A. Applicability. Any use which is designated in § 174-8 as being subject to this Article requires concept plan approval by Town Meeting prior to being acted upon for special permit approval. Approval shall be by two-thirds vote of the Town Meeting and may be made with conditions or limitations. Special permits shall then be required and shall be approved by the special permit granting authority only upon determination by that authority that the proposal is consistent with the approved concept plan or, in the event of an inconsistency, that the departure is necessitated by changed conditions or earlier error and that the inconsistency does not result in less beneficial development, based on the considerations of Subsection B below.

B. Considerations. Compliance of the proposal with the considerations of § 174-9, Special permit requirements, shall be reported to the Town Meeting by the Planning Board and shall be the basis for subsequent special permit approval.

C. Procedures.

(1) Submittals. Five (5) copies of the concept plan shall be filed with the Planning Board.

(2) Concept plan contents. A concept plan should consist of the following:

(a) A schematic development plan, indicating boundaries of the lot, buildings, roads, drives, parking, reserved open space, existing topography and proposed grading, areas of retained vegetation and proposed planting areas, and a locus plan showing relation to nearby streets, zoning district boundaries and water bodies.

(b) Floor plans and elevations of all existing and proposed structures.

(c) Materials indicating the proposed ultimate floor area in each use; time schedule for development; service improvements proposed at the developer's and those anticipated at the town's expense.

(d) An estimate of peak hour trips on to and off of the site.

(e) Analysis indicating degree of consistency with each of the considerations of § 174-9, Special permit requirements.

D. Pre-Town Meeting hearing. Prior to Town Meeting action, the Planning Board shall hold a public hearing on the concept plan with timing, notice and procedures the same as those required for a hearing on a Zoning Bylaw amendment. The Planning Board shall report its recommendation to the Town Meeting, with a copy of the concept plan and the recommendation to be filed with the Town Clerk not less than fourteen (14) days prior to the Town Meeting vote on the concept plan.

E. Special permit. Application for an initial special permit must be made not more than twelve (12) months after the Town Meeting approval of the concept plan.