Source: http://rizoning.com/research/subdivact.html
Timestamp: 2017-11-19 13:46:33
Document Index: 315674998

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Land Development and Subdivision Review Enabling Act of 1992
(As amended through the end of the January 2017 Regular Session)
§ 45-23-25 Title. § 45-23-50 Special provisions – Development plan review.
§ 45-23-26 Requirement in all municipalities. § 45-23-50.1 Special provisions – Unified development review.
§ 45-23-27 Applicability. § 45-23-51 Local regulations – Authority to create/administer regulations.
§ 45-23-28 Continuation of ordinances – Supersession – Relation to other statutes. § 45-23-52  Procedure for adoption and amendment.
§ 45-23-29 Legislative findings and intent. § 45-23-53  Public hearing and notice requirements.
§ 45-23-30 General purposes of land development and subdivision review .... § 45-23-54  Publication and availability.
§ 45-23-31 Purpose and consistency with comprehensive plan, zoning ordinance .... § 45-23-55 Administration  The administrative officer.
§ 45-23-32 Definitions. § 45-23-56  Technical review committee.
§ 45-23-33 General provisions – Required contents of local regulations. § 45-23-57  The board of appeal.
§ 45-23-34  Definitions. § 45-23-58  Administrative fees.
§ 45-23-35  Pre-application meetings and concept review. § 45-23-59  Violations and penalties.
§ 45-23-36  Application for development and certification of completeness. § 45-23-60 Procedure  Required findings.
§ 45-23-37  Administrative subdivision. § 45-23-61  Precedence of approvals between planning board and other ....
§ 45-23-38  Minor land development and minor subdivision review. § 45-23-62  Waivers – Modifications and reinstatement of plans.
§ 45-23-39  Major land development and major subdivision review stages. § 45-23-63  Meetings – Votes – Decisions and records.
§ 45-23-40   Master plan. § 45-23-63.1  Tolling of expiration periods.
§ 45-23-41   Preliminary plan. § 45-23-64  Signing and recording of plats and plans.
§ 45-23-42   Public hearing and notice. § 45-23-65  Changes to recorded plats and plans.
§ 45-23-43   Final plan. § 45-23-66 Appeals  Right of appeal.
§ 45-23-44  Physical design requirements. § 45-23-67  Process of appeal.
§ 45-23-45  Public design and improvement standards. § 45-23-68  Stay of proceedings.
§ 45-23-46  Construction and/or improvement guarantees. § 45-23-69  Public hearing.
§ 45-23-47 Requirements for dedication of public land – Public improvements .... § 45-23-70  Standards of review.
§ 45-23-48 Special provisions – Phasing of projects. § 45-23-71 Appeals to the superior court.
§ 45-23-49  Land development projects. § 45-23-72  Enactment of or amendment of local regulations.
§ 45-23-49.1 Farmland residential compounds. § 45-23-73  Priority in judicial proceedings.
§ 45-23-74 Severability.
§ 45-23-25 Title.  Sections 45-23-25  45-23-74 shall be known as the "Rhode Island Land Development and Subdivision Review Enabling Act of 1992". The short title shall be the "Development Review Act". (P.L. 1992, ch. 385, § 1.)
§ 45-23-26 Requirement in all municipalities.  (a) Every municipality in the state shall adopt land development and subdivision review regulations, referred to as local regulations in this chapter, which comply with all the provisions of this chapter.
(b) All municipalities shall establish the standard review procedures for local land development and subdivision review and approval as specified in this chapter. The procedures are intended to provide thorough, orderly, and expeditious processing of development project applications. (P.L. 1992, ch. 385, § 1.)
§ 45-23-27 Applicability.  (a) Sections 45-23-25  45-23-74 and all local regulations are applicable in all of the following instances:
(1) In all cases of subdivision of land, including re-subdivision, as defined in § 45-23-32, all provisions of §§ 45-23-25 – 45-23-74 apply;
(2) Prior to recording, the approved plat shall be submitted for signature and recording as specified in § 45-23-64. (P.L. 1992, ch. 385, § 1.)
§ 45-23-28 Continuation of ordinances  Supersession  Relation to other statutes.  (a) Any land development and subdivision review ordinance, regulation or rule, or amendment, enacted after December 31, 1994 shall conform to the provisions of this chapter. All lawfully adopted land development and subdivision review ordinances, regulations, and rules shall be brought into conformance with this chapter by December 31, 1995.
(d) Nothing contained in this chapter and no local ordinance, rule or regulation adopted under this chapter impairs the validity of any plat legally recorded prior to the effective date of the ordinance, rule or regulation. (P.L. 1992, ch. 385, § 1; P.L. 1993, ch. 36, §§ 1, 2; P.L. 1993, ch. 144, §§ 1, 2; P.L. 1994, ch. 92, § 2; P.L. 2009, ch. 310, § 54.)
§ 45-23-29 Legislative findings and intent. (a) The general assembly recognizes and affirms in §§ 45-23-25 – 45-23-74 that the findings and goals stated in §§ 45-22.2-3 et seq. and § 45-24-27 et seq., known as the Rhode Island Comprehensive Planning and Land Use Regulation Act and the Rhode Island Zoning Enabling Act of 1991, respectively, present findings and goals with which local regulations must be consistent.
(5) That all proposed land developments and subdivisions are reviewed by local officials, following a standard process, prior to recording in local land evidence records. (P.L. 1992, ch. 385, § 1; P.L. 1993, ch. 36, § 1; P.L. 1993, ch. 144, § 1; P.L. 1994, ch. 92, § 2.)
§ 45-23-30 General purposes of land development and subdivision review ordinances, regulations and rules.  Land development and subdivision review ordinances, regulations and rules shall be developed and maintained in accordance with this chapter and with a comprehensive plan which complies with chapter 22.2 of this title and a zoning ordinance which complies with § 45-24-27 et seq. Local regulations shall address the following purposes:
(1) Providing for the orderly, thorough and expeditious review and approval of land developments and subdivisions;
(2) Promoting high quality and appropriate design and construction of land developments and subdivisions;
(3) Promoting the protection of the existing natural and built environment and the mitigation of all significant negative impacts of any proposed development on the existing environment;
(4) Promoting design of land developments and subdivisions which are well-integrated with the surrounding neighborhoods with regard to natural and built features, and which concentrate development in areas which can best support intensive use by reason of natural characteristics and existing infrastructure;
(5) Encouraging local design and improvement standards to reflect the intent of the community comprehensive plans with regard to the physical character of the various neighborhoods and districts of the municipality;
(6) Promoting thorough technical review of all proposed land developments and subdivisions by appropriate local officials;
(7) Encouraging local requirements for dedications of public land, impact mitigation, and payment-in-lieu thereof, to be based on clear documentation of needs and to be fairly applied and administered; and
(8) Encouraging the establishment and consistent application of procedures for local record-keeping on all matters of land development and subdivision review, approval and construction. (P.L. 1992, ch. 385, § 1.)
§ 45-23-31 Purpose and consistency with comprehensive plan, zoning ordinance and other local land use regulations.  (a) Local regulations adopted pursuant to this chapter shall provide a statement of purposes. These purposes shall be consistent with purposes stated in chapters 22.2 and 24 of this title concerning comprehensive plans and zoning ordinances, respectively, as well as with § 45-23-30. The local regulations shall also be consistent with the adopted local comprehensive plan, local zoning ordinance and all other duly adopted local development regulations.
(b) In the instance of uncertainty in the construction or application of any section of the local regulations, the local regulations shall be construed in a manner that will further the implementation of, and not be contrary to, the goals and policies and applicable elements of the comprehensive plan. Furthermore, the local regulations shall be construed in a manner which is consistent with the legislative findings, intents, and purposes of §§ 45-23-25 – 45-23-74. (P.L. 1992, ch. 385, § 1.)
§ 45-23-32 Definitions.  Where words or phrases used in this chapter are defined in the definitions section of either the Rhode Island Comprehensive Planning and Land Use Regulation Act, § 45-22.2-4, or the Rhode Island Zoning Enabling Act of 1991, § 45-24-31, they have the meanings stated in those acts. Additional words and phrases may be defined in local ordinances, regulations and rules under this act. The words and phrases defined in this section, however, shall be controlling in all local ordinances, regulations, and rules created under this chapter. See also § 45-23-34. In addition, the following words and phrases have the following meanings:
(5) Buildable lot. A lot where construction for the use(s) permitted on the site under the local zoning ordinance is considered practicable by the planning board, considering the physical constraints to development of the site as well as the requirements of the pertinent federal, state and local regulations. See § 45-23-60(a)(4).
(56) Waiver of requirements. See § 45-23-62. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1; P.L. 2013, ch. 458, § 1; P.L. 2013, ch. 467, § 1.)
§ 45-23-33 General provisions – Required contents of local regulations.  The local regulations consist of the regulations and other text, together with charts, graphs, appendices and other explanatory material. All local regulations include, at a minimum, the elements listed below and as further described in this chapter:
(1) Statement of enabling authority for land development and subdivision derived from § 45-23-25 et seq.;
(2) Statement of the city or town enabling ordinance as specified in § 45-23-51;
(3) Statement of purpose and consistency with the comprehensive plan, the zoning ordinance and other federal, state and local land use regulations;
(4) Definitions;
(5) General provisions;
(6) Special provisions;
(7) Procedures for review and approval of plats and plans;
(8) Procedures for recording of plats and plans;
(9) Procedures for guarantees of public improvements;
(10) Procedures for waivers and modifications;
(11) Procedures for enforcement and penalties;
(12) Procedures for the adoption of the regulations and amendments;
(13) Procedures for the administration of the regulations and amendments;
(14) Procedures for appeals;
(15) Design and public improvement standards for all districts within the municipality;
(16) Construction specifications for improvement standards; and
(17) Specification of all application documents and other documents to be submitted. (P.L. 1992, ch. 385, § 1.)
§ 45-23-34 General provisions  Definitions.  Local regulations adopted pursuant to this chapter shall provide definitions for words or phrases contained in the regulations as is deemed appropriate. Where words or phrases used in any local regulations, whether or not defined in those regulations, are substantially similar to words or phrases defined in § 45-23-32 of this chapter, or § 45-22.2-4 of the Comprehensive Planning and Land Use Act or § 45-24-31 of the Zoning Enabling Act of 1991 the words or phrases shall be construed according to the definitions provided in those sections of the law. (P.L. 1992, ch. 385, § 1.)
§ 45-23-35 General provisions  Pre-application meetings and concept review.  (a) One or more pre-application meetings shall be held for all major land development or subdivision applications. Pre-application meetings may be held for administrative and minor applications, upon request of either the municipality or the applicant. Pre-application meetings allow the applicant to meet with appropriate officials, boards and/or commissions, planning staff, and, where appropriate, state agencies, for advice as to the required steps in the approvals process, the pertinent local plans, ordinances, regulations, rules and procedures and standards which may bear upon the proposed development project.
(e) Provided that at least one pre-application meeting has been held for major land development or subdivision application or sixty (60) days has elapsed from the filing of the pre-application submission and no pre-application meeting has been scheduled to occur within those sixty (60) days, nothing shall be deemed to preclude an applicant from thereafter filing and proceeding with an application for a land development or subdivision project in accordance with § 45-23-36. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1.)
§ 45-23-36 General provisions  Application for development and certification of completeness.  (a) Classification. The administrative officer shall advise the applicant as to which approvals are required and the appropriate board for hearing an application for a land development or subdivision project. The following types of applications, as defined in § 45-23-32, may be filed:
(d) Where the review is postponed with the consent of the applicant, pending further information or revision of information, the time period for review is stayed and resumes when the administrative officer or the planning board determines that the required application information is complete. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 464, § 1.)
§ 45-23-37 General provisions  Administrative subdivision.  (a) Any applicant requesting approval of a proposed administrative subdivision, as defined in this chapter, shall submit to the administrative officer the items required by the local regulations.
(g) Approval of an administrative subdivision expires ninety (90) days from the date of approval unless within that period a plat in conformity with that approval is submitted for signature and recording as specified in § 45-23-64. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 464, § 1.)
§ 45-23-38 General provisions  Minor land development and minor subdivision review.  (a) Review stages. Minor plan review consists of two (2) stages, preliminary and final; provided, that if a street creation or extension is involved, or a request for variances and/or special-use permits are submitted, pursuant to the regulation's unified development review provisions, a public hearing is required. The planning board may combine the approval stages, providing requirements for both stages are met by the applicant to the satisfaction of the planning officials.
(b) Submission requirements. Any applicant requesting approval of a proposed, minor subdivision or minor land development, as defined in this chapter, shall submit to the administrative officer the items required by the local regulations. Requests for relief from the literal requirements of the zoning ordinance and/or for the issuance of special-use permits related to minor subdivisions and/or minor land-development projects that are submitted under a zoning ordinance's unified development review provisions shall be included as part of the preliminary plan application, pursuant to § 45-23-50.1(b).
(c) Certification. The application shall be certified, in writing, complete or incomplete by the administrative officer within twenty-five (25) days or within fifteen (15) days if no street creation or extension is required, and/or unified development review is not requested, according to the provisions of § 45-23-36(b). The running of the time period set forth in this section will be deemed stopped upon the issuance of a certificate of incompleteness of the application by the administrative officer and will recommence upon the resubmission of a corrected application by the applicant. However, in no event will the administrative officer be required to certify a corrected submission as complete or incomplete less than fourteen (14) days after its resubmission.
(d) Technical review committee. The technical review committee, if established, will review the application and will comment and make recommendations to the planning board. The application will be referred to the planning board as a whole if there is no technical review committee. When reviewed by a technical review committee:
(1) If the land-development or subdivision application does not include a request for unified development review and the plan is approved by a majority of the committee members, the application is forwarded to the planning board with a recommendation for preliminary plan approval without further review.
(2) If the plan is not approved by a majority vote of the committee members, or the application includes a request for unified development review, the minor land development and subdivision application is referred to the planning board.
(e) Re-assignment to major review. The planning board may re-assign a proposed minor project to major review only when the planning board is unable to make the positive findings required in § 45-23-60.
(f) Decision. If no street creation or extension is required, the planning board will approve, deny, or approve with conditions, the preliminary plan within sixty-five (65) days of certification of completeness, or within any further time that is agreed to by the applicant and the board, according to the requirements of §§ 45-23-60 and 45-23-63. If a street extension or creation is required, the planning board will hold a public hearing prior to approval according to the requirements in § 45-23-42 and will approve, deny, or approve with conditions, the preliminary plan within ninety-five (95) days of certification of completeness, or within any specified time that is agreed to by the applicant and the board, according to the requirements of §§ 45-23-60 and 45-23-63.
(g) Failure to act. Failure of the planning board to act within the period prescribed constitutes approval of the preliminary plan and a certificate of the administrative officer as to the failure of the planning board to act within the required time and the resulting approval will be issued on request of the application.
(h) Final plan. The planning board may delegate final plan review and approval to either the administrative officer or the technical review committee. The officer or committee will report its actions, in writing to the planning board at its next regular meeting, to be made part of the record.
(i) Expiration of approval. Approval of a minor land-development or subdivision plan expires ninety (90) days from the date of approval unless, within that period, a plat or plan, in conformity with approval, and as defined in this act, is submitted for signature and recording as specified in § 45-23-64. Validity may be extended for a longer period, for cause shown, if requested by the application in writing, and approved by the planning board. (P.L. 1992, ch. 385, § 1; P.L. 1996, ch. 404, § 36; P.L. 1999, ch. 157, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 464, § 1; P.L. 2016, ch. 527, § 2.)
§ 45-23-39 General provisions  Major land development and major subdivision review stages. (a) Major plan review is required of all applications for land development and subdivision approval subject to this chapter, unless classified as an administrative subdivision or as a minor land development or a minor subdivision.
(b) Major plan review consists of three stages of review, master plan, preliminary plan and final plan, following the pre-application meeting(s) specified in § 45-23-35. Also required is a public informational meeting and a public meeting.
(c) The planning board may vote to combine review stages and to modify and/or waive requirements as specified in § 45-23-62. Review stages may be combined only after the planning board determines that all necessary requirements have been met by the applicant. (P.L. 1992, ch. 385, § 1.)
§ 45-23-40 General provisions  Major land development and major subdivision  Master plan.  (a) Submission requirements.
(iii) State agencies, as appropriate, including the departments of environmental management and transportation, and the coastal resources management council; and
(b) Certification. The application must be certified in writing, complete or incomplete by the administrative officer within twenty-five (25) days, according to the provisions of § 45-23-36(b). The running of the time period set forth herein will be deemed stopped upon the issuance of a certificate of incompleteness of the application by the administrative officer and will recommence upon the resubmission of a corrected application by the applicant. However, in no event will the administrative officer be required to certify a corrected submission as complete or incomplete less than ten (10) days after its resubmission.
(1) The approved master plan is vested for a period of two (2) years, with the right to extend for two, (2) one-year extensions upon written request by the applicant, who must appear before the planning board for the annual review. Thereafter, vesting may be extended for a longer period, for good cause shown, if requested by the applicant, in writing, and approved by the planning board. Master plan vesting includes the zoning requirements, conceptual layout, and all conditions shown on the approved master plan drawings and supporting materials.
(2) The initial four-year (4) vesting for the approved master plan constitutes the vested rights for the development as required in § 45-24-44. (P.L 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 294, § 1; P.L. 2008, ch. 464, § 1; P.L. 2016, ch. 527, § 2.)
§ 45-23-41 General provisions  Major land development and major subdivision  Preliminary plan.  (a) Submission requirements.
(h) Vesting. The approved preliminary plan is vested for a period of two (2) years with the right to extend for two (2), one-year extensions upon written request by the applicant, who must appear before the planning board for each annual review and provide proof of valid state or federal permits as applicable. Thereafter, vesting may be extended for a longer period, for good cause shown, if requested, in writing by the applicant, and approved by the planning board. The vesting for the preliminary plan approval includes all general and specific conditions shown on the approved preliminary plan drawings and supporting material. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 294, § 1; P.L. 2008, ch. 464, § 1; P.L. 2016, ch. 527, § 2.)
§ 45-23-42 General provisions  Major land development and major subdivision  Public hearing and notice.  (a) A public hearing is required for a major land development project or a major subdivision or where a street extension or creation requires a public hearing for a minor land development project or minor subdivision.
(b) Notice requirements. Public notice of the hearing shall be given at least fourteen (14) days prior to the date of the hearing in a newspaper of general circulation within the municipality following the municipality's usual and customary practices for this kind of advertising. Notice shall be sent to the applicant and to each owner within the notice area, by certified mail, return receipt requested, of the time and place of the hearing not less than ten (10) days prior to the date of the hearing. Notice shall also be sent to any individual or entity holding a recorded conservation or preservation restriction on the property that is the subject of the application. The notice shall also include the street address of the subject property, or if no street address is available, the distance from the nearest existing intersection in tenths (1/10's) of a mile. Local regulations may require a supplemental notice that an application for development approval is under consideration be posted at the location in question. The posting is for informational purposes only and does not constitute required notice of a public hearing.
(c) Notice area.
(1) The distance(s) for notice of the public hearing shall be specified in the local regulations. The distance may differ by zoning district and scale of development. At a minimum, all abutting property owners to the proposed development's property boundary shall receive notice.
(2) Watersheds. Additional notice within watersheds shall also be sent as required in § 45-23-53(b) and (c).
(3) Adjacent municipalities. Notice of the public hearing shall be sent by the administrative officer to the administrative officer of an adjacent municipality if (1) the notice area extends into the adjacent municipality, or (2) the development site extends into the adjacent municipality, or (3) there is a potential for significant negative impact on the adjacent municipality.
(d) Notice cost. The cost of all notice shall be borne by the applicant. (P.L. 1992, ch. 385, § 1; P.L. 2007, ch. 161, § 1; P.L. 2007, ch. 283, § 1.)
§ 45-23-43 General provisions  Major land development and major subdivision  Final plan.  (a) Submission requirements.
(1) The applicant shall submit to the administrative officer the items required by the local regulations for the final plan, as well as all material required by the planning board when the application was given preliminary approval.
(2) Arrangements for completion of the required public improvements, including construction schedule and/or financial guarantees.
(3) Certification by the tax collector that all property taxes are current.
(4) For phased projects, the final plan for phases following the first phase, shall be accompanied by copies of as-built drawings not previously submitted of all existing public improvements for prior phases.
(b) Certification. The application for final plan approval shall be certified complete or incomplete by the administrative officer in writing, within twenty-five (25) days, according to the provisions of § 45-23-36(b). This time period may be extended to forty-five (45) days by written notice from the administrative officer to the applicant where the final plans contain changes to or elements not included in the preliminary plan approval. The running of the time period set forth herein shall be deemed stopped upon the issuance of a certificate of incompleteness of the application by the administrative officer and shall recommence upon the resubmission of a corrected application by the applicant. However, in no event shall the administrative officer be required to certify a corrected submission as complete or incomplete less than fourteen (14) days after its resubmission. If the administrative officer certifies the application as complete and does not require submission to the planning board as per subsection (c) below, the final plan shall be considered approved.
(c) Referral to the planning board. If the administrative officer determines that an application for final approval does not meet the requirements set by local regulations or by the planning board at preliminary approval, the administrative officer shall refer the final plans to the planning board for review. The planning board shall, within forty-five (45) days after the certification of completeness, or within a further amount of time that may be consented to by the applicant, approve or deny the final plan as submitted.
(d) Failure to act. Failure of the planning board to act within the prescribed period constitutes approval of the final plan and a certificate of the administrative officer as to the failure of the planning board to act within the required time and the resulting approval shall be issued on request of the applicant.
(e) Expiration of approval. The final approval of a major subdivision or land development project expires one year from the date of approval with the right to extend for one year upon written request by the applicant, who must appear before the planning board for the annual review, unless, within that period, the plat or plan has been submitted for signature and recording as specified in § 45-23-64. Thereafter, the planning board may, for good cause shown, extend the period for recording for an additional period.
(f) Acceptance of public improvements. Signature and recording as specified in § 45-23-64 constitute the acceptance by the municipality of any street or other public improvement or other land intended for dedication. Final plan approval shall not impose any duty upon the municipality to maintain or improve those dedicated areas until the governing body of the municipality accepts the completed public improvements as constructed in compliance with the final plans.
(g) Validity of recorded plans. The approved final plan, once recorded, remains valid as the approved plan for the site unless and until an amendment to the plan is approved under the procedure stated in § 45-23-65, or a new plan is approved by the planning board. (P.L. 1992, ch. 385, § 1; P.L. 1996, ch. 404, § 36; P.L. 1999, ch. 157, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 294, § 1; P.L. 2008, ch. 464, § 1.)
§ 45-23-44 General provisions  Physical design requirements.  (a) All local regulations shall specify, through reasonable, objective standards and criteria, all physical design requirements for subdivisions and land-development projects that are to be reviewed and approved pursuant to the regulations. Regulations shall specify all requirements and policies for subdivisions and land-development projects that are not contained in the municipality's zoning ordinance.
(f) The regulations shall specify all necessary findings, formulas for calculations, and procedures for meeting the requirements and policies. These requirements and policies apply to all subdivisions and land development projects reviewed and/or administered under the local regulations. (P.L. 1992, ch. 385, § 1; P.L. 2001, ch. 179, § 2; P.L. 2013, ch. 458, § 1; P.L. 2013, ch. 467, § 1; P.L. 2016, ch. 339, § 1; P.L. 2016, ch. 360, § 1.)
§ 45-23-45 General provisions  Public design and improvement standards.  (a) Public design and improvement standards for development projects shall be specified, through reasonable, objective standards and criteria, in the design and improvement standards section of the local regulations. Appropriate public improvement standards shall be specified for each area or district of the municipality. Standards may include, but are not limited to, specifications for rights-of-way, streets, sidewalks, lighting, landscaping, public access, utilities, drainage systems, fire protection, and soil erosion control.
(b) All public improvements required in a land development project or subdivision by a municipality shall reflect the physical character and design for that district which is specified by the municipality's adopted comprehensive plan. Public improvement requirements and standards need not be the same in all areas or districts of a municipality. The technical details of the improvement standards may be contained in an appendix to the local regulations but shall be considered part of the regulations. (P.L. 1992, ch. 385, § 1; P.L. 2001, ch. 179, § 2.)
§ 45-23-46 General provisions  Construction and/or improvement guarantees.  (a) The local regulations shall require planning board approval of agreements for the completion of all required public improvements prior to final plan approval in the form of (1) completion of actual construction of all improvements, (2) improvement guarantees, or (3) combination thereof.
(i) The municipality is granted the power to enforce the guarantees by all appropriate legal and equitable remedies. (P.L. 1992, ch. 385, § 1.)
§ 45-23-47 General provisions  Requirements for dedication of public land  Public improvements and fees.  Where a municipality requires, as a condition of approval of a proposed land development or subdivision project, dedication of land to the public, public improvements, payment-in-lieu of dedication or construction, or payment to mitigate the impacts of a proposed project, local regulations must require the following:
(5) All payment-in-lieu of dedication or construction to mitigate the impacts of the proposed development shall be kept in restricted accounts and shall only be spent on the mitigation of the identified impacts for which it is required. (P.L. 1992, ch. 385, § 1.)
§ 45-23-48 Special provisions  Phasing of projects.  (a) A municipality may provide for the preliminary and final review stages, and for the construction of major land developments and subdivisions, to be divided into reasonable phases.
(c) Vesting. The master plan remains vested as long as it can be proved, to the satisfaction of the planning board, that work is proceeding on either the approval stages or on the construction of the development as shown in the approved master plan documents. Vesting extends to all information shown on the approved master plan documents. (P.L. 1992, ch. 385, § 1.)
§ 45-23-49 Special provisions  Land development projects.  (a) If municipalities provide for land development projects, as defined in § 45-24-47 of the Rhode Island Zoning Enabling Act of 1991, the projects are subject to the local regulations.
(b) In these instances, the local regulations must include all requirements, procedures and standards necessary for proper review and approval of land development projects to ensure consistency with the intent and purposes of this chapter and with § 45-24-47 of the Rhode Island Zoning Enabling Act of 1991. (P.L. 1992, ch. 385, § 1.)
§ 45-23-49.1 Farmland residential compounds.  (a) The general assembly finds and declares that multiple dwelling units were historically common on farms because farming was a multi-generational way of life and because farm workers needed to be close to the land they worked; that this historical development pattern is centuries old, and that it is in the interest of the state to provide for the continuation of this development pattern as a means of preserving and enhancing agriculture and promoting sound development in rural areas of the state.
(e) For any agricultural operation, farmland residential compounds shall be permitted only to the limits set forth in subdivision (b)(2) of this section; in the event that the agricultural operation is subsequently divided into two (2) or more agricultural operations, no additional farmland residential compound shall be permitted until ten (10) years after the date of the approval of the application for the prior farmland residential compound, and all of the requirements for a farmland residential compound shall apply to each farmland residential compound; in the event that the agricultural operation ceases and the farmland is subdivided, a parcel at least equal to the minimum residential lot size for the zone times the number of dwelling units in the farmland residential compound plus the road in which the farmland residential compound is located shall be dedicated to the farmland residential compound, which overall parcel shall include the water supply and waste water treatment systems for the farmland residential compound. (P.L. 2006, ch. 406, § 1; P.L. 2006, ch. 452, § 1.)
§ 45-23-50 Special provisions  Development plan review.  (a) Municipalities may provide for development plan review, as defined in § 45-24-49 of the Rhode Island Zoning Enabling Act of 1991, to be subject to part of the local regulations.
(b) In these instances, local regulations must include all requirements, procedures and standards necessary for proper review and recommendations of projects subject to development plan review to ensure consistency with the intent and purposes of this chapter and with § 45-24-49 of the Rhode Island Zoning Enabling Act of 1991. (P.L. 1992, ch. 385, § 1; P.L. 1996, ch. 404, § 36.)
§ 45-23-50.1 Special provisions  Unified development review.  (a) When a municipal zoning ordinance provides for unified development review pursuant to § 45-24-46.4, the local regulations must include procedures for the filing, review, and approval of applications, pursuant to this section.
(1) Minor subdivisions and land-development projects. Requests for relief from the literal requirements of the zoning ordinance and/or for the issuance of special-use permits related to minor subdivisions and land-development projects shall be submitted as part of the application materials for the preliminary plan stage of review. A public hearing on the application, including any variance and special-use permit requests that meet the requirements of § 45-23-50.1(c) shall be held prior to consideration of the preliminary plan by the planning board or commission. The planning board or commission shall conditionally approve or deny the request(s) for the variance(s) and/or special-use permit(s) before considering the preliminary plan application for the minor subdivision or land-development project. Approval of the variance(s) and/or special- use permit(s) shall be conditioned on approval of the final plan of the minor subdivision or land-development project.
(2) Major subdivisions and land-development projects  Master plan. Requests for relief from the literal requirements of the zoning ordinance and/or for the issuance of a special-use permit related to major subdivisions and land-development projects shall be submitted as part of the application materials for the master plan stage of review. A public hearing on the application, including any variance and special-use permit requests that meets the requirements of § 45-23-50.1(c), shall be held prior to consideration of the master plan by the planning board or commission. The planning board or commission shall conditionally approve or deny the requests for the variance(s) and/or special-use permit(s) before considering the master plan application for the major subdivision or land-development project. Approval of the variance(s) and/or special-use permit(s) shall be conditioned on approval of the final plan of the major subdivision or land-development project.
(3) Major subdivisions and land-development projects  Preliminary plan. During the preliminary plan stage of review, applicants shall have the ability to request alteration of any variance(s) and/or special-use permit(s) granted by the planning board or commission during the master plan stage of review, and/or to request new variance(s) and/or special-use permit(s), based on the outcomes of the more detailed planning and design necessary for the preliminary plan. If necessary, the applicant shall submit such requests and all supporting documentation along with the preliminary plan application materials. A public hearing on the application, including any alterations and new requests, that meets the requirements of § 45-23-50.1(c), shall be held prior to consideration of the preliminary plan by the planning board or commission. The planning board or commission shall conditionally approve, amend, or deny the requests for alteration(s), new variance(s) and/or new special-use permit(s), before considering the preliminary plan application for the major subdivision or land-development project. Approval of the alteration(s), new variance(s), and/or new special-use permit(s) shall be conditioned on approval of the final plan of the major subdivision or land-development project. If the planning board or commission denies the request for alteration(s), new variance(s), and/or new special-use permit(s), the planning board shall have the option of remanding the application back to the master plan stage of review. Alternatively, if the planning board or commission denies the request for alteration(s), new variance(s), and/or new special-use permit(s), the applicant may consent to an extension of the decision period mandated by § 45-23-41(f) so that additional information can be provided and reviewed by the board or commission.
(e) Requests for the variance(s) and/or special-use permits that are denied by the planning board or commission may be appealed to the board of appeal pursuant to § 45-23-66. (P.L. 2016, ch. 527, § 3.)
§ 45-23-51 Local regulations  Authority to create and administer regulations.  The city or town council shall empower, by ordinance, the planning board to adopt, modify and amend regulations and rules governing land development and subdivision projects within that municipality and to control land development and subdivision projects pursuant to those regulations and rules. (P.L. 1992, ch. 385, § 1.)
§ 45-23-52 Local regulations  Procedure for adoption and amendment.  (a) The local planning board, once authorized by the ordinance required under § 45-23-51, shall adopt or repeal, and provide for the administration, interpretation, and enforcement of land development and subdivision review regulations.
(b) Provisions of the local regulations and appendices shall be presented in text and may incorporate maps, and other technical and graphic material. The local regulations, and all of their amendments, shall be consistent with all provisions of this chapter as well as the municipality's comprehensive plan and zoning ordinance. (P.L. 1992, ch. 385, § 1.)
§ 45-23-53 Local regulations  Public hearing and notice requirements.  (a) No local regulations shall be adopted, repealed, or amended until after a public hearing has been held upon the question before the city or town planning board. The city or town planning board shall first give notice of the public hearing by publication of notice in a newspaper of general circulation within the municipality at least once each week for three (3) successive weeks prior to the date of the hearing, which may include the week in which the hearing is to be held. At this hearing opportunity shall be given to all persons interested on being heard upon the matter of the proposed regulations. Written notice, which may be a copy of the newspaper notice, shall be mailed to the statewide planning program of the Rhode Island department of administration at least two (2) weeks prior to the hearing. The newspaper notice shall be published as a display advertisement, using a type size at least as large as the normal type size used by the newspaper in its news articles, and shall:
(2) Indicate that adoption, amendment or repeal of local regulations is under consideration;
(5) State that the proposals shown on the notice may be altered or amended prior to the close of the public hearing without further advertising, as a result of further study or because of the views expressed at the public hearing. Any alteration or amendment must be presented for comment in the course of the hearing.
(b) Notice of the public hearing shall be sent by first class mail to the city or town planning board of any municipality where there is a public or quasi-public water source, or private water source that is used or is suitable for use as a public water source, located within two thousand feet (2,000') of the municipal boundaries.
(c) Notice of a public hearing shall be sent to the governing body of any state or municipal water department or agency, special water district, or private water company that has riparian rights to a surface water resource and/or surface watershed that is used or is suitable for use as a public water source located within either the municipality or two thousand feet (2,000') of the municipal boundaries; provided, that a map survey has been filed with the building inspector as specified in § 45-24-53(e).
(d) Notwithstanding any of the requirements set forth in subsections (a) through (c) above, each municipality shall establish and maintain a public notice registry allowing any person or entity to register for electronic notice of any changes to the local regulations. Municipalities shall annually provide public notice of existence of said registry by a publication of notice in a newspaper of general circulation within the municipality. In addition, each municipality is hereby encouraged to provide public notice of the existence of the public notice registry in all of its current and future communications with the public, including, but not limited to, governmental websites, electronic newsletters, public bulletins, press releases and all other means the municipality may use to impart information to the local community.
Provided, however, notice pursuant to a public notice registry as per this section, does not alone qualify a person or entity on the public notice registry as an "aggrieved party" under § 45-24-31(4).
(f) The requirements in this section are to be construed as minimum requirements. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 57, § 2; P.L. 2013, ch. 185, § 1; P.L. 2013, ch. 235, § 1; P.L. 2014, ch. 528, § 70.)
§ 45-23-54 Local regulations  Publication and availability.  (a) Printed copies of the local regulations are available to the general public and shall be revised to include all amendments. Any appendices are also available. A reasonable charge may be made for copies.
(b) Upon publication of local regulations and any amendments to the local regulations, the municipality shall send a copy to the department of administration's statewide planning program and to the state law library. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 57, § 2.)
§ 45-23-55 Administration  The administrative officer.  (a) Local administration of the local regulations is under the direction of the administrative officer, who reports to the planning board.
(d) Enforcement of the local regulations is under the direction of the administrative officer. The officer is responsible for coordinating the enforcement efforts of the zoning enforcement officer, the building inspector, planning department staff, the city or town engineer, the department of public works and other local officials responsible for the enforcement or carrying out of discrete elements of the regulations. (P.L. 1992, ch. 385, § 1.)
§ 45-23-56 Administration  Technical review committee.  (a) The planning board may establish a technical review committee of not fewer than three (3) members, to conduct technical reviews of applications subject to their jurisdiction. Where a technical review committee is established, the administrative officer shall serve as chairperson. Membership of this subcommittee, to be known as the technical review committee, may include, but is not limited to, members of the planning board, planning department staff, other municipal staff representing departments with responsibility for review or enforcement, conservation commissioners or other duly appointed local public commission members.
(b) If the planning board establishes a technical review committee, the board shall adopt written procedures establishing the committee's responsibilities.
(c) Reports of the technical review committee to the planning board shall be in writing and kept as part of the permanent documentation on the development application. In no case shall the recommendations of the technical review committee be binding on the planning board in its activities or decisions. All reports of the technical review committee shall be made available to the applicant prior to the meeting of the planning board meeting at which the reports are first considered. (P.L. 1992, ch. 385, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 464, § 1.)
§ 45-23-57 Administration  The board of appeal.  The city or town council shall establish the city or town zoning board of review as the board of appeal to hear appeals of decisions of the planning board or the administrative officer on matters of review and approval of land development and subdivision projects. (P.L. 1992, ch. 385, § 1.)
§ 45-23-58 Administration  Administrative fees.  Local regulations adopted pursuant to this chapter may provide for reasonable fees, in an amount not to exceed actual costs incurred, to be paid by the applicant for the adequate review and hearing of applications, issuance of permits and recordings of subsequent decisions. (P.L. 1992, ch. 385, § 1.)
§ 45-23-59 Administration  Violations and penalties.  (a) Local regulations adopted pursuant to this chapter shall provide for a penalty for any violation of the local regulations, or for a violation of any terms or conditions of any action imposed by the planning board or of any other agency or officer charged in the regulations with enforcement of any of the provisions.
(d) The municipality may also cause suit to be brought in the supreme or superior court, or any municipal court, including a municipal housing court having jurisdiction in the name of the municipality, to restrain the violation of, or to compel compliance with, the provisions of its local regulations. A municipality may consolidate an action for injunctive relief and/or fines under the local regulations in the superior court of the county in which the subject property is located. (P.L. 1992, ch. 385, § 1.)
§ 45-23-60 Procedure  Required findings.  (a) All local regulations shall require that for all administrative, minor, and major development applications the approving authorities responsible for land development and subdivision review and approval shall address each of the general purposes stated in § 45-23-30 and make positive findings on the following standard provisions, as part of the proposed project's record prior to approval:
(b) Except for administrative subdivisions, findings of fact must be supported by legally competent evidence on the record which discloses the nature and character of the observations upon which the fact finders acted. (P.L. 1992, ch. 385, § 1; P.L. 2000, ch. 327, § 1.)
§ 45-23-61 Procedure  Precedence of approvals between planning board and other local permitting authorities.  (a) Zoning board.
(1) Where an applicant requires both a variance from the local zoning ordinance and planning board approval, and the application is not undergoing unified development review pursuant to § 45-23-50.1(b) and the local zoning ordinance, the applicant shall first obtain an advisory recommendation from the planning board, as well as conditional planning board approval for the first approval stage for the proposed project, which may be simultaneous, then obtain conditional zoning board relief, and then return to the planning board for subsequent required approval(s).
(2) Where an applicant requires both a special-use permit under the local zoning ordinance and planning board approval, and the application is not undergoing unified development review pursuant to § 45-23-50.1(b) and the local zoning ordinance, the applicant shall first obtain an advisory recommendation from the planning board, as well as conditional planning board approval for the first approval stage for the proposed project, which may be simultaneous, then obtain a conditional special-use permit from the zoning board, and then return to the planning board for subsequent required approval(s).
(b) City or town council. Where an applicant requires both planning board approval and council approval for a zoning ordinance or zoning map change, the applicant shall first obtain an advisory recommendation on the zoning change from the planning board, as well as conditional planning board approval for the first approval stage for the proposed project, which may be simultaneous, then obtain a conditional zoning change from the council, and then return to the planning board for subsequent required approval(s). (P.L. 1992, ch. 385, § 1; P.L. 2016, ch. 527, § 2.)
§ 45-23-62 Procedure  Waivers  Modifications and reinstatement of plans.  (a) Waiver of development plan approval.
(d) Decision. The planning board shall approve, approve with conditions or deny the request for either a waiver or modification as described in subsection (a) or (b) in this section, according to the requirements of § 45-23-63. (P.L. 1992, ch. 385, § 1.)
§ 45-23-63 Procedure  Meetings  Votes  Decisions and records.  (a) All records of the planning board proceedings and decisions shall be written and kept permanently available for public review. Completed applications for proposed land development and subdivisions projects under review by the planning board shall be available for public review.
(e) All written decisions of the planning board shall be recorded in the land evidence records within twenty (20) days after the planning board vote. A copy of the recorded decision shall be mailed within one business day of recording, by any method that provides confirmation of receipt, to the applicant and to any objector who has filed a written request for notice with the administrative officer. (P.L. 1992, ch. 385, § 1; P.L. 2008, ch. 224, § 1; P.L. 2008, ch. 464, § 1; P.L. 2016, ch. 527, § 2.)
§ 45-23-63.1 Procedure  Tolling of expiration periods.  (a) Notwithstanding any other provision set forth in this chapter, all periods pertaining to the expiration of any approval issued pursuant to the local regulations promulgated under this chapter shall be tolled until June 30, 2017. For the purposes of this section, "tolling" shall mean the suspension or temporary stopping of the running of the applicable permit or approval period.
(c) The tolling shall apply only to approvals or permits in effect on November 9, 2009 and those issued between November 9, 2009 and June 30, 2017, and shall not revive expired approvals.
(d) The expiration dates for all permits and approvals issued before the tolling period began will be recalculated as of July 1, 2017 by adding thereto the number of days between November 9, 2009 and the day on which the permit or approval would otherwise have expired. The expiration dates for all permits and approvals issued during the tolling period will be recalculated as of July 1, 2017 by adding thereto the number of days between the day the permit or approval was issued and the day the permit or approval otherwise would have expired. (P.L. 2009, ch. 198, § 2; ch. 199, § 2; P.L. 2010, ch. 209, § 1; ch. 215, § 1; P.L. 2011, ch. 56, § 2; ch. 65, § 2; P.L. 2013, ch. 137, § 2; ch. 184, § 2; P.L. 2015, ch. 103, § 2; ch. 114, § 2; P.L. 2016, ch. 117, § 1; ch. 118, § 1.
§ 45-23-64 Procedure  Signing and recording of plats and plans.  (a) All approved final plans and plats for land development and subdivision projects are signed by the appropriate planning board official with the date of approval. Plans and plats for major land developments and subdivisions are signed by the planning board chairperson or the secretary of the planning board attesting to the approval by the planning board. All minor land development or subdivision plans and plats and administrative plats are signed by the planning board chairperson or secretary or the board's designated agent.
(d) The administrative officer shall notify the statewide "911" emergency authority and the local police and fire authorities servicing the new plat with the information required by each of the authorities. (P.L. 1992, ch. 385, § 1.)
§ 45-23-65 Procedure  Changes to recorded plats and plans.  (a) For all changes to the approved plans of land development projects or subdivisions subject to this act, an amendment of the final development plans is required prior to the issuance of any building permits. Any changes approved in the final plan shall be recorded as amendments to the final plan in accordance with the procedure established for recording of plats in § 45-23-64.
(d) Rescission procedure. The planning board, only upon application by all landowners of the plat to be affected, may determine that the application for plat rescission is not consistent with the comprehensive community plan and is not in compliance with the standards and provisions of the municipality's zoning ordinance and/or land development and subdivision review regulations and shall hold a public hearing, which adheres to the requirements for notice described in § 45-23-42. The planning board shall approve, approve with conditions or modifications, or deny the application for rescission of the plat according to the requirements of § 45-23-63. If it is necessary to abandon any street covered under chapter 6 of title 24, the planning board shall submit to the city or town council the documents necessary for the abandonment process. Once the required process for rescission or for rescission and abandonment has been completed, the revised plat shall be signed and recorded as specified in § 45-23-64. (P.L. 1992, ch. 385, § 1; P.L. 1994, ch. 92, § 1.)
§ 45-23-66 Appeals  Right of appeal.  (a) Local regulations adopted pursuant to this chapter shall provide that an appeal from any decision of the planning board, or administrative officer charged in the regulations with enforcement of any provisions, except as provided in this section, may be taken to the board of appeal by an aggrieved party. Appeals from a decision granting or denying approval of a final plan shall be limited to elements of the approval or disapproval not contained in the decision reached by the planning board at the preliminary stage, providing that a public hearing has been held on the plan pursuant to § 45-23-42.
(b) Local regulations adopted pursuant to this chapter shall provide that an appeal from a decision of the board of appeal may be taken by an aggrieved party to the superior court for the county in which the municipality is situated. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1.)
§ 45-23-67 Appeals  Process of appeal.  (a) An appeal to the board of appeal from a decision or action of the planning board or administrative officer may be taken by an aggrieved party to the extent provided in § 45-23-66. The appeal must be taken within twenty (20) days after the decision has been recorded in the city's or town's land evidence records and posted in the office of the city or town clerk.
(c) Upon receipt of an appeal, the board of appeal shall require the planning board or administrative officer to immediately transmit to the board of appeal, all papers, documents and plans, or a certified copy thereof, constituting the record of the action which is being appealed. (P.L. 1992, ch. 385, § 1; P.L. 1999, ch. 157, § 1.)
§ 45-23-68 Appeals  Stay of proceedings.  An appeal stays all proceedings in furtherance of the action being appealed. (P.L. 1992, ch. 385, § 1.)
§ 45-23-69 Appeals  Public hearing.  (a) The board of appeal shall hold a public hearing on the appeal within forty-five (45) days of the receipt of the appeal, give public notice of the hearing, as well as due notice to the parties of interest. At the hearing any party may appear in person, or be represented by an agent or attorney. The board shall render a decision within ten (10) days of the close of the public hearing. The cost of any notice required for the hearing shall be borne by the applicant.
(c) The hearing, which may be held on the same date and at the same place as a meeting of the zoning board of review, must be held as a separate meeting from any zoning board of review meeting. Separate minutes and records of votes as required by § 45-23-70(d) shall be maintained by the board of appeal. (P.L. 1992, ch. 385, § 1.)
§ 45-23-70 Appeals  Standards of review.  (a) As established by this chapter, in instances of a board of appeal's review of a planning board or administrative officer's decision on matters subject to this chapter, the board of appeal shall not substitute its own judgment for that of the planning board or the administrative officer but must consider the issue upon the findings and record of the planning board or administrative officer. The board of appeal shall not reverse a decision of the planning board or administrative officer except on a finding of prejudicial procedural error, clear error, or lack of support by the weight of the evidence in the record.
(b) The concurring vote of three (3) of the five (5) members of the board of appeal sitting at a hearing, is necessary to reverse any decision of the planning board or administrative officer.
(c) In the instance where the board of appeal overturns a decision of the planning board or administrative officer, the proposed project application is remanded to the planning board or administrative officer, at the stage of processing from which the appeal was taken, for further proceedings before the planning board or administrative officer and/or for the final disposition, which shall be consistent with the board of appeal's decision.
(d) The board of appeal shall keep complete records of all proceedings including a record of all votes taken, and shall put all decisions on appeals in writing. The board of appeal shall include in the written record the reasons for each decision. (P.L. 1992, ch. 385, § 1.)
§ 45-23-71 Appeals to the superior court.  (a) An aggrieved party may appeal a decision of the board of appeal, to the superior court for the county in which the municipality is situated by filing a complaint stating the reasons of appeal within twenty (20) days after the decision has been recorded and posted in the office of the city or town clerk. The board of appeal shall file the original documents acted upon by it and constituting the record of the case appealed from, or certified copies of the original documents, together with any other facts that may be pertinent, with the clerk of the court within thirty (30) days after being served with a copy of the complaint. When the complaint is filed by someone other than the original applicant or appellant, the original applicant or appellant and the members of the planning board shall be made parties to the proceedings. The appeal does not stay proceedings upon the decision appealed from, but the court may, in its discretion, grant a stay on appropriate terms and make any other orders that it deems necessary for an equitable disposition of the appeal.
(b) The review shall be conducted by the superior court without a jury. The court shall consider the record of the hearing before the planning board and, if it appear to the court that additional evidence is necessary for the proper disposition of the matter, it may allow any party to the appeal to present evidence in open court, which evidence, along with the report, shall constitute the record upon which the determination of the court shall be made.
(c) The court shall not substitute its judgment for that of the planning board as to the weight of the evidence on questions of fact. The court may affirm the decision of the board of appeal or remand the case for further proceedings, or may reverse or modify the decision if substantial rights of the appellant have been prejudiced because of findings, inferences, conclusions or decisions which are:
(1) In violation of constitutional, statutory, ordinance or planning board regulations provisions;
(2) In excess of the authority granted to the planning board by statute or ordinance;
(6) Arbitrary or capricious or characterized by abuse of discretion or clearly unwarranted exercise of discretion. (P.L. 1992, ch. 385, § 1.)
§ 45-23-72 Appeals to the superior court  Enactment of or amendment of local regulations.  (a) Any appeal of an enactment of or an amendment of local regulations may be taken to the superior court for the county in which the municipality is situated by filing a complaint, as stated in this section, within thirty (30) days after the enactment, or amendment has become effective. The appeal may be taken by any legal resident or landowner of the municipality or by any association of residents or landowners of the municipality. The appeal does not stay the enforcement of the local regulations, as enacted or amended, but the court may, in its discretion, grant a stay on appropriate terms, which may include the filing of a bond, and make any other orders that it deems necessary for an equitable disposition of the appeal.
(b) The complaint shall state with specificity the area or areas in which the enactment or amendment is not consistent with the Comprehensive Planning Act, chapter 22.2 of this title; the Rhode Island Zoning Enabling Act of 1991, § 45-24-27 et seq.; the municipality's comprehensive plan; or the municipality's zoning ordinance.
(c) The review shall be conducted by the court without a jury. The court shall consider whether the enactment or amendment of the local regulations is consistent with the Comprehensive Planning Act, chapter 22.2 of this title; the Rhode Island Zoning Enabling Act of 1991, § 45-24-27 et seq.; the municipality's comprehensive plan; or the municipality's zoning ordinance. If the enactment or amendment is not consistent, then the court shall invalidate the enactment or the amendment, or those parts of the enactment or amendment which are not consistent. The court shall not revise the local regulations to be consistent, but may suggest appropriate language as part of the court decision.
(d) The court may in its discretion, upon motion of the parties or on its own motion, award reasonable attorney's fees to any party to an appeal, as stated herein, including a municipality. (P.L. 1992, ch. 385, § 1.)
§ 45-23-73 Appeals to the superior court  Priority in judicial proceedings.  Upon the entry of any case or proceeding brought under the provisions of this chapter, including pending and future appeals taken to the court, the court shall, at the request of either party, advance the case, so that the matter is afforded precedence on the calendar and be heard and determined with as little delay as possible. (P.L. 1992, ch. 385, § 1.)
§ 45-23-74 Severability.  If any provision of this chapter or of any rule, regulation or determination made under this chapter, or the application of the provisions to any person, agency or circumstances, is held invalid by a court of competent jurisdiction, the remainder of the chapter, rule, regulation, or determination and the application of the provisions to other persons, agencies, or circumstances shall not be affected by the invalidity. The invalidity of any section or sections of this chapter shall not affect the validity of the remainder of the chapter. (P.L. 1992, ch. 385, § 1.)