Severability
ARTICLE F. SEVERABILITY.
If any provision of these Regulations or the application thereof to any person or circumstances is held invalid by a court of competent jurisdiction, the remainder of these Regulations and the application of such provisions to other persons, agencies, or circumstances shall not be affected thereby. The invalidity of any section or sections of these Regulations shall not affect the validity of the remainder of these Regulations.
A. CHECKLIST - ADMINISTRATIVE SUBDIVISION The applicant shall submit to the Administrative Officer at least four (4) legible blue or black line copies of the required plans and any supporting materials required by this checklist. The scale of the plans shall be 1”=100’ (one inch equals one hundred feet) or smaller. Each sheet shall be no larger than 24 x 36 inches, and each sheet shall be numbered sequentially, e.g. Sheet 1 of 3, 2 of 3, etc. Smaller subdivisions shall be drawn on a minimum sheet size of 18” x 24”.
The plans must illustrate all parcels, in their entirety, involved in the proposed subdivision or land development. Plans shall include a certification that all plans and proposed improvements conform to all existing and amended standards of the State of Rhode Island and Providence Plantations, Board of Registration for Professional Engineers and Board of Registration of Land Surveyors, as appropriate. 1.____Name and address of the property owner and applicant 2.____Date of plan preparation, with revision date(s) (if any) 3.____Graphic scale and true north arrow 4.____Plat and lot numbers of the parcel being re-subdivided 5.____Zoning district(s) of the parcel being re-subdivided. If more than one district, zoning boundary lines must be shown 6.____Existing property lines, easements and rights of way 7.____Proposed property lines, drawn so as to distinguish them from existing property lines 8.____Existing and proposed area(s) and dimensions of the parcel(s) being re-subdivided, for the entire extent of all lots included in the administrative subdivision 9.____Approximate location of wooded areas 10.____Approximate location of wetlands or other land unsuitable for development 11.____Location and size of existing buildings, structures, utilities and improvements 12.____Location, width and names of existing public and private streets within or immediately adjacent to the parcel being re-subdivided 13.____Certification (stamp) of a Professional Land Surveyor that the plan is correct, and that it conforms to a minimum of a Class I Survey, and is tied into the Town of Smithfield GIS vertical and horizontal control datum.
Checklist A – Administrative Subdivision Supplementary Information 1. ___ Administrative fee.
2. ___ Deed Descriptions for each lot and one for the area to be conveyed.
3. ___ General Application for Subdivision Review. 3.___ RIDEM or RIDOT approvals, if necessary.
4. The signature of the owner(s) of all existing lots involved in the subdivision shall appear on the mylar plat prior to endorsement by the Administrative Officer Checklist A – Administrative Subdivision
B. CHECKLIST FOR INFORMAL CONCEPT REVIEW MAJOR & MINOR SUBDIVISION / MAJOR LAND DEVELOPMENT PROJECTS The applicant shall submit to the Administrative Officer at least eighteen (18) copies of the required plans and any supporting materials required by this checklist. The scale of the plans shall be sufficient to clearly show all of the information required and shall be subject to the approval of the Administrative Officer. Each sheet shall be no larger than 24 x 36 inches, and a minimum of 18” x 24”. Each sheet shall be numbered sequentially, e.g. Sheet 1 of 3, 2 of 3, etc. The plans must illustrate all parcels, in their entirety, involved in the proposed subdivision or land development. Plans shall include a certification that all plans and proposed improvements conform to all existing and amended standards of the State of Rhode Island and Providence Plantations, Board of Registration for Professional Engineers and Board of Registration of Land Surveyors, as appropriate.
Base Map The base map shows the principal existing features of the site, including parcel boundaries, roads, structures, water bodies and vegetation. It should be drawn at a scale sufficient to clearly show all of the information required - depending on the size and complexity of the property usually 1 inch = 100 feet or 1” = 50’. Much of this information could be shown based on the USGS maps and/or orthophotos available from RIGIS. 1.____Name of the proposed subdivision. 2.____Name and address of property owner and applicant. 3.____Name, address and telephone number of the person or firm preparing the pre-application plan(s) 4.____Date of plan preparation, with revision date(s) (if any). 5.____Graphic scale and true north arrow. 6.____Plat and lot numbers(s) of the land being subdivided. 7.____Zoning district(s) of the land being subdivided. If more than one district, zoning boundary lines shall be shown 8.____ Perimeter boundary lines of the subdivision, drawn so as to distinguish them from other property lines 9.____ Location of existing streets, property lines, easements, and rights-of-way within and immediately adjacent to the parcel(s) being developed 10.____ Area in acres of the parcel. 11.____ Location and approximate size of existing structures. 12.____ Location of land unsuitable for development, including rivers, streams, lakes, ponds and wetlands. It is not necessary to field verify wetlands at this stage.
Sketch Plan Overlay Sheet The site features described above have been documented by the applicant and presented to the Planning Board. At this point, the applicant can present initial proposals for development. To expedite this process, a conceptual sketch plan(s) for development shall be presented as overlay sheets to be superimposed on top of the base map required above (at the same scale). As an alternative, if detailed site information and surveys are not available, a separate diagrammatic sketch plan(s) may be presented. 1.____ Identification of areas proposed for development 2.____ Location of proposed open space areas, if any 3.____ Initial layout of streets 4.____ Initial number of dwelling units Checklist B - Informal Concept Review Supporting Materials 1.____Administrative Fee as required by Section IV, Article D.1 2. General Application for Subdivision Review Checklist B - Informal Concept Review
C. CHECKLIST FOR PRE-APPLICATION MEETINGS MAJOR SUBDIVISION/ LAND DEVELOPMENT PROJECTS The applicant shall submit to the Administrative Officer at least eight (8) full-sized copies of the required plans and any supporting materials required by this checklist. The scale of the plans shall be sufficient to clearly show all of the information required and shall be subject to the approval of the Administrative Officer. Each sheet shall be no larger than 24 x 36 inches, and each sheet shall be numbered sequentially, e.g. Sheet 1 of 3, 2 of 3, etc. In addition, twenty-five (25) legible sets of plans shall be submitted and reduced to a minimum sheet size of no larger than 18” x 24”. The plans must illustrate all parcels, in their entirety, involved in the proposed subdivision or land development. Plans shall include a certification that all plans and proposed improvements conform to all existing and amended standards of the State of Rhode Island and Providence Plantations, Board of Registration for Professional Engineers and Board of Registration of Land Surveyors, as appropriate.
At a minimum, the following information shall be provided:
1. Site Base Map 2. Existing Resources and Site Analysis Map (See Section X, Article Q)
3. Site Context Map (see Section X, Article F)
4. Potential Site Conservation Areas Map 5. Sketch Plan Overlay Sheet 6. Conventional Yield plan Base Map The base map shows the principal existing features of the site, including parcel boundaries, roads, structures, water bodies and vegetation. It should be drawn at a scale sufficient to clearly show all of the information required - depending on the size and complexity of the property usually 1 inch = 100 feet or 1” = 50’. Much of this information could be shown based on the USGS maps and/or orthophotos available from RIGIS. 1.____Name of the proposed subdivision. 2.____Name and address of property owner and applicant. 3.____Name, address and telephone number of the person or firm preparing the pre-application plan(s). 4.____Date of plan preparation, with revision date(s) (if any). 5.____Graphic scale and true north arrow. 6.____Plat and lot numbers(s) of the land being subdivided. 7.____Zoning district(s) of the land being subdivided. If more than one district, zoning boundary lines shall be shown. 8.____ Perimeter boundary lines of the subdivision, drawn so as to distinguish them from other property lines. 9.____ Location of existing streets, property lines, easements, and rights-of-way within and immediately adjacent to the parcel(s) being developed. 10.____Area in acres of the parcel. 11.____Location and approximate size of existing structures. 12.____Known surface waters including rivers, streams, lakes, ponds and wetlands. It is not necessary to field verify wetlands at this stage.
Pre-Application Checklist – Major or Minor Land Development Projects and Subdivisions Step 1: Existing Resources and Site Analysis Maps During Site Analysis, information about natural and cultural factors is collected and mapped, creating an objective basis of facts to inform discussions and support fair decisions. In this first step, the focus is on the site itself, its features and capabilities. The Site Analysis process is described in detail in Section X, Article D, Step 1 of these Regulations. The number of Site Analysis maps required will vary with the complexity of each site. The following maps should be prepared as separate overlays, which can be combined in different ways using Geographic Information System Technology (GIS) to better understand the interaction of the various site features and resource types. GIS maps are recommended. For further information and illustrated examples regarding suggested GIS maps refer to RIDEM Conservation Development Manual 2003.
Topography and Slopes The form of the land is fundamental to understanding both natural systems and suitability for construction. USGS topographic maps provide 10’ contours (elevation lines); these can be traced manually or digitized for use as an overlay. In addition, a slope map provides a general assessment of development suitability, or potential hazards, based on slope. 13.____Existing topography with 10’ contour lines. 14.____Slope map, with slopes grouped according to three categories based on development suitability: less than 15%, 15-25%, and over 25%. Steeper slopes should be shown in progressively darker colors or shades of gray. 15.____Existing drainage and drainage structures, such as culverts and pipes, etc.
Natural Resource Inventory Unique features and local priorities for natural resources can be found in the Comprehensive Plan. Smaller parcels in particular may contain only a portion of a resource area or buffer zone, which may be shown more clearly on a separate map showing the site within a larger district or watershed. Subsurface groundwater aquifers and surface water supplies should be indicated in a gradation of blue colors, tones or hatching where the surface water supply reservoir or aquifer is darkest and its watershed or recharge areas are progressively lighter. Farmland and forested land should be shown in light and dark green, respectively, with an indication of underlying soil types with hatching and/or labels. Natural Heritage areas can be shown with a red outline around the designated area. 16.____ Location of land unsuitable for development as defined in the Zoning Ordinance, including wetlands , ponds, streams, ditches, drains, special aquatic sites, vernal pools. Wetland locations do not need be verified by RIDEM. . 17.____ Surface watersheds, groundwater aquifers, recharge areas and wellhead protection areas. 18.____ State-designated Natural Heritage Sites 19.____ Unfragmented forest tracts. 20.____ Prime farmland soils. 21.____ Land in active agricultural use. 22.____ State, regional, or community greenways and greenspace priorities. 23.____ 100-year floodplains as shown on federal flood protection maps.
Cultural Resource Inventory State and local records of historic features can be transferred to a base map by hand or as GIS layers. Site-level features such as stone walls, agricultural elements, historic houses and outbuildings, and other landscape features can be located on RIGIS orthophotos or transferred to an overlay map based on a site Pre-Application Checklist – Major or Minor Land Development Projects and Subdivisions walk. Scenic roads and areas are identified in state and local plans, and specific views on the parcel can be identified with arrows and text description. 24.____State or locally-designated historic sites, districts, cemeteries or landscapes. 25.____Archaeological sites. 26.____Scenic road corridors and state-designated scenic areas. 27.____Approximate location of stone walls, structures, outbuildings, roads or trails, and other historic features on the parcel.
Recreational Resource Inventory Trails and recreational areas can be identified based on site observation, USGS maps, and aerial photography. Regional trails, boat launches and recreational sites may be found on RIGIS, and in the Comprehensive Plan or other Greenspace Plans, which indicate existing and potential trails and recreation areas within the Town. Trails should be graphically separated into existing (solid line) and potential (dashed line), and colored green for hiking, red for biking, blue for boating, etc. 28.____Existing hiking, biking, and bridle trails within and adjacent to site. 29.____Boat launches, lake and stream access points, beaches and water trails. 30.____Existing play fields and playgrounds adjacent to the site.
Utilities and Infrastructure (if available)
Utility information available on RIGIS may be dated, and therefore lacking more recent extensions. The Comprehensive Plan contains more recent maps of utilities, and the Smithfield Department of Public Works and public utility companies maintain the most up-to-date records. A quick field survey of manholes and utility poles can often provide a good approximation of available utilities. 31.____Size and approximate location of public or private water lines. 32.____Size and approximate location of public or private sewer lines. 33.____Gas service. 34.____Electrical service. 35.____Telephone, cable, and other communication services. 36.____Width and surfacing material of existing road(s) at access points.
Step 2: Site Context Map In Step 2, attention shifts to what’s around the site in the larger context of the neighborhood and town. Objective data is collected for natural, cultural and recreational resource systems that surround the site, as well as the social structure and visual character of the neighborhood. The Contextual Analysis process is described in detail in Section X, Article F and in Section X, Article D, Step 2 of these Regulations. It can include many of the same features and resources mapped for the site analysis, but this time with a focus on the area surrounding the site.
Using 1997 RIGIS orthophotos, or more recent aerial photography if available, show the area within 1 or 2 miles of the site at a scale of one inch equals 400 feet.. Outline the parcel boundary. Surrounding parcels, 10’ contours, surface waters and wetlands from RIGIS may be overlaid with the photograph if available. Resources which extend over large areas, such as public drinking water supply watersheds, groundwater aquifers, well head protection areas and agricultural districts, may also be shown more effectively at the context scale than on the site analysis maps in Step 1. A USGS map should be submitted with the parcel boundary outline. This will show many key features surrounding the site. Pre-Application Checklist – Major or Minor Land Development Projects and Subdivisions Step 3: Potential Conservation Areas Based on the data mapped as part of the analysis of the site and its context in Steps 1 and 2, respectively, an assessment map of potential conservation areas shows that part of the site which must be protected by law, that which cannot be built on because of physical constraints, or which represents an important resource or neighborhood feature to be protected. Together, these represent the most logical potential conservation areas. While the first two steps consist of a straightforward inventory of resources, opportunities and constraints, for Step 3 planners must reach a consensus about which areas have high value for conservation. Designation of Potential Conservation Areas is described in detail in Section X, Article D, Step 3 of these Regulations.
Graphic and coloring schemes, as suggested below, can help keep this information legible as the information is combined on the maps. Separate overlays may be required to illustrate more complicated situations, but where possible try to keep these coverages on the same map.
Non-Buildable Areas Land Unsuitable for Development is defined in Section 6.8 of the Zoning Ordinance. These areas shall be shown as follows: 1.____Freshwater wetlands, surface waters and vernal pools, including local and state regulated setbacks. Surface waters can be mapped in blue, with wetlands in blue/green and setback lines in darker blue/green. 2.____Land located in any floodway 3.____Ledge and/or rock out crops - can be mapped in brown. 4.____Slopes greater than 15% - can be mapped in orange. 5.____Existing utility easements and power line right-of-ways. 6.____Unique sites having historical, archaeological or values protected by Local, State or Federal Regulations. 7.____Hydric soils - can be mapped collectively in red cross-hatching rather than individual soil types.
Since soil conditions are fundamental both to natural resources and construction suitability, the statewide soil survey available on RIGIS can yield an approximate idea of areas where construction will be difficult or impossible. The soils data also shows where development may be most appropriate, particularly for onsite wastewater treatment systems. The applicant must show soils as a function of the soil properties, not the individual soil type. Several ways of grouping and assessing soils have been prepared by state agencies to aid in this assessment. RIGIS provides a grouping scheme based on water table, slope, bedrock, and miscellaneous severe constraints. The Cooperative Extension Service at the University of Rhode Island has developed a grouping scheme based on hydrological characteristics, from well-drained soils with a deep water table to hydric soils that are essentially wetlands. (A comparison of these methods may be found at the Rhode Island Cooperative Extension’s web site www.uri.edu/ce/wq /mtp/rapid/ sscomp.html.) The extent of hazard or constraint will depend to some degree on local conditions and availability of public sewer and water, etc. Items to be identified as potential conservation areas will therefore need to be identified in consultation with town staff or the Planning Board.
Partially Constrained Areas 8._____ Slopes between 15-25% - can be mapped in yellow. 9._____ 100-year flood plains - can be indicated with blue cross-hatching. 10.____ Soils with seasonal high water table less than 3.5 feet or slowly-permeable “hardpan” soils - can be shown with orange cross-hatching (primarily a constraint on the construction of septic systems).
Pre-Application Checklist – Major or Minor Land Development Projects and Subdivisions Important Natural, Cultural, and Recreational Resource Areas Identify the resources in each category which are the most important to protect, based on an assessment of the natural, cultural and recreational resources mapped for Step 1; these can be indicated with transparent tones and/or written annotations on the map. 11.____Natural resource areas - can be shown in green transparent tones. 12.____Cultural resource areas - can be shown in red transparent tones. 13.____Recreational resources - can be shown with solid and dashed lines, hatching for areas, and annotations, as appropriate.
Sketch Plan Overlay Sheet The site features described above have been documented by the applicant and presented to the Planning Board. At this point, the applicant can present initial proposals for development. To expedite this process, a conceptual sketch plan(s) for development shall be presented as overlay sheets to be superimposed on top of the base map and existing resources and site analysis maps required above (at the same scale). As an alternative, if detailed site information and surveys are not available, a separate diagrammatic sketch plan(s) may be presented. 1.____Identification of areas proposed for development 2.____Location of proposed open space areas 3.____Initial layout of streets 4.____Initial number of dwelling units Conventional Yield Plan A Conventional Yield Plan, as discussed in Section X.H shall be drawn to scale to show the maximum number of single family lots that could be developed on a subdivision parcel, taking into consideration the presence of land unsuitable for development as defined in the Zoning Ordinance. 1.____ Conventional Yield Plan Supplementary Information 1.____ Administrative Fee (Section IV.D.1)
2. General Application for Subdivision Review Conclusions/Outcomes from Pre-Application Review ____Agreement on areas for further investigation, necessary detail of field surveys, etc. ____Approximate location of natural, cultural and recreational resources and agreement on the Town’s priorities for resource protection in the areas of the site. ____Understanding of resource systems within the site’s larger context. ____Preliminary location of potential conservation and open space areas. Pre-Application Checklist – Major or Minor Land Development Projects and Subdivisions ____Preliminary location potential development areas. ____Agreement on type of development (conservation development, conventional development or rural residential compound). ____Agreement on initial basic maximum number of units. Refer to Section X.H ____Agreement regarding the consultants, if any, the Town will use to assist in the review process. Refer to Section IV, Article D.2 – Project Review Fees ____Other Pre-Application Checklist – Major or Minor Land Development Projects and Subdivisions
D. MASTER PLAN CHECKLIST FOR MAJOR SUBDIVISION /LAND DEVELOPMENT PROJECTS Each of the ten steps in the Conservation Development process is reflected in Master Plan Review. Many of the same maps and overlays submitted for Pre-Application can be reused as they are, or updated with such additional field surveys and research as may be agreed to by the applicant and the Planning Board during pre-application review. Looking ahead to Preliminary and Final Plan submissions, the applicant may commission detailed topographic, wetlands, and boundary surveys - especially for areas of the site where development is proposed.
The following information shall be presented in the form of a written narrative report, supplemented as necessary with drawings, sketches or plans to convey intent. The narrative report shall include reduced sets of all drawings and plans required below on minimum 18” x 24” sheets. The number of reduced copies shall be determined by the Administrative Officer, based upon the required distribution to the Planning Board, and other agencies listed in D. Supporting Materials, below.
Initially, the applicant shall submit to the Administrative Officer at least eight full-scale (8) blue or blackline copies of master plan maps required below. In addition, at least twenty-five (25) reduced copies of the narrative report, including reduced maps shall be submitted.
A. Base Map Unless otherwise indicated, plans shall be drawn to a scale of either 1 inch = 100 feet or 1 inch = 200 feet, whichever would best fit on a standard size sheet (24 inches x 36 inches), unless otherwise approved by the Administrative Officer. Sheets shall be numbered sequentially (e.g., sheet 1 of 3, 2 of 3, etc.). At this stage the basic features such as roads, parcel boundaries, topography, vegetation and water features are best redrawn as a clean base map, or used as overlays to the Existing Resources and Site Analysis Map. 1.____ Name of the proposed subdivision. 2.____ Name and address of property owner and applicant. 3.____ Name, address and telephone number of the person or firm preparing the master plan(s) 4.____ Date of plan preparation, with revision date(s) (if any). 5.____ Graphic scale and true north arrow. 6.____ Plat and lot numbers(s) of the land being subdivided. 7.____ Zoning district(s) of the land being subdivided. If more than one district, zoning boundary lines shall be shown 8.____ Perimeter boundary lines of the subdivision, drawn so as to distinguish them from other property lines 9.____ Location of existing streets, property lines, easements, and rights-of-way within and immediately adjacent to the parcel(s) being developed 10.____ Area in acres of the parcel. 11.____ Names of abutting property owners and property owners immediately across any adjacent streets. 12.____ Location and approximate size of existing structures. 13.____ Location of land unsuitable for development, including known surface waters including rivers, streams, lakes, ponds, wetlands and vernal pools. Wetland areas shall be field surveyed and verified by the RI Department of Environmental Management at this point, especially within or adjacent to proposed development zones.
Master Plan Checklist – Major Land Development Projects and Subdivisions
B. The 10-Step Design Review Process (refer to Section X, Article D)
Step 1: Existing Resources and Site Analysis Map - Refer to Section X, Article Q Topography and Slopes After the pre-application meeting and concept review, the Planning Board and the applicant should agree on the necessary accuracy and detail of topographic data for the Master Plan submission. 10’ contours (elevation lines) based on USGS surveys can be traced manually or digitized for use as an overlay, and may be sufficient if proposed development zones fall in areas of moderate slopes. For planning roads and building sites within areas over 8% grade, or to discern gently-sloping areas near wetlands, vernal pools or intermittent streams, a field survey of topography to map the 2’ or 5’ contour interval may be necessary to ensure a buildable Master Plan. This can be the basis for a more accurate slope map depicting a general assessment of development suitability, or potential hazards, based on slope or hydrologic conditions. 14.___Topography with contour lines at 10’ interval, or more detailed, if necessary. 15.___Slopes grouped according to three categories based on development suitability: <15%, 15-25%, and over 25%. Steeper slopes should be shown in progressively darker colors or shades of gray. 16.___Existing drainage and drainage structures.
Natural Resource Inventory Based on the preliminary designation of development zones, further site investigation and surveys may be necessary to establish the limits of natural resource areas such as wetlands, streams, vernal pools, and vegetation. These overlays can be updated with the more accurate information, using the same graphic schemes as the Pre-Application submission. Subsurface aquifers and surface water supplies should be indicated in a gradation of colors, tone or hatching where the reservoir or aquifer is darkest and its watershed or recharge areas are progressively lighter. Farmland and forested land should be shown in light and dark green, with an indication of underlying soil types with hatching and/or labels. Natural Heritage areas can be shown with a red outline around the designated area. 17.____ Location of land unsuitable for development as defined in the Zoning Ordinance, including wetlands, ponds, streams, ditches, drains, special aquatic sites, vernal pools. All wetland locations shall be verified by RIDEM. 18.___Public drinking supply watershed. Name and location of surface watershed and subwatershed boundaries, water quality classification and existing condition of nearest surface water(s). 19.___Groundwater aquifers, including state-designated “groundwater reservoirs,” recharge areas, wellhead protection areas and groundwater elevation, or “water table.” 20.___State-designated Natural Heritage Sites, wildlife habitat and fish presence in streams that could be affected by nearby development. 21.___Unfragmented forest tracts. 22.___Prime farmland soils. 23.___Areas in active farm use, with annotations for cropland, pasturage, orchard, etc. 24.___Large or unusual trees, shrubs or other unique vegetation. 25.___State, Regional, or community greenways and greenspace priorities. 26.___100-year floodplains and base flood elevation data, as shown on FEMA maps.
Master Plan Checklist – Major Land Development Projects and Subdivisions Cultural Resource Inventory Cultural features identified on the site, such as stone walls, agricultural elements, historic houses and outbuildings, and other landscape features may need to be more carefully surveyed in the field, along with other special features, views, etc. identified during the Site Visit and Pre-Application review. This is especially important if these features fall within proposed development areas, and could be incorporated into the proposed development. 27.___State or locally-designated historic sites, districts, cemeteries, or landscapes. 28.___Archaeological sites. 29.___Scenic road corridors and state-designated scenic areas. 30.___Location of stone walls, structures, outbuildings, roads or trails, and other historic features on the parcel.
Recreational Resource Inventory Trails identified in Pre-Application may need to be more carefully surveyed in the field, especially where they cross proposed development areas. Trails should be graphically separated into existing (solid line) and potential (dashed line), and colored green for hiking, red for biking, blue for boating, etc. 31.___Existing hiking, biking, and bridle trails within the site, or in the vicinity, where there is an opportunity to link the site with established trails. 32.___Boat launches, stream access locations and water trails. 33.___Existing play fields and playgrounds adjacent to the site.
Utilities and Infrastructure (if available)
Utility should be shown to the level of detail necessary for planning the most efficient connections to the development, but need not be surveyed in the field. Documentation of capacities of various services should be provided, if applicable. 34.___Size and location of public or private water lines. 35.___Size and location of public or private sewer lines. 36.___Gas service. 37.___Electrical service. 38.___Telephone, cable, and other communication services. 39.___Width and surfacing materials of existing road(s) at access points.
Step 2: Site Context Map – Refer to Section X, Article F Using 1997 RIGIS orthophotos, or more recent aerial photography if available, show the area within one-half mile of the development parcel at a scale of l”=400’ or as necessary. Outline the parcel boundary. Surrounding parcels, 10’ contours, surface waters and wetlands from RIGIS may be overlaid with the photograph if available. After Pre-Application Review, the Planning Board may request that other resources be overlaid with the context map in order to better understand how the development will affect its surroundings. This may be particularly important in showing how the site fits into surrounding ecological or cultural systems. These may include regionally-important surface or subsurface water supplies, large stream/wetland systems, continuous blocks of forested land, or extended areas in agricultural use.
Master Plan Checklist – Major Land Development Projects and Subdivisions Step 3: Potential Conservation Areas The Pre-Application Review, especially Step 3, the designation of potential conservation and development areas, will serve to focus the more detailed mapping of potential conservation areas during Master Plan. More detailed assessment of soils and slope constraints should be based on the specific character of the site and the type of development proposed. Conclusions about “non-buildable” and “partiallyconstrained” areas of the site will thus be calibrated to fit the specific situation. At a minimum, the Planning Board and the applicant should agree as to the method for evaluating soil constraints, using either the RIGIS suitability model or a soil-hydrology scheme, depending on site conditions. At the same time, the Planning Board can identify locations where field testing of soils and water table will be necessary, and the extent of such investigation required for the Master Plan submission.
Non-Buildable Areas 40.____Fresh water wetlands and surface waters including local and state regulated setbacks, verified by the Rhode Island Department of Environmental Management. 41.____Surface waters - can be mapped in blue, wetlands in blue/green and setback lines in darker blue/green. 42.____Hydric soils - can be mapped collectively in red cross-hatching rather than individual soil types. 43.____Ledge/outcrops - can be mapped in brown. 44.____Slopes greater than 15% - can be mapped in orange. 45.____Existing land restrictions such as utility easements, power line right-of-ways, etc. 46.____Any other land unsuitable for development, as defined in the Zoning Ordinance Partially Constrained Areas (Physical Constraints to Development) 47.____Slopes between 15-25% - can be mapped in yellow. 48.____100-year flood plains - can be indicated with blue cross-hatching 49.____Soils with seasonal high water table less than 3.5 feet or slowly-permeable “hardpan” soils - can be shown with orange cross-hatching.
Important Natural, Cultural and Recreational Resource Areas Identify the resources in each category which are the most important to protect; these can be indicated with transparent tones and/or written annotations on the map. 50.___Natural resource areas can be shown in green transparent tones. The natural, cultural, and recreational inventories from Step 1 should be used here, and supplemented as necessary with field surveys. 51.___Cultural resource areas can be shown in red transparent tones. 52.___Recreational resources can be shown with solid and dashed lines, hatching for areas, and annotations, as appropriate.
Summary Map A Summary Map should be prepared, combining non-buildable, partially-constrained and important resource areas into a single overlay. The Summary Map represents a synthesis of the principal conclusions drawn from the previous maps. It therefore serves as a record of what the applicant and the Planning Board agree are the areas which should be preserved as open space, and likewise clearly identifies the areas most suited for development. It also allows for an agreement on what areas of the site Master Plan Checklist – Major Land Development Projects and Subdivisions may need to be investigated in further detail, either to better locate the edges of a sensitive resource, or to perform a more detailed survey of features which might be incorporated in the proposed development.
The Summary Map simplifies the previous overlays into three colors: 53.___Non-Buildable Areas - shown in red or red hatching 54.___Partially-Constrained Areas - shown in orange or orange hatching 55.___Important Natural, Cultural and Recreational Resource Areas - shown in green tone or line work, as appropriate.
Step 4: Determine Maximum Number of Units The applicant and the Planning Board shall agree on the Basic Maximum Number of Dwelling Units, if changed from the pre-application stage of review. Refer to the discussion of Step 4 in Section X.D, and to Section X.H, entitled Basic Maximum Number of Dwelling Units. 56.___ Yield Plan drawings, with indication of number of units. :
Step Five: Locate Development Areas and Explore Conceptual Alternatives.
Development of a conceptual neighborhood layout can provide a framework to tie the proposed community together into a unified whole, and to link it with the larger neighborhood of which it is a part. Based on the results of Steps 1-3, the applicant prepares a Sketch Plan Overlay Sheet to overlay the Existing Resources and Site Analysis Maps showing the potential development areas, and at least three conceptual alternatives, where applicable, for the general layout of the proposed development. Refer to Section X.E entitled Sketch Plan Overlay Sheet. The focus of this Sketch Plan is to demonstrate how the development areas will avoid or minimize impacts to the potential conservation areas as shown on the Summary Map in Step 3. The plan should also demonstrate how the proposals would fit into the context as described in Step 2. The Sketch Plan Overlay Sheet shall be prepared for review by the Planning Board during the site visit. 57.___Potential development areas - show as a tone or boundary line. 58.___Conceptual alternatives - specify number and variables, if possible. 59.___Describe overall themes and organizing principles. 60.___Describe house types and/or architectural themes.
Step 6: Locate House Sites Once a preferred concept is in place, attention turns to selecting house sites that provide high value to potential buyers, with opportunities for creative design, privacy, attractive views and yard space. Potential house sites are also evaluated for potential access, drainage, availability of utilities, and suitability for wells and septic systems. The process of locating house sites should be documented by describing the potential of proposed locations to avoid or minimize impacts to the resources identified in Steps 2 and 3, as well as the visual effect from within and outside the development, and livability for future residents.
A site visit is required at this point and prior to establishing final locations to verify that locations avoid or minimize impacts to the conservation areas identified in Steps 2 and 3. Refer to Section X, Article D. 61.___ Development Suitability - annotate plans to indicate site scale differences in microclimate (such as north-facing areas sheltered from the summer sun but affected by winter winds, or southern exposures Master Plan Checklist – Major Land Development Projects and Subdivisions good for solar heating), soils, hydrology, or special features affecting construction, such as unique trees or stone walls to be preserved. 62.___ Proposals, if any, for connection with existing water supply and sanitary sewer systems. If wells and ISDS are proposed, a general description of their location shall be provided. Location of water table test holes and soil percolation tests, with test hole data, if available. 63.___Views and visual character of house sites - describe with arrows and annotation. 64.___Yard spaces and activity areas - distinguish public and private areas, annotate potential uses. 65.___Indicate site access, service and parking alternatives. 66.___Indicate how the house sites will be connected to or benefit from the dedicated open space.
Step 7: Lay Out Streets, Trails and other Infrastructure The layout of streets and trails is based on providing efficient access to the preferred house sites, organized by the overall design concept or theme. Several alternatives may need to be explored to find the best balance of community design with physical goals of minimizing pavement and limiting disturbance of the site. 67.___Alternatives for location and alignment of proposed roads and pedestrian system. 68.___Cross-section of proposed streetscape, including buildings, street trees, plantings, fences, curbs, sidewalks and trails, etc. on both sides of the street, along with the width of pavement and shoulders, if any. 69.___Alternatives for stormwater treatment and management with an emphasis on maintaining the natural hydrology, and encouraging the infiltration of precipitation as close to the point of origin as possible. Refer to Step 7 in Section X.D, and to Section VI.6 for further information regarding alternative stormwater treatment methods. The most recent edition of the Rhode Island Stormwater Design and Installation Standards Manual should also be consulted. 70.___Concept for lighting of streets and homes, placement of utilities including transformer boxes and other access points.
Step 8: Design Open Space Proposed uses and design guidelines for open space areas to be preserved by the project should be carefully planned to take advantage of existing natural, cultural and historical features and the potential for active agriculture and forestry, and active or passive recreation. The design of open space should flow directly from its proposed use -- farming, stormwater management, habitat protection, recreation, etc. - and respond to the needs of the community. 71.___Map the proposed open space and indicate the proposed uses and design criteria. 72.___Show proposed recreational trails and any potential links to other trails, natural features or amenities on the site or in the context area, and sidewalk connections to other neighborhoods, schools, etc. Recreational trails should be developed at the time the subdivision is built and a bond or other surety can be held, as is done with subdivision roads, to insure the trails are built properly and do not readily erode. 73.___Show proposed facilities for active sports, playgrounds, stream fishing access, etc. 74.___Plan for active agriculture, or forestry. 75.___Conceptual management criteria, including protection of the natural and cultural resources identified in Step 3.
Master Plan Checklist – Major Land Development Projects and Subdivisions Step 9: Draw in the Lot Lines As one of the last steps in the design process, the location of lot lines should flow logically from the location of resources, proposed house sites, and existing features of the site. Lot lines should reflect logical boundary locations in the field, such as drainages, stone walls, and tree lines. Easements for utilities and trails are also set down to preserve access to important corridors. If the best locations for lot lines are still unclear at the Master Plan stage, criteria or guidelines for their placement should be described.
Depending on the size of individual lots, building envelopes may be necessary to ensure that houses are built in the desired area of each lot. This can take the form of a “build-to line” showing where the front wall of each house should be placed, a “limit of disturbance line” showing the area that should not be altered, or a building envelope zone, within which the builder can vary the final location and orientation of the house and appurtenances. 76.___Alternatives for location of lot lines. 77.___Criteria or statement of design intent for locating lot lines. 78.___Location of rights-of-way, utility or trail easements. 79.___Building envelopes or build-to lines.
Step 10: Establish Ownership and Maintenance of Open Space In the final step of the process, the applicant should suggest the alternatives for ownership and maintenance of designated open space areas. This may only be conceptual during Master Plan stage, with the goal of revealing opportunities for ownership that may take advantage of unique site features, or which makes a particularly good fit with one of the design alternatives under consideration. 80.___Open space use plan. See Section X, Article L.5 81.___Maintenance alternatives, including potential funding sources. 82.___Show potential open space to be preserved, conservation easements or other restrictions.
Conclusions/outcomes from Master Plan Review Following certification of a complete Master Plan submission, the town has 120 days to approve the Master Plan as submitted, deny the plan, or approve with conditions. As this formal approval proceeds, it is critical to the ongoing design process that the applicant and the town reach a clear and mutual understanding about the character of the site and the best way to develop it. Whether incorporated into the written approvals or not, these agreements record the conclusions of the Master Plan review and establish review criteria for the Preliminary Plan: ____ Agreement on areas for further investigation, soil tests, borings, necessary detail of field surveys, etc. to be done for the Preliminary Plan submission. ____ Agreement on location and function of natural, cultural and recreational resources. ____ Agreement on function and value of resource systems within the site’s larger context. ____ Agreement on location of potential conservation and development areas. ____ Agreement on basic maximum number of units ____ Agreement on design and uses of open space areas, trail connections, and other shared amenities. ____ Agreement on location and design of streets, home sites and other elements. ____ Agreement on criteria for establishing lot lines, pending further site surveys and analysis. ____ Agreement on ownership, maintenance and management responsibility of open space areas. ____ Agreement on use of Project Review Fees (if required)
Master Plan Checklist – Major Land Development Projects and Subdivisions
C. Supplementary Information 1.____ An estimate of the approximate population of the proposed subdivision 2.____ An estimate of the number of school-aged children to be housed in the proposed subdivision 3.____ Fiscal impact statement, if required 4.____ Proposed phasing, if any
D. Supporting Materials 1. ____ Administrative Fee, plus required mailing and advertising expenses 2. ____ Project Review Fee. See Section IV, Article D.2 3.____ General Application for Subdivision Review 4.____ The names and addresses of owners of all property owners, agencies or communities requiring notification as required by these Regulations 5. ___ Initial written comments on the Master Plan from the following agencies: (Provided by the Administrative Officer) Local Agencies A. _____ Town Engineer Date:________________ B. _____ Public Works Director Date:________________ C. _____ Town Surveyor Date:________________ D. _____ Fire Department Date:________________ E. ___ _ Police Department Date:________________ F. ___ _ Conservation Comm. Date:________________ G. ___ _ Recreation Department Date:________________ H. ___ _ Sewer Authority Date:________________ I. ___ _ Water Authority Date:________________
J. Other (specify)______________ Date:________________ Adjacent communities (specify) A. ___________________________ Date:________________ B. ___________________________ Date:________________ C. ____________________________ Date:________________ D. ____________________________ Date:________________ E. ____________________________ Date:________________ State agencies A.____Environmental Management Date:___________________ B.____Transportation Date:___________________ C.____Other (specify)_____________ Date:___________________ __________________________________________________________ Federal agencies A._____ U.S. Army Corps Engineers Date:___________________ B._____ FEMA Date:___________________
C. Soil Conservation Service Date:___________________ Master Plan Checklist – Major Land Development Projects and Subdivisions
E. PRELIMINARY PLAN CHECKLIST FOR MAJOR SUBDIVISION /LAND DEVELOPMENT PROJECTS Under state law, submission requirements for Preliminary Plan are determined by each town, but should include the following, as listed under Section 45-23-41: “…engineering plans depicting the existing site conditions, engineering plans depicting the proposed development project, a perimeter survey, all permits required by state or federal agencies prior to commencement of construction, including permits related to freshwater wetlands, the coastal zone, floodplains, preliminary suitability for individual septic systems, public water systems, and connections to state roads.”
Preliminary Plan Review is thus concerned with the details of engineering and permitting necessary to ensure construction of the plans set down by the Master Plan. Barring surprises that turn up in more detailed surveys of the site, the conclusions reached in Master Plan will not change much, but they will need to be developed in more detail to explain exactly how each feature of the proposed development will be constructed. Under Section 45-23-44, state law lists requirements towns may adopt for physical design: “Such requirements may include, but shall not be limited to, requirements and policies for rights-of-way, open space, landscaping, connections of proposed streets and drainage systems with those of the surrounding neighborhood, public access through property to adjacent public property, and the relationship of proposed developments to natural and man-made features of the surrounding neighborhood.”
Section 45-23-45 expands this list to include standards for public design and improvements, including “…specifications for rights-of-way, streets, sidewalks, lighting, landscaping, public access, utilities, drainage systems, fire protection, and soil erosion control.” What these requirements and standards imply is that the focus on community context and the environment that was so important to the development of the design during Pre-Application and Master Plan should not be lost as the project proceeds into Preliminary and Final Plan. Rather, as each aspect of engineering and construction is worked out, the Master Plan can and should continually be the basis of decision making, and the means by which each of the various aspects of construction, drainage, and environmental protection are coordinated into a unified whole.
At the conclusion of Master Plan all ten steps of the Conservation Development design process have been completed. The purpose of the Preliminary Plan stage is to do the detailed engineering and any remaining site analysis to determine that the Master Plan works. If not done previously, further site surveys may be required for a thorough assessment of whether there are additional natural or physical constraints, such as vernal pools or presence of ledge, that will require the Master Plan to be revised.
The following checklist repeats those elements of the Master Plan submission that are necessary to describe the basic information about the project and summarize existing conditions on the site. The Preliminary Plan submission will include these maps, and additional plans describing proposed conditions, as well as supporting materials necessary to record review and approvals by various state and local boards and officials.
Preliminary Plan Checklist – Major Land Development Projects and Subdivisions Preliminary Plan Application Submission Requirements Initially, the applicant shall submit to the Administrative Officer at least eight full-scale (8) blue or blackline copies of all drawings required below. In addition, at least twenty-five (25) reduced copies of the narrative report, including reduced maps and supplementary information shall be submitted.
A. Base Information Unless otherwise indicated, plans shall be drawn to a scale of 1 inch to 40 feet. Each sheet shall be no larger than 24 inches by 36 inches, and a sufficient number of sheets shall be included to clearly show all of the information required. Scale and sheet size may be modified with permission of the Administrative Officer. Sheets shall be numbered sequentially (e.g., sheet 1 of 3, 2 of 3, etc.). The information below should appear on all sheets. 1.____ Name of the proposed subdivision, including phase number. 2.____ Name and address of property owner and applicant. 3.____ Name, address, and telephone number of engineer, land surveyor, and landscape architect. 4.____ Date of plan preparation, with revision dates. 5.____ Graphic scale and true north arrow. 6.____ Plat and lot numbers(s) of the land being subdivided or developed 7.____ Names of abutting property owners and property owners immediately across any adjacent streets, with plat/lot numbers. 8.____ Boundary lines of the parcel, with dimensions and bearings, drawn so as to distinguish them from other property lines. 9.____ Zoning district(s) of the land being subdivided or developed. If more than one district, zoning boundary lines must be shown 10.___ Certification by a Registered Land Surveyor that a perimeter survey of the land being subdivided has been performed and conforms to the survey requirements to a minimum of a Class I survey, and is tied into the Town of Smithfield GIS vertical and horizontal control datum. 11.___ Location of public rights-of-way and/or easements. 12.___ Area of the parcel(s) being developed and proposed number of buildable lots, dwellings or other proposed improvements 13.___ Location, width and names of existing streets within and immediately adjacent to the parcel being subdivided. 14.___ Phasing schedule (if any)
B. Proposed Design Conditions Plan(s): 1.____Proposed improvements, including streets, sidewalks, trails, or bike paths, lots, lot lines, with approximate lot areas and dimensions shown. Proposed lot lines shall be drawn so as to distinguish them from existing property lines.
2. ___ Proposed building envelopes or build-to lines shall be shown, if applicable. 3.____Grading plan showing existing and proposed contours at two-foot intervals for all grading proposed for on and offsite construction, streets, drainage facilities, and grading on individual lots if part of the proposed subdivision improvement. 4.____Stormwater management plan and drainage calculations prepared by a Registered Professional Engineer. The stormwater management plan should emphasize infiltration and the low impact design, Preliminary Plan Checklist – Major Land Development Projects and Subdivisions and how the selected management techniques will be operated and maintained during and after construction. 5.____Utilities plan, including sewer, water, gas, electric, phone, cable TV, fire alarm, hydrants, utility poles, or other existing and proposed above or underground utilities as applicable. 6.____Landscaping plan, to show all significant proposed clearing of land, removal of existing vegetation, revegetation and/or landscaping on street right-of-way and upon individual lots, if part of proposed subdivision improvements. Include proposed street tree plantings, with species and size indicated. All proposed plantings should use only non-invasive plants (see URI Cooperative Extension’s “Sustainable Plant List”. 7.____ Location, dimension and area of any land proposed to be set aside as open space 8.____ Location of land unsuitable for development as defined in the Zoning Ordinance 9.____ Limit of disturbance line/ limit of clearing, with method of tree protection if applicable. 10.____ Location of proposed stump dumps 11.____ Soil erosion and sediment control plan, including inspection and maintenance provisions. 12.____ Construction plans for access road(s) or routes(s), temporary parking and storage areas, location of construction trailers, and stockpiles of soil, stone, or waste materials. 13.___ Proposed street plans and profiles drawn at a scale of 1”=40’ horizontal and 1”=4’ vertical. 14.___ Proposed street cross section(s) with location of utilities indicated. 15.___ Proposed street names 16.___ Yield Plan, if modified from the master plan stage of review. 17.___ Other(s)
C. Supporting Materials 1._____ Administrative Fee, plus required mailing and advertising expenses. 2.____Written confirmation from the RI Department of Environmental Management pursuant to the RIDEM Rules and Regulations Governing the Enforcement of the Freshwater Wetlands Act, and any subsequent amendments thereto, that plans of the proposed subdivision, including any required offsite construction, have been reviewed and indicating that the Wetlands Act either does not apply to the proposed site alteration or that the approval has been granted for the proposed site alteration. 3.____In lieu of item 2 above, an affidavit signed by a qualified professional (a Wetlands Biologist, Registered Professional Engineer or Registered Landscape Architect) stating that there are no freshwater wetlands present or within 200 feet of the property being subdivided. 4____Written confirmation that the appropriate water and sewer authority or district has reviewed the plan and is able to provide water service (if proposed).
Preliminary Plan Checklist – Major Land Development Projects and Subdivisions
a. Water Company or District: _________________________________
b. Date of Letter: ___________________________________________
c. Sewer Company or District: _________________________________
d. Date of Letter: ___________________________________________ 5.____Written confirmation that the Department of Public Works has reviewed and approved the plans for proposed sewer service, stormwater management, erosion and sediment control, road construction and indicating any bond or surety amounts to be posted by the applicant. 6.____Written confirmation that the Fire Chief has reviewed and approved all plans and proposed improvements (dry hydrants etc.) for fire protection. 7.____ If Individual Sewage Disposal Systems are proposed, confirmation from the State Department of Environmental Management that each proposed lot is suitable to support an on-site wastewater treatment system. For subdivisions of 3 lots or more, provide a Preliminary Subdivision Suitability Determination 8.____ A Physical Alteration Permit (PAP) issued by the State Department of Transportation for any connection to or construction work within a State highway or other right-of-way, if applicable. 9.___Certificate of the Tax Collector showing that all taxes due on the parcel being subdivided have been paid and that there are no outstanding municipal liens on the parcel. 10.___The names and addresses of all property owners, agencies or communities requiring notification as required by these Regulations. 11.___Copies of return receipts for certified mail notices. 12.___Either of the following: a.____A letter to the Planning Board stating it is the intent of the applicant to complete the required improvements prior to endorsement of the final plat; or, b.____A letter to the Planning Board requesting that security sufficient to cover the cost of required improvements be established by the Board according to the Regulations. 13.___ General Application for Subdivision Review 14.___Water Quality Certification for construction activities that may temporarily affect surface waters in the vicinity of the site work to be performed (if applicable) 15.___Any permits required under federal statute, including Section 404 Clean Water Act for Fill of Wetlands and Waters of the U.S. issued by the U.S. Army Corps of Engineers. 16.___ Final written comments on the Preliminary Plan by the following: (Provided by the Administrative Officer)
A. _____ Town Engineer Date:________________ B. _____ Public Works Director Date:________________ C. _____ Town Surveyor Date:________________ D. _____ Fire Department Date:________________ E. _____ Police Department Date:________________ F. _____ Conservation Comm. Date:________________ Preliminary Plan Checklist – Major Land Development Projects and Subdivisions G. _____ Recreation Department Date:________________ H. _____ Sewer Authority Date:________________ I. _____ Water Authority Date:________________
J. Other (specify)______________ Date:________________ 17.___Draft copies of all legal documents describing the property, proposed easements and rights-of-way, dedications, restrictions, or other required legal documents. 18.___Proposed ownership scheme for open space areas, with draft legal documentation, such as Homeowner’s Association bylaws. 19.___Plan location and draft legal language of proposed conservation easements or restrictions to be applied to open space areas. 20.___Open Space Use and Management Plan, including standards and methods, specific responsibilities, and funding sources. See Section X, Article L.5 Preliminary Plan Checklist – Major Land Development Projects and Subdivisions
F. PRELIMINARY PLAN CHECKLIST FOR CONVENTIONAL MINOR SUBDIVISION/LAND DEVELOPMENT PROJECTS In order for the Administrative Officer and/or Planning Board (as applicable) to determine that a proposed Major Land Development Project or Subdivision meets the criteria established in these Regulations and may be certified for completeness, the owner or Applicant shall submit the following required materials and information pursuant to Section III, Article B of the Smithfield Land Development and Subdivision Regulations:
Eight (8) Legible Blue or Black Line Prints of the Master Plan sized 30” x 42” or smaller and at a maximum Scale of 1” = 100’ (one inch equals one hundred feet).
In addition, 25 (twenty-five) legible, REDUCED sets of all said plans shall be submitted and reduced to a sheet size of at least 11” x 17”; the reduced scale shall be identified.
Two (2) full-size copies shall be submitted for each document presented; in addition, 25 (twentyfive) reduced sets shall be submitted for same in a size and format in conformance with the policy requirements of the Administrative Officer.
Plans shall show the following information. In order to insure legibility, additional sheets shall be used where necessary. Identification. Name of Subdivision/Land Development Project; Name and Address of Owner(s); Name and Address of Registered Engineer(s) and/or Land Surveyor(s); Tax Plat(s) and Lot(s) comprising Proposed Subdivision/Land Development Project; Date of Plan; Dates of all Revisions to Plan; North Arrow; Scale of Plan, both Numeric and Graphic (bar); Total Number of Proposed Lots; Total Acreage; Zoning Classification(s) and Boundary(ies); and, Page Number for each sheet of Plan. This information shall appear in a blocked section at the lower right corner on all plans and all corresponding sheets of a plan, wherever possible, except for Title Cover Sheets.
Note: In naming a Subdivision/Land Development Project, names shall be substantially different from existing recorded plat or development names and different from previous Planning Board Subdivision/Land Development Project Proposals. Section designations shall be numeric and in Arabic numerals. Dates Date of Plan; Date of Informal Concept Approval (where appropriate); Preliminary Plan Submission Date, and Dates of all Preliminary Plan Revisions. Random ISDS Testing. Testing shall comprise a representative sampling of the property as proposed and/or required by the Board at the Pre-Application Stage. The testing shall be in conformance with DEM requirements for ISDS relative to suitability of percolation and ground water. The entire parcel to be subdivided shall be included within the representative testing area. Boundary Limits. Approximate Location of Proposed Project as well as Existing Boundary Lines, Easements, and Rights-of-Way. Bounds. Location of Existing and Proposed Permanent Bounds and noting any disparities of Existing Bounds. Waterways/Systems. Exact Location of any Lakes, Ponds, Water-Courses within Tract as well as within 200’ of Perimeter, or other Wetland Areas.
Preliminary Plan Checklist - Conventional Minor Land Development and Subdivision Projects Physical Features. Location of Rock Outcrops, Ledge, Wooded Areas, Poorly Drained Soils, Existing Structures, Embankments, or Retaining Walls, and other Significant Physical Features which may have an effect upon development of the tract. Slopes/High Hazard Areas. Delineation of the Exact Location and Extent of Slopes 15% or greater as well as other high hazard areas. Where there exist slopes which are greater than 15% or greater, minimum lots sizes in accordance with the Smithfield Zoning Ordinance shall be required. Details are to be provided relative to all proposed/existing cut and fill operations. Maintenance easements shall be required and shown on plan for all cut and fill areas. Existing Public Ways. Exact Location and Names of Existing Streets or other Public Ways within or immediately adjacent to the tract. Proposed Public Ways. Exact Location and Width of Proposed Streets. Proposed Names of Streets shall be identified. Existing Utilities/Drainage. Exact Location(s) and Size(s) of Existing Sewer Lines, Water Mains, Culverts, and other Surface-Level and Underground Structures, Facilities, and Improvements within the Tract and/or immediately adjacent to the tract. Proposed Utilities/Drainage. Exact locations of proposed connections to Existing Water Supply and Sanitary Sewer Systems (where applicable); Delineation of provisions for collecting and discharging surface water drainage. Topography. Contours of Tract, existing and proposed, at intervals of 2’ (two feet) and based upon the United States Geodetic Survey (USGS) Sea Level Data. Lots. Delineation of dimensions and measurements as follows: Length and width of streets and right of ways; Angels and dimensions of all lot lines and rights-of-ways lines; Curb lines and subdivision boundaries; Areas of all lots; Curve data to include lengths of radii, central angles, and arc length; location of fire hydrants; Location, length, width, and purpose of all easements and rights-of-way; Location of curb cuts. Aggregate Measurements. Notation shall be made relative to the Total Linear Footage of Existing and Proposed Streets, Public Water Lines, and Sanitary Sewer Lines as well as Total Area of Streets, Total Area of Lots, and Total Area of Land to be dedicated for Recreational Purposes (area to be in acres or square footage). Existing shall be differentiated from Proposed Measurements. Said notations shall appear in a note block to appear in the lower left corner of the Plat Plan. Lot Numbers. Lot Numbers as provided by the Smithfield Municipal Planner's Office. Abutters. Identification of Abutting Landowners by Name on corresponding lot(s) on Proposed Plan. Current Ownership shall be identified as determined as of the date of submission from the public records of the Town of Smithfield. Corresponding Tax Plat and Lot Numbers shall be delineated. Proposed Dedicated Land. Land Proposed to be dedicated to the Town of Smithfield, the State of Rhode Island, or other Public, Quasi-Public, Non-Profit, or Private Organizations and/or Homeowners' Associations. The purpose of the dedication shall be identified and delineated on the Plan. Soil Erosion and Sediment Control. Soil Erosion and Control Measures to be taken shall be detailed on the Plans. Said measures shall include both temporary and permanent measures and shall have been approved by the Soil Erosion and Sediment Committee.
Preliminary Plan Checklist - Conventional Minor Land Development and Subdivision Projects Restrictions. Notation of Proposed Deed Restrictions and Covenants. Reviews/Consultations. Due to the nature of the needs of a given development, the Planning Board may require additional studies and reviews to be conducted by non-municipal consultants, such as, USDA Soil Conservation Service's Environmental Review Team, other local/state/federal Agencies, Independent Consultants, and the like. An additional fee may be required if such studies/reviews are deemed necessary by the Planning Board. Easements. Copies of any and all temporary and permanent easements for construction, utilities, and the like shall be shown on the Preliminary Plan and copies of easements shall be submitted to the Planning Board. Professional Certification. Signed Certification of Registered Professional Engineer and/or Land Surveyor as well as the Professional/Registered Stamp and Signature of same. Stamps and certifications shall appear on each and every page of Profile Plans. The survey classification incorporated shall be identified on each page of the plan. Miscellaneous. Any other Information or Data requested by the Planning Board which is relevant to good land use planning and design. Wetland Certification. Written confirmation of "No Affect Determination" or Approval of “Alteration Plans” (as appropriate) from the RI Department of Environmental Management (DEM) indicating the proposed plat does not violate Fresh Water Wetland Statutes of the State of Rhode Island (where applicable, in accordance with Preapplication Conference Recommendations). The Applicant shall submit a Stamped Plan from DEM certifying that said plan is the plan which corresponds to the Wetlands Certification. Percolation Test Approval. Certification from D EM in the form of a Stamped Plan plus accompanying certified supporting information as to the Suitability of Soil, Ground Water Table, and Adequacy of Percolation Tests on all lots where Individual Sewage Disposal Systems are proposed. Army Corps of Engineers Certification/Approval. Certification/Approval Certification from the U.S. Army Corps of Engineers relative to "Approval of Alteration Plans" or "No Affect Determination” indicating that the proposed Subdivision/Land Development Project is in conformance with Regulations established for Waterways under Army Corps jurisdiction (where applicable, in accordance with the Preapplication Conference recommendations). Certification shall include a stamped plan from the Army Corps certifying that the plan was the same plan for which certification has been made. Sewer District Approval. Final Approval of the appropriate Sewer District's engineers that the Plans and Profiles have been approved for construction. Said approval must be stamped on a copy of the approved plans and profiles on each and its entirety for the Plan Submission. Should the appropriate Sewer District disapprove the connection of the proposed development to the existing sewer lines, a letter of disapproval and the reasons therefore, shall be submitted by the applicant.
Note: Each page of the Plan must also be stamped and signed by the Applicant's Professional Engineers/Registered Land Surveyors. Water District Approval. Final Approval of the appropriate Water District that the Plans and Profiles have been approved for construction. Said approval must be stamped on a copy of the approved plans and profiles on each and every page and submitted in its entirety for the Plan Submission. Should the appropriate Water District disapprove the connection of the proposed development to the existing Preliminary Plan Checklist - Conventional Minor Land Development and Subdivision Projects water lines, a letter of disapproval and the reasons therefore, shall be submitted by the Applicant. In addition, the appropriate Water District shall certify the amount of the water flow/pressure as designed by the applicant.
Note: Each page of the Plan must also be stamped and signed by the Applicant's Professional Engineers/Registered Land Surveyors. Approval of Miscellaneous Utilities. Written Approval or Disapproval from the applicable Utility Companies and Authorities that they have reviewed the Preliminary Plan and have attached all recommended/required modifications relative to such elements as necessary underground and surfacelevel structures, facilities, improvements, utility capacities and limitations; and, other pertinent information. Utilities which are included in this requirement include, but are not limited to the following: Electric, Gas, Telephone, and Cable. Drainage Calculations. Supporting Calculations for all surface and subsurface drainage facilities. Property Owners List. Lists of Names and Addresses of all property owners within 200 (two hundred feet) of the perimeter of -the Proposed Subdivision/Land Development Project. Such ownership shall be based upon current ownership as of the date of submission as determined from the Public Record of the Town of Smithfield; past ownership will not be accepted. Soil Erosion and Sediment Control Plan. Plan to include; Approved Soil Erosion and Sediment Control Measures, both temporary and permanent, and shall be in conformance with the provisions of the Codified Ordinances of the Town of Smithfield (1985, as amended -Chapter 16, Article IV, "Soil Erosion and Sediment Control"). Fire Department Approval. Fire Department Approva1 relative to the overall proposed Subdivision/Land Development Project layout as well as fire hydrant placement and fire flow pressure calculations and estimates. Said approval shall be certified on the plan itself which was presented for approval to the Fire Department by the Applicant. Department of Transportation Approval - Curb Cuts. Written Certification from the RI Department of Transportation (DOT) that all necessary curb cuts onto State highways have been approved (where applicable). Base Flood Elevation Data. In all areas of Special Flood Hazard, as defined in the Codified Ordinances of the Town of Smithfield (1985, as amended -Chapter 16, Article V, "Flood Plain Management"), the developer shall provide base flood elevation data in accordance with a 100-Year Flood Event, as established by the Federal Insurance Administration's Flood Insurance Study. Said data shall be incorporated and notated on the proposed Preliminary Plat Plan. Protective Covenants. Two (2) copies of Protective Covenants, where applicable, by which the Subdivider intends to regulate and protect the proposed Subdivision. Submitted copies shall be in the proposed format that they will appear for actual recording. Quit-Claim Deeds. Two (2) copies of all Quit-Claim Deeds conveying all Street Rights-of-Way and other Open Areas to the Town of Smithfield, which may be required under Section IV, Article F. Submitted copies of deeds shall be in the proposed format that they will appear for actual recording. Easements. Two (2) Notarized Copies of Deeds of Easements, where applicable. Submitted copies of Easements shall be in the format that they will appear for actual recording. House Number Assignments. Listing of House Numbers as assigned by the Smithfield Fire Department Preliminary Plan Checklist - Conventional Minor Land Development and Subdivision Projects Review Fee. Payment of Review Fee, as follows: No Street Construction or Extension -$250.00 (Two Hundred and Fifty Dollars) plus $20.00 per unit. Administrative Fee- Project involving Street Construction or Extension - $350.00 (Three Hundred Fifty Dollars) plus $20.00 per unit.
Note: Should there be a period of greater than one (1) year between submissions of Preliminary Plans, the Applicant will be required to pay the Review Fee again unless an extension is granted by the Planning Board due to extenuating circumstances. Fees- Advertising and Mailing. Payment of Advertising and Mailing Costs relative to the Public Hearing. (Note: This payment refers to the actual fees incurred.)
Preliminary Plan Checklist - Conventional Minor Land Development and Subdivision Projects
G. MASTER PLAN CHECKLIST FOR CONVENTIONAL MAJOR SUBDIVISION/LAND DEVELOPMENT PROJECTS In order for the Administrative Officer and/or Planning Board (as applicable) to determine that a proposed Major Land Development Project or Subdivision meets the criteria established in these Regulations and may be certified for completeness, the owner or Applicant shall submit the following required materials and information pursuant to Section III, Article B of the Smithfield Land Development and Subdivision Regulations:
Eight (8) Legible Blue or Black Line Prints of the Master Plan sized 30” x 42” or smaller and at a maximum Scale of 1” = 100’ (one inch equals one hundred feet). In addition, 25 (twenty-five) legible, REDUCED sets of all said plans shall be submitted and reduced to a sheet size of at least 11” x 17”; the reduced scale shall be identified. Two (2) full-size copies shall be submitted for each document presented; in addition, 25 (twentyfive) reduced sets shall be submitted for same in a size and format in conformance with the policy requirements of the Administrative Officer.
Plans shall show the following information. In order to insure legibility, additional sheets shall be used where necessary. Layout. Layout of the Entire Subdivision/Land Development Project, even if said development is to be developed in Sections. Said layout shall also include all land in contiguous ownership. Contiguously owned land shall be labeled with the Tax Plat and Lot Designations and/or Street Names for same. Identification. Name of Subdivision/Land Development Project; Name and Address of Owner(s); Name and Address of Registered Engineer(s) and/or Land Surveyor(s); Tax Plat(s) and Lot(s) comprising Proposed Subdivision/Land Development Project; Date of Plan; Dates of all Revisions to Plan; North Arrow; Scale of Plan, both Numeric and Graphic (bar); Total Number of Proposed Lots; Total Acreage; Zoning Classification(s) and Boundary(ies); and, Page Number for each sheet of Plan. This information shall appear in a blocked section at the lower right corner on all plans and all corresponding sheets of a plan, wherever possible, except for Title Cover Sheets.
Note: In naming a Subdivision/Land Development Project, names shall be substantially different from existing recorded plat or development names and different from previous Planning Board Subdivision/Land Development Project Proposals. Section designations shall be numeric and in Arabic numerals. Location Map Insert. To show the physical relationship of the Proposed Project to the Area within a Radius of 1/2 mile (one-half mile). Such insert shall also show Town Boundary Lines (where applicable); Major and Arterial Streets and Street Names; General Location of Public Utilities; Zoning Classification(s) and Boundary(ies). Said insert shall be blocked, drawn at a Scale of 1” = 1,000’ (one inch equals one thousand feet) and appear at the top right-hand corner of the Master Plan Sheet. Boundary Limits. Approximate Location of Proposed Project as well as Existing Boundary Lines, Easements, and Rights-of-Way. Natural Resources. Approximate Location of Wooded Areas, Wetlands, Watercourses within the tract as well as within 200’ (two hundred feet) of perimeter, Ledge, and Poorly Drained Areas. Slopes/High Hazard Areas. Delineation of the Approximate Location and Extent of Slopes 15% or greater as well as other high hazard areas. Existing Public Ways. Approximate Location and Names of Existing Streets or other Public Ways within or immediately adjacent to the tract. Proposed Public Ways. Approximate Location and Width of Proposed Streets. Proposed Names of Master Plan Checklist - Conventional Major Land Development and Subdivision Projects Streets shall be identified. Existing Utilities/Drainage. Approximate Location(s) and Size(s) of Existing Sewer Lines, Water Mains, Culverts, and other Surface-Level and Underground Structures, Facilities, and Improvements within the Tract and/or immediately adjacent to the tract. Proposed Utilities/Drainage. Proposals for connection with Existing Water Supply and Sanitary Sewer Systems (where applicable); Provisions for collecting and discharging surface water drainage. Topography. Approximate Topography at 10’ (ten feet) intervals and based upon the United States Geodetic Survey (USGS) Sea Level Data. Lots. Approximate Locations, Dimensions, and Areas of all Proposed and Existing Lots. Proposed Lots should be numbered beginning with number one (#1). Existing Lots shall identify Tax Plat and Lot Numbers. Open Space. Approximate Location(s) and Extent of Area(s) of all Proposed Land to be set aside for Open Space. Natural Constraints. Delineation of all Existing Land which is undevelopable due to Slope, Soil, or Water Constraints. Soil Conditions. Statement of General Analysis of Soil Conditions for Proposed Area(s) for Development. In addition, the proposed locations of testing sites for the representative ISDS random property sampling shall be indicated on the plans presented. The Planning Board may require that certain specified areas be tested in addition to those identified by the developer. Watershed. Any portion of the development that lies within the watershed or zone of contribution of a pond or public water supply well shall be delineated. If no portion of the Proposed Subdivision is in such a zone, a statement to that effect shall be notated on the plans. Miscellaneous. Any other Preliminary Information or Data requested by the Planning Board and/or Administrative Officer (as applicable) which is relevant to good land use planning and design. Property Owners List. List of Names and Addresses of all property owners within 200’ (two hundred feet) of the perimeter of the Proposed Subdivision/Land Development Project. Such ownership shall be based upon current ownership as of the date of submission as determined from the Public Records of the Town of Smithfield; past ownership will not be accepted. Review Fee. Payment of Review Fee ($500.00) Amt: Check#: Date: Advertising and Mailing Cost Fee. Payment of Actual Advertising and Mailing Costs. Amt: Check#:
Date:
Master Plan Checklist - Conventional Major Land Development and Subdivision Projects
H. PRELIMINARY PLAN CHECKLIST FOR CONVENTIONAL MAJOR SUBDIVISION/LAND DEVELOPMENT PROJECTS The following information is required before the Preliminary Plan shall be certified as a complete application pursuant to Section III, Article B of the Smithfield Land Development and Subdivision Regulations.
Eight (8) Legible Blue or Black Line Prints of the Master Plan sized 30” x 42” or smaller and at a maximum Scale of 1” 100’ (one inch equals one hundred feet). In addition, 25 (twenty-five) legible, REDUCED sets of all said plans shall be submitted and reduced to a sheet size of at least 11” x 17”; the reduced scale shall be identified. Two (2) full-size copies shall be submitted for each document presented; in addition, 25 (twenty-five) reduced sets shall be submitted for same in a size and format in conformance with the policy requirements of the Administrative Officer.
Plans shall show the following information. In order to insure legibility, additional sheets shall be used where necessary.
Identification. Name of Subdivision/Land Development Project; Name and Address of Owner(s); Name and Address of Registered Engineer(s) and/or Land Surveyor(s); Tax Plat(s) and Lot(s) comprising Proposed Subdivision/Land Development Project; Date of Plan; Dates of all Revisions to Plan; North Arrow; Scale of Plan, both Numeric and Graphic (bar); Total Number of Proposed Lots; Total Acreage; Zoning Classification(s) and Boundary(ies); and, Page Number for each sheet of Plan. This information shall appear in a blocked section at the lower right corner on all plans and all corresponding sheets of a plan, wherever possible, except for Title Cover Sheets.
Note: In naming a Subdivision/Land Development Project, names shall be substantially different from existing recorded plat or development names and different from previous Planning Board Subdivision/Land Development Project Proposals. Section designations shall be numeric and in Arabic numerals. Dates Date of Plan; Date of Prepreliminary Approval of Master Plan (where appropriate); Preliminary Plan Submission Date, and Dates of all Preliminary Plan Revisions. Random ISDS Testing. Testing shall comprise a representative sampling of the property as proposed and/or required by the Board at the Pre-Application Stage. The testing shall be in conformance with DEM requirements for ISDS relative to suitability of percolation and ground water. The entire parcel to be subdivided shall be included within the representative testing area. Boundary Limits. Approximate Location of Proposed Project as well as Existing Boundary Lines, Easements, and Rights-of-Way. Bounds. Location of Existing and Proposed Permanent Bounds and noting any disparities of Existing Bounds. Waterways/Systems. Exact Location of any Lakes, Ponds, Water-Courses within Tract as well as within 200’ of Perimeter, or other Wetland Areas. Physical Features. Location of Rock Outcrops, Ledge, Wooded Areas, Poorly Drained Soils, Preliminary Plan Checklist - Conventional Major Land Development and Subdivision Projects Existing Structures, Embankments, or Retaining Walls, and other Significant Physical Features which may have an effect upon development of the tract. Slopes/High Hazard Areas. Delineation of the Exact Location and Extent of Slopes 15% or greater as well as other high hazard areas. Where there exist slopes which are greater than 15% or greater, minimum lots sizes in accordance with the Smithfield Zoning Ordinance shall be required. Details are to be provided relative to all proposed/existing cut and fill operations. Maintenance easements shall be required and shown on plan for all cut and fill areas. Existing Public Ways. Exact Location and Names of Existing Streets or other Public Ways within or immediately adjacent to the tract. Proposed Public Ways. Exact Location and Width of Proposed Streets. Proposed Names of Streets shall be identified. Existing Utilities/Drainage. Exact Location(s) and Size(s) of Existing Sewer Lines, Water Mains, Culverts, and other Surface-Level and Underground Structures, Facilities, and Improvements within the Tract and/or immediately adjacent to the tract. Proposed Utilities/Drainage. Exact locations of proposed connections to Existing Water Supply and Sanitary Sewer Systems (where applicable); Delineation of provisions for collecting and discharging surface water drainage. Topography. Contours of Tract, existing and proposed, at intervals of 2’ (two feet) and based upon the United States Geodetic Survey (USGS) Sea Level Data. Lots. Delineation of dimensions and measurements as follows: Length and width of streets and right of ways; Angels and dimensions of all lot lines and rights-of-ways lines; Curb lines and subdivision boundaries; Areas of all lots; Curve data to include lengths of radii, central angles, and arc length; location of fire hydrants; Location, length, width, and purpose of all easements and rights-of-way; Location of curb cuts. Aggregate Measurements. Notation shall be made relative to the Total Linear Footage of Existing and Proposed Streets, Public Water Lines, and Sanitary Sewer Lines as well as Total Area of Streets, Total Area of Lots, and Total Area of Land to be dedicated for Recreational Purposes (area to be in acres or square footage). Existing shall be differentiated from Proposed Measurements. Said notations shall appear in a note block to appear in the lower left corner of the Plat Plan. Lot Numbers. Lot Numbers as provided by the Smithfield Municipal Planner's Office. Abutters. Identification of Abutting Landowners by Name on corresponding lot(s) on Proposed Plan. Current Ownership shall be identified as determined as of the date of submission from the public records of the Town of Smithfield. Corresponding Tax Plat and Lot Numbers shall be delineated. Proposed Dedicated Land. Land Proposed to be dedicated to the Town of Smithfield, the State of Rhode Island, or other Public, Quasi-Public, Non-Profit, or Private Organizations and/or Homeowners' Associations. The purpose of the dedication shall be identified and delineated on the Plan. Soil Erosion and Sediment Control. Soil Erosion and Control Measures to be taken shall be detailed on the Plans. Said measures shall include both temporary and permanent measures and shall have been approved by the Soil Erosion and Sediment Committee. Restrictions. Notation of Proposed Deed Restrictions and Covenants.
Preliminary Plan Checklist - Conventional Major Land Development and Subdivision Projects Reviews/Consultations. Due to the nature of the needs of a given development, the Planning Board may require additional studies and reviews to be conducted by non-municipal consultants, such as, USDA Soil Conservation Service's Environmental Review Team, other local/state/federal Agencies, Independent Consultants, and the like. An additional fee may be required if such studies/reviews are deemed necessary by the Planning Board. Easements. Copies of any and all temporary and permanent easements for construction, utilities, and the like shall be shown on the Preliminary Plan and copies of easements shall be submitted to the Planning Board. Professional Certification. Signed Certification of Registered Professional Engineer and/or Land Surveyor as well as the Professional/Registered Stamp and Signature of same. Stamps and certifications shall appear on each and every page of Profile Plans. The survey classification incorporated shall be identified on each page of the plan. Miscellaneous. Any other Information or Data requested by the Planning Board which is relevant to good land use planning and design.
PRELIMINARY PLAN PROFILE Eight (8) Blue or Black Line Prints of the Preliminary Plat Profile Plans for each Proposed street in the Subdivision/Land Development Project -Sized 30" x 42" or smaller and drawn to a scale as follows:
Horizontal Scale: o 1” = 40‘ (one inch equals forty feet) o Vertical Scale: 1” = 4” (one inch equals four feet) o with Cross-Sections every 100’ (one hundred feet)
In addition, twenty-five (25) legible reduced sets of all profile plans shall be submitted and reduced to sheet size of at least 11" x 17"; the reduced scale shall be identified.
Note: Horizontal Plan shall appear above and directly correspond to the vertical plan below it.
Profile Plans shall show the following information. In order to insure legibility, additional sheets shall be used where necessary. Identification. Name of Subdivision/Land Development Project; Section Number of Subdivision/Land Development Project; Name of Proposed Street detailed on Plan Profile; Name and Address of Owner(s); Name and Address of Registered Engineer(s) and/or Land Surveyor(s); Tax Plat(s) and Lot(s) comprising Proposed Subdivision; Numeric and Graphic (bar) Scales for both Horizontal and Vertical Sections of the Profile; North Arrow; and, Page Number for each sheet of Plan. This information shall appear in a blocked Section at the lower right corner of the Horizontal Portion of the Plan and above the Vertical Portion; said information shall appear on all plans and all corresponding sheets of a plan, wherever possible, except for Title Cover Sheets.
Note: Section designations shall be numeric and in Arabic numerals.
Preliminary Plan Checklist - Conventional Major Land Development and Subdivision Projects Dates. Date of Profile Plan; Preliminary Profile Plan Submission Date, and Dates of all Revisions to Profile Plan. Professional Certification. Signed Certification of Registered Professional Engineer and/or Land Surveyor as well as the Professional/Registered Stamp and Signature of same. Stamps and certifications shall appear on each and every page of Profile Plans. The survey classification incorporated shall be identified on each page of the plan.
HORIZONTAL PORTION OF Preliminary Stage PROFILE PLAN (Top Half-of Sheet)
Bounds. Location of pertinent Existing and Proposed Permanent Bounds. Boundaries and Abutters. Identification of pertinent Boundary Lines of Subdivision/Land Development Project and Names of Abutting Owners. Lots. Delineation of Existing and Proposed Lot Lines on Horizontal Plan Section of profile. Drainage Plan. Depiction of Existing Drainage Patterns and the Proposed Drainage System of the Proposed Subdivision/Land Development Project Site and Abutting Land Areas whose surface drainage patterns may be affected by said Subdivision/Land Project. Measurements and Dimensions. Delineation of Dimensions and Measurements as follows: Length and width of relative streets and rights-of-way; Angles and Dimensions of all respective lot lines; curb lines, and subdivision boundaries; Location of Fire Hydrants; Location, Diameters, and Lengths of Water Lines, Sanitary Sewer Lines, Surface and Subsurface Drainage Facilities; Location, Dimensions, and Purpose Identification of all relative Easements. Curve Information. Curve Data to include Lengths of Radii, Central Angles, Arc Lengths, and Tangent Distances as well as Radii and Angles of Intersection of Horizontal Curves; Miscellaneous. Any other information or data requested by the Planning Board which is relevant to good land use planning and design.
VERTICAL PORTION OF Preliminary Stage PROFILE PLAN (Bottom Half of Sheet)
Grades/Contours. Delineation of Existing and Proposed Grades/Contours. Dimensions and Measurements. Location, Diameter, and Lengths of Water Lines, Sanitary Sewer Lines, Surface and Subsurface Drainage Facilities, and other pertinent Improvements, Structures, and Facilities. Drainage Plan. Depiction of Existing Drainage Patterns and the Proposed Drainage System of the Proposed Subdivision/Land Development Project Site and Abutting Land Areas whose surface drainage patterns may be affected by said Subdivision/Land Development Project. Miscellaneous. Any other information or data requested by the Planning Board which is relevant to good land use planning and design.
Preliminary Plan Checklist - Conventional Major Land Development and Subdivision Projects PRELIMINARY PLAN STAGE - REQUIRED DOCUMENTATION The following information is required before preliminary plan shall be accepted for consideration by the Board. Wetland Certification. Written confirmation of "No Affect Determination" or Approval of “Alteration Plans” (as appropriate) from the RI Department of Environmental Management (DEM) indicating the proposed plat does not violate Fresh Water Wetland Statutes of the State of Rhode Island (where applicable, in accordance with Pre-application Conference Recommendations). The Applicant shall submit a Stamped Plan from DEM certifying that said plan is the plan which corresponds to the Wetlands Certification. Percolation Test Approval. Certification from D EM in the form of a Stamped Plan plus accompanying certified supporting information as to the Suitability of Soil, Ground Water Table, and Adequacy of Percolation Tests on all lots where Individual Sewage Disposal Systems are proposed. Army Corps of Engineers Certification/Approval. Certification/Approval Certification from the U.S. Army Corps of Engineers relative to "Approval of Alteration Plans" or "No Affect Determination” indicating that the proposed Subdivision/Land Development Project is in conformance with Regulations established for Waterways under Army Corps jurisdiction (where applicable, in accordance with the Pre-application Conference recommendations). Certification shall include a stamped plan from the Army Corps certifying that the plan was the same plan for which certification has been made. Sewer District Approval. Final Approval of the appropriate Sewer District's engineers that the Plans and Profiles have been approved for construction. Said approval must be stamped on a copy of the approved plans and profiles on each and its entirety for the Plan Submission. Should the appropriate Sewer District disapprove the connection of the proposed development to the existing sewer lines, a letter of disapproval and the reasons therefore, shall be submitted by the applicant.
Note: Each page of the Plan must also be stamped and signed by the Applicant's Professional Engineers/Registered Land Surveyors. Water District Approval. Final Approval of the appropriate Water District that the Plans and Profiles have been approved for construction. Said approval must be stamped on a copy of the approved plans and profiles on each and every page and submitted in its entirety for the Plan Submission. Should the appropriate Water District disapprove the connection of the proposed development to the existing water lines, a letter of disapproval and the reasons therefore, shall be submitted by the Applicant. In addition, the appropriate Water District shall certify the amount of the water flow/pressure as designed by the applicant.
Note: Each page of the Plan must also be stamped and signed by the Applicant's Professional Engineers/Registered Land Surveyors. Approval of Miscellaneous Utilities. Written Approval or Disapproval from the applicable Utility Companies and Authorities that they have reviewed the Preliminary Plan and have attached all recommended/required modifications relative to such elements as necessary underground and surfacelevel structures, facilities, improvements, utility capacities and limitations; and, other pertinent information. Utilities which are included in this requirement include, but are not limited to the following: Electric, Gas, Telephone, and Cable. Drainage Calculations. Supporting Calculations for all surface and subsurface drainage facilities.
Preliminary Plan Checklist - Conventional Major Land Development and Subdivision Projects Property Owners List. Lists of Names and Addresses of all property owners within 200 (two hundred feet) of the perimeter of -the Proposed Subdivision/Land Development Project. Such ownership shall be based upon current ownership as of the date of submission as determined from the Public Record of the Town of Smithfield; past ownership will not be accepted. Soil Erosion and Sediment Control Plan. Plan to include; Approved Soil Erosion and Sediment Control Measures, both temporary and permanent, and shall be in conformance with the provisions of the Codified Ordinances of the Town of Smithfield (1985, as amended -Chapter 16, Article IV, "Soil Erosion and Sediment Control"). Fire Department Approval. Fire Department Approva1 relative to the overall proposed Subdivision/Land Development Project layout as well as fire hydrant placement and fire flow pressure calculations and estimates. Said approval shall be certified on the plan itself which was presented for approval to the Fire Department by the Applicant. Department of Transportation Approval - Curb Cuts. Written Certification from the RI Department of Transportation (DOT) that all necessary curb cuts onto State highways have been approved (where applicable). Base Flood Elevation Data. In all areas of Special Flood Hazard, as defined in the Codified Ordinances of the Town of Smithfield (1985, as amended -Chapter 16, Article V, "Flood Plain Management"), the developer shall provide base flood elevation data in accordance with a 100-Year Flood Event, as established by the Federal Insurance Administration's Flood Insurance Study. Said data shall be incorporated and notated on the proposed Preliminary Plat Plan. Protective Covenants. Two (2) copies of Protective Covenants, where applicable, by which the Subdivider intends to regulate and protect the proposed Subdivision. Submitted copies shall be in the proposed format that they will appear for actual recording. Quit-Claim Deeds. Two (2) copies of all Quit-Claim Deeds conveying all Street Rights-of-Way and other Open Areas to the Town of Smithfield, which may be required under Section IV, Article F. Submitted copies of deeds shall be in the proposed format that they will appear for actual recording. Easements. Two (2) Notarized Copies of Deeds of Easements, where applicable. Submitted copies of Easements shall be in the format that they will appear for actual recording. House Number Assignments. Listing of House Numbers as assigned by the Smithfield Fire Department Review Fee. Payment of Review Fee ($500.00 plus $20.00/units) Amt: Check#: Date: Advertising and Mailing Cost Fee. Payment of Actual Advertising and Mailing Costs. Amt: Check#: Date:
Preliminary Plan Checklist - Conventional Major Land Development and Subdivision Projects
I. FINAL PLAN CHECKLIST FOR MAJOR SUBDIVISION/LAND DEVELOPMENT PROJECTS The applicant shall submit to the Administrative Officer copies of final site plans and supporting materials as indicated below:
A. Plat Plans to be Recorded - One (1) copy of the final plat plan drawn on mylar to a scale of 1 inch to 40 feet. The scale may be modified with the permission of the Administrative Officer. In addition, eight (8) blue or blackline copies shall also be submitted. Each sheet shall be no larger than 24 inches by 36 inches, and a sufficient number of sheets shall be included to clearly show all of the information required. Sheets shall be numbered sequentially (e.g., sheet 1 of 3, 2 of 3, etc.). In addition, if final review is to be conducted by the Planning Board, 25 (twenty-five) legible reduced sets of all plans and information shall also be submitted and reduced to a minimum sheet size 18” x 24”. The following information shall be shown on the plans: 1.____ Name and address of the proposed development 2.____ Notation that the subdivision is located in the Town of Smithfield, RI 3.____ Name and address of property owner and applicant 4.____ Name, address and telephone number of engineer or land surveyor 5.____ Date of plan preparation, with revision date(s) (if any) 6.____Graphic scale and true north arrow 7.____ Plat and lot number(s) of the parcel(s) being developed 8.____ Zoning district(s) of the parcel(s) being developed. If more than one district, zoning boundary lines must be shown 9.____ Perimeter boundary lines of the subdivision or land development project, drawn so as to distinguish them from other property lines 10.____Location and dimensions of existing property lines, easements and rights-of-way within or immediately adjacent to the parcel being subdivided 11.____Location, width and names of proposed and existing streets within and immediately adjacent to the parcel being developed 12.____Names of abutting property owners and property owners immediately across any adjacent streets 13.____ Location of proposed permanent bounds 14.____ Location of all interior lot lines and street lines with accurate dimensions indicated 15.____ Location and number of all proposed lots, with accurate areas indicated 16.____ Location and notation of type of easement(s) or existing easement(s) to remain (if any) with accurate dimensions and areas indicated Final Plan Checklist - Major or Minor Land Development and Subdivision Projects 17.____ Location and notation of type of proposed open space areas 18.____ Notation of special conditions of approval imposed by the Planning Board (if any) 19.____ Notation of any permits and agreements with state and federal reviewing agencies (if any) 20.____ Phasing schedule (if any) 21.____ Certification by a Professional Land Surveyor that all interior and perimeter lot lines and street lines of the land being subdivided have been designed to conform to a minimum of a Class I Survey, including the location of all proposed permanent monuments, and are certified as being correct, and is tied into the Town of Smithfield GIS vertical and horizontal control datum. 22.____ AutoCAD File and Digital Format Disc of all drawings.
B. Construction Drawings - Eight (8) blue or blackline copies of construction plans drawn to a scale of 1 inch to 40 feet. The scale may be modified with the permission of the Administrative Officer. Each sheet shall be no larger than 24 inches by 36 inches, and a sufficient number of sheets shall be included to clearly show all of the information required. Sheets shall be numbered sequentially (e.g., sheet 1 of 3, 2 of 3, etc.). 1.____ Final construction plans as listed in the preliminary plat checklist, including plans of any additional improvements as required by the Planning Board as a condition of approval. 2.____ Certification (stamp) of a Registered Professional Engineer that the construction drawings are correct 3.____ Street cross-sections, if required by the Planning Board 4.____ Proposed landscaping plan, if required by the Planning Board 5.____ Soil erosion and sediment control plan, if required by the Planning Board 6.____ Proposed street trees 7.____ Proposed street plan and profiles drawn at a scale of 1"=40' horizontal and 1"=4' vertical if required by the Planning Board Horizontal Scale: 1" = 40' (one inch equals forty feet)
Vertical Scale: 1" = 4' (one inch equals four feet) with Cross-Sections every 100' (one hundred feet)
The horizontal plan and corresponding profile shall appear on the same design drawing. (Note: Horizontal Plan shall appear above and directly correspond to the vertical plan below it.)
Final Profile Plans shall show the following information. In order to insure legibility, additional sheets shall be used where necessary.
Final Plan Checklist - Major or Minor Land Development and Subdivision Projects HORIZONTAL PORTION OF FINAL STAGE PROFILE PLAN (Top Half of Sheet)
1. Bounds. Location of Pertinent Existing and Proposed Permanent Bounds.
2. Boundaries and Abutters. Identification of pertinent Boundary Lines of Subdivision/Land Development Project and Names of Abutting Owners.
3. Lots. Delineation of Existing and Proposed Lot Lines on Horizontal Plan Section of Profile.
4. Drainage Plan. Depiction of Existing Drainage Patterns and the Proposed Drainage System of the Proposed Subdivision/Land Development Project Site and Abutting Land Areas whose surface drainage patterns may be affected by said Subdivision/Land Development Project.
5. Measurements and Dimensions. Delineation of Dimensions and Measurements as follows: Length and Width of relative streets and rights-of-way; Angles and Dimensions of all respective lot lines; curb lines, and subdivision boundaries; Location of Fire Hydrants; Location, Diameters, and Lengths of Water Lines, Sanitary Sewer Lines, Surface and Subsurface Drainage Facilities; Location, Dimensions, and Purpose Identification of all relative Easements.
6. Curve Information. Curve Data to include Lengths of Radii, Central Angles, Arc Lengths, and Tangent Distances as well as Radii and Angles of Intersection of Horizontal Curves.
7. Miscellaneous. Any other information or data requested by the Planning Board which is relevant to good land use planning and design.
VERTICAL PORTION OF FINAL STAGE PROFILE PLAN (Bottom Half of Sheet)
8. Grades/Contours. Delineation of Existing and Proposed Grades/Contours.
9. Dimensions and Measurements. Location, Diameter, and Lengths of Water Lines, Sanitary Sewer Lines, Surface and Subsurface Drainage Facilities, and other pertinent Improvements, Structures, and Facilities.
10. Curve Information. Curve Data to include Lengths of Radii, Central Angles, Arc Lengths, and Tangent Distances as well as Radii and Angles of Intersection of Horizontal Curves.
11. Drainage Plan. Depiction of Existing Drainage Patterns and the Proposed Drainage System of the Proposed Subdivision/Land Development Project Site and Abutting Land Areas whose surface drainage patterns may be affected by said Subdivision Land Development Project.
12. Miscellaneous. Any other information or data requested by the Planning Board which is relevant to good land use planning and design.
Final Plan Checklist - Major or Minor Land Development and Subdivision Projects
C. Supporting Materials 1.____ Certificate of the Tax Collector showing that all taxes due on the parcel being subdivided have been paid for a period of five (5) years prior to filing of the final plat and that there are no outstanding municipal liens on the parcel 2.____ Two original signed copies of all legal documents describing the property, creating a Homeowners' Association, proposed easements and rights-of-way, dedications, restrictions or other required legal documents Specify: 3.____ Two signed copies of an irrevocable offer to convey to the Town all public streets and/or other public improvements, accompanied by a metes and bounds description of said areas 4.____ Deed transferring land proposed for dedication to the Town or other qualified group or agency for open space purposes 5. ____ 911 Emergency Numbers. Proof of notification to Police, Fire, Ambulance and the Planning Board with proposed new road names, if any, and all new house numbers assigned to each building lot or dwelling. To be shown on plans with a square box. 6.____ General Application for Subdivision Review
D. Payment of Required Fees - Payment of the following fees or posting of financial guarantees, if required, to be prior to endorsement by the Planning Board and recording of final plans: 1.____ Administrative Fee 2.____ Final plat recording fee - Amount ________________________________ 3.____ Performance bond or other financial guarantees Initial amount _______________________________________________ Date set by Planning Board_____________________________________ Date of Expiration of Surety 4.____Fees in-lieu-of land dedication (if required) Amount __________________________ 5.____Inspection fee - Amount ________________________________________ 6.____Maintenance bond for acceptance of public improvements (if applicable)
Amount Final Plan Checklist - Major or Minor Land Development and Subdivision Projects Date of maintenance bond expiration Date of Planning Board approval of public improvements Description.
Date of recommendation of acceptance from Planning Board to the Town Council Date of Council acceptance of public improvements Final Plan Checklist - Major or Minor Land Development and Subdivision Projects