No building permit, certificate of occupancy, or zoning permit shall be issued for a residential, industrial, commercial, public, or quasi-public structure or use until a site plan has been reviewed and approved by the planning board or zoning board of adjustment, except that the approval of a site plan for a detached one or two family dwelling and its accessory building or buildings on a lot shall not be necessary. A site plan review shall be required whenever any building or parking facilities are to be constructed, enlarged or altered, or whenever there is a proposed change of use of any land, building, or structure.

The secretary of the Planning Board may waive the filing of a site plan review application with respect to premises located in the C-1, C-2, C-3 and C-4 commercial districts where: (1) no new building construction is involved; (2) no external enlargement or alteration of a building is involved; (3) there is no change in parking facilities; (4) no change in external lighting facilities; and (5) no increase in demand on the water and/or sewer facilities.