submission of the required fee

and all information required by these regulations for a Final Plan, or by a vote by the Board to waive the

submission of required information. The Board shall issue a receipt to the applicant upon its determination

that an application is complete.

Creative Design Subdivision: A subdivision layout that considers the natural and cultural features of the

parcel to be developed and the intent of the Town of Turner Comprehensive Plan. Design elements may

include but not be limited to set aside of open space, conservation easements, building envelopes, and

setbacks.

Developed Area: Any area on which a site improvement or change is made, including buildings,

landscaping, parking areas, and streets.

Final Plan: The final drawings on which the applicant's plan of subdivision is presented to the Board for

approval and which, if approved, may be recorded at the Registry of Deeds.

Fresh Water Wetland: Means fresh water swamps, marshes, bogs and similar areas which are:

a. Inundated or saturated by surface or ground water at a frequency and for a duration sufficient

to support, and which under normal circumstances do support, a prevalence of wetland

vegetation typically adapted for life in saturated soils; and

b. Not considered part of great pond, river, stream or brook.

These areas may contain small stream channels or inclusions of land that do not conform to the criteria.

High Intensity Soil Survey: A soil survey conducted by a Certified Soil Scientist, meeting the standards

of the National Cooperative Soil Survey, which identifies soil types down to 1/10 acre or less at a scale

equivalent to subdivision plan submitted. The mapping units shall be the soil series. Single soil test pits and

their evaluation shall not be considered to constitute high intensity soil surveys.

100 Year Flood: The flood having a one percent chance of being equaled or exceeded in any given year.

Industrial Park or Development: A subdivision developed exclusively for industrial uses, or a subdivision

planned for industrial uses and developed and managed as a unit, usually with provision for common services

for the users.

Manufactured Housing: Means a structural unit or units designated for occupancy and constructed in a

manufacturing facility and transported, by the use of its own chassis or an independent chassis, to a building

site. The term includes any type of building which is constructed at a manufacturing facility and transported

to a building site where it is used for housing and may be purchased or sold by a dealer in the interim. For

purposes of this section, two types of manufactured housing are included. Those two types are:

1. Those units constructed after June 15, 1976, commonly called "newer mobile homes,” which

the manufacturer certifies are constructed in compliance with the United States Department

of Housing and Urban Development standards, meaning structures transportable in one or

more sections, which in the traveling mode are 14 body feet or more in width and are 750

or more sq.ft., and which are built on a permanent chassis and designed to be used as

dwellings, with or without permanent foundations, when connected to the required utilities

including the plumbing, heating, air conditioning or electrical systems contained in the unit;

a. This term also includes any structure which meets all the requirements of this

subparagraph, except the size requirements and with respect to which the

manufacturer voluntarily files a certification required by the Secretary of the United

States Department of Housing and Urban Development and complies with the

standards established under the National Manufactured Housing Construction and

Safety Standards Act of 1974, United States Code, Title 42, Section 5401, et.seq.;

and

2. Those units commonly called "modular homes" which the manufacturer certifies are

constructed in compliance with Title 10, Chapter 957, and rules adopted under that chapter,

meaning structures, transportable in one or more sections, which are not constructed on a

permanent chassis and are designed to be used as dwellings on foundations when connected

to required utilities, including the plumbing, heating, air conditioning or electrical systems

contained in the unit.

Mini Mall: A site where one building shall be owned by one person and portions of the building and/or land

leased to two or more persons.

Mobile Home Park: A parcel of land under unified ownership approved by the Town of Turner's Planning

Board pursuant to the Town of Turner's Subdivision Ordinance for the placement of three (3) or more mobile

homes.

Mobile Home Park Lot: Mobile home park lot means the area of land on which an individual home is

situated within a mobile home park and which is reserved for use by the occupants of that home. A

municipality shall require a lot to be designated on a mobile home park plan.

Net Residential Acreage: The total acreage available for the subdivision, and shown on the proposed

subdivision plan, minus the area for streets or access and the areas which are unsuitable for development as

outlined in Section 10.3.

Net Residential Density: The average number of dwelling units per net residential acre.

Official Submittal Date: The date upon which the Board issues a receipt indicating a complete application

has been submitted.

Person: Includes a firm, association, organization, partnership, trust, company, or corporation, as well as an

individual.

Preliminary Subdivision Plan: The preliminary drawings indicating the proposed layout of the subdivision

to be submitted to the Board for its consideration.

Recording Plan: A copy of the Final Plan which is recorded at the Registry of Deeds and which need not

show information not relevant to the transfer of an interest in the property, such as sewer and water line

locations and sizes, culverts, and building lines.

Resubdivision: The division of an existing subdivision or any change in the plan for an approved

subdivision which effects the lot lines, including land transactions by the subdivider not indicated on the

approved plan.

Solar Collector: A device, or combination of devices, structure, or part of a device or structure that

transforms direct solar energy into thermal, chemical, or electrical energy and that contributes to a building's

energy supply.

Solar Energy System: A complete design or assembly consisting of a solar energy collector, an energy

storage facility (when used), and components for the distribution of transformed energy.

Stream, River or Brook: River, stream or brook means a channel between defined banks. A channel is

created by the action of surface water and has two (2) or more of the following characteristics.

A. It is depicted as a solid or broken blue line on the most recent edition of the U.S. Geological

Survey 7.5-minute series topography map or if that is not available, a 15-minute series

topography map.

B. It contains or is known to contain flowing water continuously for a period of at least 3

months of the year in most years.

C. The channel bed is primarily composed of material such as sand and gravel, parent material

or bedrock that has been deposited or scoured by water.

D. The channel contains aquatic animals such as fish, aquatic insects or mollusks in the water

or, if no surface water is present in the stream bed.

E. The channel bed contains aquatic vegetation and is essentially devoid of upland vegetation.

River, stream or brook does not mean a ditch or other drainage way constructed and maintained solely for

the purpose of draining storm water or a grassy swale.

Subdivision: The division of a tract or parcel of land into three or more lots as defined by State law except

as provided for below and in addition shall include developments where there are three or more units involved

such as mobile home parks, multiple family housing, apartment houses, multiple housing units, mini malls,

shopping plazas, business complexes, condominiums, shopping centers and industrial parks. All lots of less

than 500 acres shall be considered as lots within the proposed subdivision unless exempted by Title 30-A,

M.R.S.A. Sections 4401.4 A.1, 4.B., 4.D., and 4.E.

Subdivision, Major: Any subdivision containing more than four lots or dwelling units, or units in a

shopping center or similar commercial establishment or any subdivision containing a proposed street.

Subdivision, Minor: Any subdivision containing not more than four lots or dwelling units, and in which no

street is proposed to be constructed or units in a shopping center or similar commercial establishment.

Substantial Construction: Completing of at least 30% of the required improvements measured as a

percentage of total estimated cost of improvements.

Tract, or Parcel, of Land: All contiguous land in the same ownership, whether or not the land is separated

at any point by: an intermittent or non-navigable stream, provided that lands on the opposite sides of a public

or private road are considered each a separate tract or parcel of land unless the road was established by the

owner of land on both sides of the road.

ARTICLE IV. ADMINISTRATIVE PROCEDURE

4.1 Purpose. The purpose of this Article is to establish an orderly, equitable and expeditious procedure

for reviewing subdivisions.

4.2 Agenda. In order to avoid unnecessary delays in processing applications for subdivision review, the

Board shall prepare an agenda for each regularly scheduled meeting. Applicants shall request to be

placed on the Board's agenda at least fourteen (14) days in advance of a regularly scheduled meeting

by contacting the Chairman. Applicants who attend a meeting but who are not on the Board's agenda

may be heard but only after all agenda items have been completed, and then only if a majority of the

Board so votes. Every application shall be accompanied by the written certificate of the Town's Code

Enforcement Officer that the applicant is not in violation of any Town Ordinance regulating land use.

No application shall be considered complete, nor shall any application be in order for review or

approval unless accompanied by this written certificate. The Board shall not waive this requirement.

4.3 Joint Meetings. If any portion of the proposed subdivision crosses the boundary of an adjacent

municipality, the Planning Board shall meet jointly with that municipality's planning board to discuss

the application.

ARTICLE V. PREAPPLICATION FOR MINOR AND MAJOR SUBDIVISIONS

5.1 Submission.

A. The Preapplication Sketch Plan shall show, in simple sketch form, the proposed layout of

streets, lots, and other features in relation to existing conditions. The Sketch Plan, which

may be a freehand pencilled sketch, should be supplemented with general information to

describe or outline the existing conditions of the site and the proposed development. It is

recommended that the sketch plan be superimposed on or accompanied by a copy of the

Assessor's Map(s) on which the land is located. The Sketch Plan shall be accompanied by

a copy of a portion of the U.S.G.S. topographic map of the area showing the outline of the

proposed subdivision, unless the proposed subdivision is less than ten acres in size.

B. When the proposed subdivision will encompass more than ten (10) acres or five lots,

whichever is less, and is located in the Rural I or Rural II District as defined in the Town of

Turner Zoning Ordinance, the applicant shall submit sketch plans of both a traditional

subdivision layout and open space or creative design subdivision layout.

C. The sketch plan for an open space or creative design subdivision will show how the

following applicable provisions will be incorporated in subdivision design.

1. The policy of the Town of Turner to encourage use of prime agricultural land for

farming;

2. The policy of the Town of Turner to use residential development techniques that

conserve land, significant natural areas and reduce construction costs;

3. The policy of the Town of Turner that development that takes place in forested areas

to conserve forest lands and resource values;

4. The policy of the Town of Turner to minimize impacts of development upon

recognized historic buildings and natural sites/areas;

5. The policy of the Town of Turner to minimize the loss of the values of significant

scenic areas and sites from encroaching development;

6. The parcel’s unique features that may include but not be limited to agricultural land,

forest land, fields, ridges, stone walls, tree lines, streams, wetlands, wildlife habitat,

and scenic views and how such features will be conserved and integrated into the

subdivision design.

D. The sketch plans shall be accompanied by a written narrative of the advantages and

disadvantages of both subdivision techniques in relation to the particular site.

E. The Board shall, within 30 days of receiving the sketch plans and narratives, inform the

applicant of their recommendations based upon the intent of the Comprehensive Plan and

the features of the parcel, which type of subdivision is the most appropriate. This provision

shall not be interpreted to grant the authority to the Board to require a particular type of

subdivision.

5.2 Contour Interval and On-Site Inspection. Within thirty days, the Board shall determine and

inform the applicant in writing of the required contour interval on the Preliminary Plan, or Final Plan

in the case of a Minor Subdivision, and hold an on-site inspection of the property.

5.3 Ownership Interest. The developer will furnish written evidence showing his interest (option,

contract for sale, etc.) in the property to be subdivided to the Planning Board.

5.4 Proposed Road Name and Numbering System. The developer shall submit to the Board the name

proposed for any new public or privately owned road and a numbering system that complies with

Section 5 of the Turner Addressing Ordinance.

ARTICLE VI. MINOR SUBDIVISIONS

6.1 General. In any case in which, because of the complexity of the subdivision proposal or

circumstances indicating that some aspect of the proposal is likely to present a substantial risk to

public health, safety, or welfare, the Planning Board may require the applicant to submit any of the

additional information which would be required for a major subdivision where necessary to assure

that a hazardous condition will not be present.

6.2 Procedure.

A. Within six months after the on-site inspection by the Board, the subdivider shall submit an

application for approval of a Final Plan at least fourteen (14) days prior to a scheduled

meeting of the Board. Failure to do so shall require resubmission of the Sketch Plan to the

Board. The Final Plan shall approximate the layout shown on the Sketch Plan, plus any

recommendations made by the Board. The Board shall provide the subdivider with a dated

receipt of a Final Plan application at the Board Meeting where the Final Plan application is

first presented and heard by the Board. Every application shall be accompanied by the

written certificate of the Town's Code Enforcement Officer that the applicant is not in

violation of any Town Ordinance regulating land use. No application shall be considered

complete, nor shall any application be in order for review or approval, unless accompanied

by this written certificate.

B. All applications for Final Plan approval for Minor Subdivision shall be accompanied by an

application fee of $100 per lot, dwelling unit, or unit contained in a shopping center or

similar commercial establishment payable by check to the Town of Turner. There shall be

an additional payment of $150.00 for each lot or dwelling unit of for each unit contained in

a shopping center, mini mall, business complex or similar commercial establishment. This

portion of the application fee shall be known as the Planning Board Review Escrow

Account, a dedicated account. The monies shall be made by check payable to the Town of

Turner, Maine. These funds or portion thereof may, from time to time, be used by the

Planning Board, for purposes to be determined by the Planning Board in order to make

payments for reasonable costs, expenses and services incurred by or contracted for by the

Town through the Planning Board at its discretion which relates directly to the review of the

subdivision application. Such services may include, but need not be limited to, consulting

engineering fees, architectural fees, land uses planner fees and attorney fees. All fees must

relate to the review of the application pursuant to the review criteria of the Town of Turner

ordinances and the laws of the State of Maine. If the balance in the applicant's portion of the

Planning Board Review Escrow Account shall be drawn down by 75%, the Board shall

require that an additional $50.00 per lot or dwelling unit or unit contained in a commercial

or business complex be deposited by the applicant. The Board shall continue to notify the

applicant and require an additional $50.00 per lot or unit be deposited as necessary whenever

the balance of the account is drawn down to 75% of the original deposit. The Town at the

request of the Planning Board shall refund all the remaining monies in the account upon the

payment of all costs and services related to the Planning Board review. Such payment of

remaining monies shall be made no later than 30 days after the approval of the application,

denial of application, or approval with condition of application. Such refund shall be

accompanied by final accounting of expenditures from the fund. The monies in such fund

shall not be used by the Planning Board for any enforcement purposes.

C. Upon receipt of an application for approval of a Minor Subdivision, the Planning Board shall

notify in writing all owners of abutting property to the proposed subdivision.

D. The subdivider, or his duly authorized representative, shall attend the meeting of the Board

to discuss the Final Plan.

E. Within thirty (30) days of the Board issuing a dated receipt of a Final Plan application form

and fee, the Board shall notify the applicant in writing whether or not the application is

complete, and what, if any, additional submissions are required for a complete application.

F. The Board shall hold a public hearing on each application at the first meeting the application

is presented, and shall publish notice of the date, time, and place of the hearing in a

newspaper of general circulation in the municipality at least two times, the date of the first

publication to be at least seven (7) days prior to the hearing. Notice of the public hearing

shall be mailed to all abutters of the proposed subdivision seven (7) days prior to the hearing

by the Town of Turner Planning Board.

G. Within thirty days of a public hearing, or within sixty days of receipt of a complete

application, if no hearing is held, or within another time limit as may be otherwise mutually

agreed to by the Board and the subdivider, the Board shall make findings of fact on the

application, and approve, approve with conditions, or deny the Final Plan. The Board shall

specify in writing its findings of facts and reasons for any conditions or denial.

6.3 Submissions

A. The subdivision plan for a Minor Subdivision shall consist of two reproducible, stable based

transparent originals, one to be recorded at the Registry of Deeds, the other to be filed at the

Municipal Office and three copies of one or more maps or drawings drawn to a scale of not

more than 100 feet to the inch. Plans for subdivisions containing more than 100 acres may

be drawn at a scale of not more than 200 feet to the inch provided all necessary detail can

easily be read. Plans shall be no larger than 24 by 36 inches in size, and shall have a margin

of two inches outside of the border lines on the left side for binding and a one inch margin

outside the border along the remaining sides. Space shall be provided for endorsement by

the Board. Three copies of all information accompanying the plan shall be submitted. In

addition, one copy of the plan(s) reduced to a size of 8 ½ by 11 inches, and all accompanying

information shall be mailed by the applicant to each Board member, the Code Enforcement

Officer, Fire Department, Rescue Chief, Road Commissioner, and Superintendent of Schools

no less than fourteen (14) days prior to the meeting.

The application for approval of a Minor Subdivision shall include the following information:

1. Proposed name of the subdivision, or identifying title, and the name of the

municipality in which it is located, plus the Assessor's Map and Lot Numbers.

2. A field survey of the boundary lines of the tract, giving complete descriptive data

by bearings and distances, made and certified by a licensed land surveyor. The

corners of the tract shall be located on the ground and marked by monuments. At

least one corner of the parcel shall be identified with relation to abutting property.

The plan shall indicate the type of monument set or found at each lot corner.

3. A copy of the deed from which the survey was based. A copy of all deed

restrictions, easements, rights-of-way, or other encumbrances currently affecting the

property.

4. A copy of any deed restrictions intended to cover all or part of the lots in the

subdivision.

5. Indication of the type of sewage disposal to be used in the subdivision.

a. When sewage disposal is to be accomplished by subsurface wastewater

disposal systems, test pit analyses, prepared by a Licensed Site Evaluator

shall be provided. A map showing the location of all test pits dug on the

site shall be submitted.

6. Indication of the type of water supply system(s) to be used in the subdivision.

Evidence of adequate ground water supply and quality shall be submitted by a well

driller or a hydro geologist familiar with the area.

7. The date the Plan was prepared, north point, graphic map scale, names and addresses

of the record owner, subdivider, and individual or company who prepared the plan,

and the names of adjoining property owners. The plan(s) shall be embossed with

the seal by the professional engineer, surveyor or planner, or all of the above, as the

case may be.

8. A copy of the portion of the county Soil Survey covering the subdivision.

9. Contour lines at the interval specified by the Planning Board, showing elevations in

relation to Mean Sea Level.

10. If any portion of the subdivision is in a flood-prone area, the boundaries of any flood

hazard areas and the 100-year flood elevation shall be delineated on the plan.

11. A soil erosion and sedimentation control plan.

12. A plan for the disposal of surface waters prepared by a registered professional

engineer.

13. The location of any fresh water wetlands.

14. The location of river, stream or brook within or abutting the proposed subdivision.

15. The location and nature of significant wildlife identified by the Maine Department

of Inland Fisheries and Wildlife or the Town of Turner.

16. Any portion of the subdivision which is located within the watershed of a lake or

pond shall be identified.

17. A phosphorus impact analysis and control plan when determined as necessary by the

Board.

18. The location of any zoning boundaries affecting the subdivision.

19. The location known of potential archaeological resources.

20. Identification of known rare and endangered species and measures to protect them.