MASTER PLAN CHECKLIST
Contents of Master Plan
At least eight (8) copies of the following material, drawn at a suitable scale, shall be filed for the Master Plan Review.
Aerial photograph, or print thereafter, of the area to be subdivided and the surrounding area.
Vicinity plan showing the property to be subdivided, whether immediate or in the future stages, and all property and streets within a one-half (½) mile radius of the perimeter of the property to be subdivided.
Topographic map of the area, identifying natural drainage patterns, existing storm water drainage facilities, base flood elevation, if applicable, and the location of any wetlands.
Soil map and description of the physical properties of soils on the property being subdivided, and their limitations for the type of development being proposed.
At least eight (8) copies of the following:
1. Base Map - Subdivision plan at a suitable scale showing the following:
Name of Subdivision.
Date of plan preparation with revision dates.
Name and address of property owner(s) and applicant.
Name of designer, engineer or land surveyor, with stamp of registration.
North arrow and graphic scale.
Tax Assessor's designation of land being subdivided.
Boundary lines of the subdivision.
Property lines of all lots abutting, or across the street from, the perimeter of the lot proposed to be subdivided, and the names of the property owners and lot/plat indicated thereon.
Zoning district(s) of the land being subdivided and of all abutting properties.
Location of existing and proposed public rights-of-way and/or easements.
Land area of the subject parcel.
Names of abutting property owners and property owners immediately across any adjacent streets.
The location of existing streets, railroads, rights-of-way, easements, utilities, cemeteries and lot lines.
Existing topography at intervals of no greater than two (2) feet.
Base flood elevation line, or floodway encroachment lines, if applicable.
Location of any significant natural features such as fresh or salt water wetlands, wooded areas, rock outcrops, cultivated land, beaches, etc.
Location of any existing structures, embankments, stone walls or any other significant physical features which may have an effect upon development of the land, including such features on adjacent land.
Proposed location and dimensions of street, property lines, open spaces, easements, utilities, drainage facilities, and other development which would indicate satisfactory compliance with the requirements of these Rules and Regulations.
Plan and profile sketches shall be on the same sheet with the plan view above and the profile view directly below, matched to the plan view.
Sketch Profiles of all proposed streets in the subdivision plus all existing streets in the vicinity where necessary, to show relationship with proposed streets.
Sketch Profiles of all proposed sanitary sewers in the subdivision, if such are planned, with description of types.
Pre-Application meeting with Town Planner, Public Works Director, Fire Chief and other required agencies/commissions held on ________________________.
(date)
Comments/recommendations from the Public Works Director, Chiefs of the Fire and Police Departments and other town officials, as appropriate.
Parcels of land proposed for dedication to the Town of Middletown, the State of Rhode Island or other public, quasi-public, non-profit organization or homeowner's association.
If used for the determination of the base number of lots, a yield plan showing a conventional subdivision for the site conforming to the zoning requirements of the lot(s) being subdivided.
2. Site Analysis Map. At least ten (10) copies at a suitable scale to show at a minimum, the information listed below. Such information may be indicated on more than one plan.
Topography & Slopes
• Topography with contour lines at 10' interval, or more detailed if necessary
• Slope map with slopes grouped according to development suitability
• Existing drainage and drainage structures
Natural Resource Inventory
• Name and location of surface watershed and subwatershed boundaries, water quality classification and existing condition of nearest surface water(s)
• Groundwater aquifers, recharge areas and wellhead protection areas, water table;
• State-designated Natural Heritage Sites, wildlife habitat and fish presence in streams that could be affected by nearby development
• Unfragmented forest tracts
• Prime farmland soils
• Areas in active farm use, with annotations for cropland, pasturage, orchard, etc.
• Large trees, shrubs, or other significant vegetation
• State, regional, or community greenways and greenspace priorities
• 100-year floodplains as shown on federal flood protection maps
Cultural Resource Inventory
• State or locally-designated historic sites, districts, cemeteries or landscapes
• Archaeological sites, scenic road corridors and state-designated scenic areas
• Location of stone walls, structures, outbuildings, roads or trails and other historic features on the parcel
Recreational Resource Inventory
• Existing hiking, biking, and bridle trails within and adjacent to site
• Boat launches, lake and stream access points, beaches and water trails
• Existing play fields and playgrounds within and adjacent to the site
Utilities & Infrastructure (if available)
• Size and location of public water lines
• Size and location of public sewer lines
• Gas service
• Electrical service
• Telephone, cable, and other communication services
• Width and surfacing material of existing road(s) at access points
3. Site Context Map -A 1997 RIGIS orthophoto, or more recent aerial photograph if available, showing the area within one (1) mile of site at a scale of 1" = 400' or 1" = 500', showing the following:
Parcel boundary outline
Topography (10' contours)
Public drinking water supply watersheds
Groundwater aquifers
Surface Waters
Wetlands
Conservation & recreation land
Additional items requested at Pre-Application:
4. Potential Conservation Areas
Non-buildable areas
• Wetlands and vernal pools (mapped in blue/green)
• Surface waters (mapped in blue)
• State-regulated wetland setbacks (mapped in dark blue/green)
• Ledge/outcrops (mapped in brown)
• Slopes greater than 25% (mapped in orange)
• Existing utility easements and power line right-of-ways
• Hydric soils (mapped collectively in red cross-hatching).
• Existing land restrictions such as utility easements, power line right-of-ways, etc.
Partially Constrained Areas
• Slopes between 15-25% (mapped in yellow)
• 100-yr flood plains (mapped with blue cross-hatching)
• Soils with seasonal high water table less than 3.5 feet or slowly permeable "hardpan" soils (mapped with orange cross-hatching)
Important Natural, Cultural, and Recreation Resource Areas (from site analysis)
• Natural resource areas (mapped in green transparent tones)
• Cultural resource areas (mapped in red transparent tones)
• Recreational resources (mapped with solid and dashed lines, hatching for areas, and annotation as appropriate)
Summary Map - A simplified map showing:
• Non-Buildable Areas (mapped in red or red hatching)
• Partially-constrained areas (mapped in orange or orange hatching)
• Important natural, cultural, and recreational resource areas (mapped in green)
5. Sketch Plan
Potential development areas - show as a tone or boundary line
Conceptual alternatives
Description of overall themes and organizing principles
Description of house types and/or architectural themes
6. Location of Building Sites
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 good for solar heating), soils, hydrology, or special features affecting construction such as unique trees or stone walls to be preserved.
Proposed water supply and wastewater disposal
Views and visual character of house sites - describe with arrows and annotation
Yard spaces and activity areas - distinguish public and private areas, annotate potential use
Indicate site access, service and parking alternatives
Indicate how the home sites will be connected to or benefit from the dedicated open space
7. Streets, Trails, and Infrastructure
Alternatives for location and alignment of proposed roads and pedestrian system
Cross-section of proposed streetscape, including buildings, plantings, fences, curbs etc. on both sides of the street, along with the width of pavement and shoulders, if any
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 (see RI Stormwater Design and Installation Standards Manual).
Concept for lighting of streets and homes, placement of utilities including transformer boxes and other access points.
8. Preliminary Open Space Plan
General location, area, proposed uses, and design criteria of all proposed open space
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.
Proposed facilities for active sports, playgrounds, stream fishing access, etc.
Plan for active agriculture, or forestry
Conceptual Management criteria, including protection of the natural and cultural resources
9. Lots
Alternatives for location of lot lines
Criteria or statement of design intent for locating lot lines
Location of rights-of-way, utility or trail easements
Building envelopes or build-to lines
10. Ownership and Maintenance of Open Space
Preferred ownership scheme, whether public, private, non-profit or homeowner's association
Maintenance alternatives, including potential funding sources
Potential open space to be preserved, conservation easements or other restrictions
Supporting Material - Master Plan
Filing fee of $200 plus $40 per lot proposed
Overall Plan of Development for any remaining part of the land being subdivided as required by Section 509.
MAJOR SUBDIVISION
PRELIMINARY PLAN CHECKLIST
Contents of Preliminary Plan
1. Base Map. At least eight (8) prints drawn to a scale of no smaller than forty feet to the inch (1"=40') to show at a minimum, the information listed below. Such information may be indicated on more than one plan.
Name of the Subdivision.
Name and address of the owner(s) and applicant(s).
Date of plan preparation with revision dates.
As applicable, name, address and telephone number of designer, engineer, and/or landscape architect, with stamp of registration.
Name of land surveyor with stamp of registration and certification that survey conforms to the standards of a Class I survey. The perimeter survey shall be tied to the RIGS coordinate survey.
North arrow and graphic scale.
Tax Assessor's designation of land being subdivided.
Perimeter survey of the site.
Property lines of all lots abutting, or across any street from, the perimeter of the lot proposed to be subdivided, whether immediate or future, and the names of the property owners with lot/plat indicated thereon.
Zoning district(s) of the subject property and abutting property.
The location of existing streets, railroads, rights-of-way, easements, utilities, cemeteries and lot lines.
Land area of subject parcel.
2. Existing Conditions Plan(s)
Streams and water bodies.
Wetland lines with regulated setbacks, including areas within 200 feet of the perimeter of the project site.
Existing topography at intervals of no greater than two (2) feet.
Base flood elevation line, or floodway encroachment lines, if applicable.
Boundaries of wooded areas with notation of species of existing vegetation.
Large or unusual trees (greater than 18" dbh) and shrubs; unique vegetation.
Prime Farmland Soils and areas in active or recent agricultural use, with notation of use and condition
Location of any other significant natural features.
Location and approximate dimensions of any existing buildings or significant aboveground structures the subject parcel and adjacent lots.
Location of embankments, stone walls or any other significant physical features, including such features on adjacent land.
Location and dimension of street rights-of-way, street paving, sidewalks, easements, boundary monuments, lots, lot lines and lot areas.
Location and dimensions of all existing utilities within and on lots or streets adjacent to the subdivision, including sanitary sewers, storm water drainage facilities, water lines, fire hydrants, electrical, telephone, cable TV, fire alarm, utility poles, street lights or other above or underground utilities. (Number all manholes and catch basins)
Location/description of proposed trees.
Proposed street name(s).
Lot numbers.
Notation on plan if the subdivision is located within or contains any of the following areas
• Natural Heritage Areas (RIDEM)
• Special Area Management Plan (CRMC)
• Public Drinking Supply Watershed
• Watershed Protection District
• Groundwater aquifers, state-designated "groundwater reservoirs" recharge areas and wellhead protection areas
• State, regional or local greenways and greenspace priorities
3. Proposed Design Condition Plan(s)
A separate plan of land, on one sheet, drawn at a suitable scale, showing proposed improvements including streets, trails, sidewalks, lots, lot lines, with approximate lot areas and dimensions, and proposed building envelopes or build-to lines.
Grading plan showing existing and proposed contours at two-foot intervals for all grading proposed for on and offsite street conditions, drainage facilities, and grading on individual lots if part of the proposed subdivision improvement.
Stormwater Management Plan and drainage calculations prepared by a Registered Professional Engineer (as required by Section 516).
Utilities plan, including sewer, water, gas, electric, phone, cable TV, fire alarm, hydrants, utility poles, or other proposed above or underground utilities as applicable.
Landscaping plan, to show all significant proposed clearing of land, removal of existing vegetation, revegetation and/or landscaping on street rights-of way and upon individual lots, if part of proposed subdivision improvements. Include proposed street tree plantings and sidewalks, trails, or bike paths.
Open space plan, showing location, use and proposed improvements for any land proposed to be set aside as open space, with connections to house lots and the surrounding neighborhood.
Limit of disturbance line/limit of clearing, with method of tree protection if applicable.
SWMP plan (in accordance with Chapter X)
Construction plans for access road(s) or route(s), temporary parking and storage areas location of construction trailers, and stockpiles of soil, stone or waste materials.
Proposed street plans and profiles drawn at a scale of 1"=40; horizontal and 1"=4' vertical
Proposed street cross section(s)
Location of all percolation test holes, indicated by the letter "P", with test hole numbers if Individual Sewage Disposal Systems (ISDS) are planned.
Location of all ground water table determination test holes, indicated by a letter "W", with test hole numbers if ISDS are planned.
Notation of proposed deed restrictions required by the Planning Board, utility companies or other appropriate agency/entity.
Supporting Material - Preliminary Plan
All permits required by state and federal agencies prior to commencement of construction, including permits related to freshwater wetlands, the coastal zone, flood plains, and connections to state roads.
Overall Plan of Development for any remaining part of the land being subdivided, as required by Section 509.
Written confirmation, from appropriate utility companies, that they have reviewed and approve proposed plans for installation of water, electric, telephone, gas or other utilities, as may be proposed.
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(s) or that the approval has been granted for the proposed site alteration(s).
OR
An affidavit signed by a qualified professional stating the there are no freshwater wetlands present on or within 200 feet of the property being subdivided.
A vicinity map drawn to a scale of 1'=200' or as necessary to show the area within one-half mile of the subdivision parcel showing the location of all streets, existing lot lines, and zoning district boundaries, as well as schools, parks, fire stations and other significant public facilities.
Preliminary certification from R.I. Department of Environmental Management (DEM) as to the suitability of the subsoil and adequacy of percolation and water table tests for the use of individual sewage disposal systems, if such are planned.
Profiles of all proposed streets in the subdivision plus all exiting streets in the vicinity where necessary, to show relationship with proposed streets.
Profiles of all proposed storm water drainage facilities and sanitary sewers in the subdivision, if such are planned.
Certification of the Tax Collector that all taxes due, on the land to be subdivided, have been paid for the period of five (5) years preceding the date of preliminary plan filing, and that there are no outstanding tax liens thereon.
Names and address of all owners of abutting land or land across any street from the perimeter of the property to be subdivided, as determined from the most recent Tax Assessor's records. Submitted on abutters list form. (See § 9 of this appendix)
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.
Either of the following:
• A letter to the Planning Board of the subdivider's intent to complete the required improvements prior to endorsement of the final plan; or,
• 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.
Water Quality Certification for construction activities that may temporarily affect surface waters in the vicinity of the site work to be performed.
Any permits required under federal statute, including Section 404 Clean Water Act for Fill of Wetland and Waters of the US issued by the US Army Corps of Engineers.
Proposed ownership scheme for open space areas, with draft legal documentation, such as Homeowner's Association bylaws.
Open Space Management and Maintenance Plan, including standards and methods, specific responsibilities, and funding sources.
Plan Location and draft legal language of Proposed Conservation Easements or Restrictions to be applied to open space areas.
Pre-Application meeting with Town Planner, Public Works Director, Fire Chief and other required agencies/commissions held on ____________________.
(date)
(If not accomplished at Master Plan Review)
Comments/recommendations from the Public Works Director, Chiefs of the Fire and Police Departments and other town officials, as appropriate.
Draft copies of all legal documents describing the property, proposed easements and rights of-way, dedications, restrictions, or other required legal documents.
Filing fee of $300 plus $40.00 per lot or dwelling unit, whichever is greater.
MAJOR SUBDIVISION
FINAL PLAN CHECKLIST
Contents of Final Plan
At least eight (8) photostat or blue line prints, plus one (1) original drawing on mylar, drawn to scale of no smaller than one inch equals forty feet (1" = 40') on a maximum sheet size of 34" long by 24" wide, unless otherwise approved by the Planning Board, to show the following information:
Name of Subdivision.
Name and address of owner(s).
Name and address of registered engineer and land surveyor, with stamp of registration. Surveyor certification that survey conforms to the standards of Class I survey.
North arrow.
Graphic scale.
Boundary line of the subdivision, with accurate linear and angular dimensions.
Names of all abutting landowners and plat/lot designation. Include land separated from the subdivision by a street or right-of-way.
Existing and proposed street right-of-way lines, lot lines, lot numbers, lot areas, and easements to show accurate dimensions, bearings and areas, radii and angles of intersection of all horizontal curve.
Location of permanent boundary monuments.
A separate Utility Plan, to include all of the above information, plus the location and descriptive notations necessary to locate all water lines, sewer lines, storm drainage lines, underground lighting and communication lines, trees and facilities appurtenant thereto.
A separate Profile Drawing(s) of final profiles, at a horizontal scale of one inch equals forty feet (1"=40') and a vertical scale of one inch equals four feet (1"=4'), showing road grades and cross sections at every one hundred (100) foot station, plus the location and grades of proposed drainage, water and sewer lines.
An autocad disk, if plans are computer generated, shall be submitted with the final subdivision plan
Supporting Material - Final Plan
A separate plan of land drawn to the same scale as the scale of the Tax Plat on which the lot(s) is being subdivided appear.
A separate maintenance requirements plan describing the maintenance requirements for storm drainage and sanitary sewer systems.
Two (2) copies of any protective easements or the statements and conditions of any deed restrictions, including any provisions pertaining to the creation or organization of a homeowner's association.
Confirmation, where applicable, from the Rhode Island Department of Environmental Management (RIDEM) that the proposed subdivision does not violate provisions of the Fresh Water Wetlands Act (pursuant to Chapter 2-1, General Laws of Rhode Island, as amended, and regulations thereunder).
Confirmation, where applicable, from the Rhode Island Coastal Resources Management Council (CRMC) that the proposed subdivision does not violate policies and regulations within their jurisdiction (pursuant to Chapter 46-23, General Laws of Rhode Island, 1971, as amended, and regulations thereunder).
Certification from R.I. Department of Environmental Management (DEM) that all lots within the proposed subdivision have been approved for the disposal of sewage by individual sewage disposal systems, if such are planned.
Written certification from the Town Council of the Town of Middletown, or its authorized representative, that the proposed plan for use of public sanitary sewers has been reviewed and approved with regard to design, size, location and capacity.
Written approval, where applicable, from RIDEM Division of Water Resources approving the extension of the existing sewer system.
House numbers corresponding to parcel numbers, as required, for 911 notification system.
Sewer impact fee required yes/no.
Either of the following:
A statement indicating that it is the intention of the applicant to file a bond, surety or other security in a form satisfactory to the Planning Board, and in sufficient amount to cover the construction and installation of all improvements to the subdivision within the required completion period;
or
A statement indicating it is the intention of the applicant to complete the required improvements prior to the endorsement of the subdivision.
Written approval from the Public Works Director, or their representative, of the detailed costs, including labor materials, of all improvements which must be installed by the applicant submitted on Public Works Form #1 - Detailed Costs (see § 9 of this appendix).
Filing fee of $200 plus $30 per lot or dwelling unit, whichever is greater.