[Added 2-14-2001; amended 9-14-2005; 12-13-2023]
As used in this article, the following terms shall have the
meanings indicated:
A request, or requests by the application to seek relief
from the literal use and dimensional requirements of the zoning ordinance
and/or the design standards or requirements of the land development
and subdivision regulations. The standard for the local view board's
consideration of adjustments is set forth in R.I.G.L. § 45-53-4(d)(2)(iii)(E)(II).
Reasonable in view of the state need for low- and moderate-income
housing, considered with the number of low-income persons in the Town
affected and the need to protect the health and safety of the occupants
of the proposed housing or of the residents of the Town, to promote
better site and building design in relation to the surroundings, or
to preserve open spaces, and if the zoning ordinance, requirements,
and regulations are applied as equally as possible to both subsidized
and unsubsidized housing.
Any condition brought about by any single factor or combination
of factors, as a result of limitations imposed on the development
by conditions attached to the approval of the comprehensive permit,
to the extent that it makes it financially or logistically impracticable
for any applicant to proceed in building or operating low- or moderate-income
housing, within the limitations set by the subsidizing agency of government
or local review board, on the size or character of the development,
on the amount or nature of the subsidy, or on the tenants, rentals,
and income permissible, and without substantially changing the rent
levels and unit sizes proposed by the applicant.
A letter issued by the Rhode Island housing and mortgage
finance corporation in accordance with R.I.G.L. § 42-55-5.3(a).
The Planning Board.
Shall be synonymous with "affordable housing" as defined
in R.I.G.L. § 42-128-8.1, and further means any housing
whether built or operated by any public agency or any nonprofit organization
or by any limited equity housing cooperative or any private developer,
that is subsidized by a federal, state, or municipal government subsidy
under any program to assist the construction or rehabilitation of
affordable housing and that will remain affordable through a land
lease and/or deed restriction for 99 years or such other period that
is either agreed to by the applicant and Town or prescribed by the
federal, state, or municipal government subsidy program but that is
not less than 30 years from initial occupancy.
As a result of the adoption of the implementation program
of an approved affordable housing plan, the absence of unreasonable
denial of applications that are made pursuant to an approved affordable
housing plan in order to accomplish the purposes and expectations
of the approved affordable housing plan, and a showing that at least
20% of the total residential units approved by a local review board
or any other municipal board in a calendar year are for low- and moderate-income
housing as defined in R.I.G.L. § 42-128-8.1.
Those monitoring agents appointed by the Rhode Island Housing
Resources Commission pursuant to R.I.G.L. § 45-53-3.2 and
to provide the monitoring and oversight set forth in this chapter,
including, but not limited to, R.I.G.L. §§ 45-53-3.2
and 45-53-4.
A.Â
Any applicant proposing to build low- or moderate-income housing
may submit to the local review board a single application for a comprehensive
permit to build that housing in lieu of separate applications to the
applicable local boards. This procedure is only available for proposals
in which at least 25% of the housing is low- or moderate-income housing.
B.Â
Notwithstanding the foregoing, in accordance with R.I.G.L. § 45-53-4(d)(10),
the Town Council limits the annual total number of dwelling units
in comprehensive permit applications from for-profit developers to
an aggregate of 1% of the total number of year-round housing units
in the Town, as recognized in the affordable housing plan, and notwithstanding
the timetables set elsewhere in this section, the Planning Board shall
consider comprehensive permit applications from for-profit developers
sequentially in the order in which they are submitted.
In order to offset the differential cost of the low- or moderate-income
housing units in the section, the following municipal subsides shall
be provided:
A.Â
Adjustments, meaning a request, or requests by the application to
seek relief from the literal use and dimensional requirements of the
zoning ordinance and/or the design standards or requirements of the
land development and subdivision regulations. The standard for the
Planning Board's consideration of adjustments is set forth in
R.I.G.L. § 45-53-4(d)(2)(iii)(E)(II).
B.Â
Density bonus. The Town shall provide the following density bonuses
for projects submitted under this section provided that the total
land utilized under in the density calculation shall exclude wetlands,
wetland buffers, area devoted to infrastructure necessary for development,
and easements or rights-of-way of record.
(1)Â
For projects connected to public water and sewer, or eligible
to be connected to public water and sewer, demonstrated through written
confirmation from each respective service provider the following density
bonuses are provided:
(a)Â
For projects providing at least 25% low- and moderate-income
housing the density bonus shall be five units per acre.
(b)Â
For projects providing at least 50% low- and moderate-income
housing the density bonus shall be nine units per acre.
(c)Â
For projects providing at least 100% low- and moderate-income
housing the density bonus shall be 12 units per acre.
(2)Â
For properties not connected to either public water or sewer,
or both, but which provide competent evidence as to the availability
of water to service the development and/or a permit for on-site wastewater
treatment system to service the dwelling units from the applicable
state agency the following density bonuses are provided:
(a)Â
For projects providing at least 25% low- and moderate-income
housing the density bonus shall be three units per acre.
(b)Â
For projects providing at least 50% low- and moderate-income
housing the density bonus shall be five units per acre.
(c)Â
For projects providing at least 100% low- and moderate-income
housing the density bonus shall be eight units per acre.
C.Â
Parking. For comprehensive permit applications one off-street parking
space per dwelling unit is required for units up to and including
two bedrooms. Bedrooms. The bedroom count of units for a comprehensive
permit are not limited to any count less than three bedrooms for single-family
dwelling units. Floor area. There are no floor area limitations for
comprehensive permit applications other than those provided by R.I.G.L.
§ 45-24.3-11.
The application and review process for a comprehensive permit
shall be as follows:
A.Â
Pre-application conference. A pre-application conference may be required
by the administrative officer or requested by the applicant. The pre-application
conference may be with the Planning Board, Technical Review Committee,
or administrative officer as determined appropriate by the administrative
officer.
(1)Â
In advance of the pre-application conference, the applicant
shall submit a short written description of the project including
the number of units, type of housing, density analysis, preliminary
list of adjustments requested, a location map, and a conceptual site
plan.
(2)Â
Upon request of the applicant for a pre-application conference,
such conference will be scheduled and held within 30 days of the request,
unless a different time frame is agreed to by the applicant, in writing.
(3)Â
If 30 days has elapsed from the filing of the pre-application
submission, and no pre-application submission has taken place, nothing
shall be deemed to preclude the applicant from thereafter filing and
proceeding with an application for preliminary plan review.
B.Â
Preliminary plan.
(1)Â
Submission requirements. Applications for preliminary plan under
this section shall include:
(a)Â
A letter of eligibility issued by the Rhode Island Housing Mortgage
Finance Corporation, or in the case of projects primarily funded by
the U.S. Department of Housing and Urban Development or other state
or federal agencies, an award letter indicating the subsidy, or application
in such form as may be prescribed for a municipal government subsidy;
and
(b)Â
A letter signed by the authorized representative of the applicant,
setting forth the specific sections and provisions of applicable local
ordinances and regulations from which the applicant is seeking adjustments;
and
(c)Â
A proposed timetable for the commencement of construction and
completion of the project; and
(d)Â
Those items included in the checklist for preliminary plan review
with the exception of evidence of state or federal permits.
(e)Â
Notwithstanding the submission requirements set forth above,
the Planning Board may request additional, reasonable documentation
throughout the public hearing, including, but not limited to, opinions
of experts, credible evidence of application for necessary federal
and or state permits, and advice from other local boards and officials.
(2)Â
Certification of completeness. The preliminary plan must be
certified complete or incomplete by the administrative officer, provided,
however, that the certificate shall be granted within 25 days of submission
of an application. The running of the time period set forth herein
will be deemed stopped upon the issuance of a written certificate
of incompleteness of the application by the administrative officer
and will recommence upon the resubmission of a correct 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 10 days after its resubmission. If the administrative officer
certifies the application as incomplete, the officer shall set forth,
in writing, with specificity the missing or incomplete items.
(3)Â
Public hearing. A public hearing shall be noticed and held as
soon as practicable after the issuance of a certificate of completeness.
(4)Â
Notice. Public notice for the public hearing will be the same
notice required under local regulations for a public hearing for a
master plan. The cost of notice shall be paid by the applicant.
(5)Â
Time frame for review. The [Planning Board] shall render a decision
on the preliminary plan application within 90 days of the date the
application is certified complete, or within a further amount of time
that may be consented to by the applicant through the submission of
written consent.
(6)Â
Failure to act. Failure of the [Planning Board] to act within
the prescribed period 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 shall be issued on request of the applicant. Further, if
the public hearing is not convened or a decision is not rendered within
the time allowed, the application is deemed to have allowed and the
preliminary plan approval shall be issued immediately.
(7)Â
Vesting. The approved preliminary plan is vested for a period
of two years with the right to extend for two, 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 ordinances and provisions
and regulations at the time of the approval, general and specific
conditions shown on the approved preliminary plan drawings and support
material.
C.Â
Final plan. The second and final stage of review for the comprehensive
permit project shall be done administratively, unless an applicant
has requested and been granted any waivers from the submission of
checklist items for preliminary plan review, and then, at the Planning
Board's discretion, it may vote to require the applicant to return
for final plan review and approval.
(1)Â
The following items shall be submitted as part of the final
plan submission:
(a)Â
All required state and federal permits must be obtained prior
to the final plan approval.
(b)Â
A draft monitoring agreement which identifies an approved entity
that will monitor the long-term affordability of the low- and moderate-income
units pursuant to R.I.G.L. § 45-53-3.2.
(c)Â
A sample land lease or deed restriction with affordability liens
that will restrict use as low- and moderate-income housing in conformance
with the guidelines of the agency providing the subsidy for the low-
and moderate-income housing, but for a period of not less than 30
years.
(d)Â
Those items included in the checklist for final plan review.
(e)Â
Arrangements for completion of the required public improvements,
including construction schedule and/or financial guarantees.
(f)Â
Certification by the Tax Collector that all property taxes are
current.
(g)Â
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.
(2)Â
Certificate of completeness. The final plan application must
be certified complete or incomplete by the administrative officer
according to the provisions of R.I.G.L. § 45-23-36; provided,
however, that, the certificate shall be granted within 25 days of
submission of the application. The running of the time period set
forth herein will be deemed stopped upon the issuance of a written
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 10 days after its resubmission. If the administrative officer
certifies the application as incomplete, the officer shall set forth,
in writing, with specificity the missing or incomplete items.
(3)Â
Time frame for review. The reviewing authority shall render
a decision on the final plan application within 45 days of the date
the application is certified complete.
(4)Â
Decision on final plan. An application filed in accordance with
this article shall be approved by the administrative officer unless
such application does not satisfy conditions set forth in the preliminary
plan approval decision or such application does not have the requisite
state and/or federal approval or other required submissions, does
not post the required improvement bonds, or such application is a
major modification of the plans approved at preliminary plan.
(5)Â
Failure to act. Failure of the reviewing authority to act within
the prescribed period constitutes approval of the final plan and a
certificate of the administrative officer as to the failure to act
within the required time and the resulting approval shall be issued
on request of the applicant.
(6)Â
Vesting. The approved final plan is vested for a period of two
years with the right to extend for one one-year extension upon written
request by the applicant, who must appear before the Planning Board
for the extension request. Thereafter, vesting may be extended for
a longer period, for good cause shown, if requested, in writing, by
the applicant, and approved by the local review board.
A.Â
Minor changes, as defined in the local regulations, to the plans
approved at preliminary plan may be approved administratively, by
the administrative officer, whereupon final plan approval may be issued.
The changes may be authorized without additional public hearings,
at the discretion of the administrative officer, All changes shall
be made part of the permanent record of the project application. This
provision does not prohibit the administrative officer from requesting
a recommendation from either the Technical Review Committee or the
local review board. Denial of the proposed change(s) shall be referred
to the local review board for review as a major change.
B.Â
Major changes, as defined in the local regulations, to the plans
approved at preliminary plan may be approved only by the local review
board and must follow the same review and public hearing process required
for approval of preliminary plans.
A.Â
Required findings for approval. In approving a preliminary plan application
for a comprehensive permit, the local review board shall make positive
findings, supported by legally competent evidence on the record which
discloses the nature and character of the observations upon which
the fact finders acted, on each of the following standard provisions,
where applicable:
(1)Â
The proposed development is consistent with local needs as identified
in the comprehensive plan with particular emphasis on the Affordable
Housing Plan and/or has satisfactorily addressed the issues where
there may be inconsistencies.
(2)Â
The proposed development is in compliance with the standards
and provisions of the zoning ordinance and subdivision regulations,
and/or where adjustments are requested by the applicant, that local
concerns that have been affected by the relief granted do not outweigh
the state and local need for low- and moderate-income housing.
(3)Â
All low- and moderate-income housing units proposed are integrated
throughout the development; are compatible in scale and architectural
style to the market rate units within the project; and will be built
and occupied prior to, or simultaneous with the construction and occupancy
of any market rate units.
(4)Â
There will be no significant negative impacts on the health
and safety of current or future residents of the community, in areas,
including, but not limited to, safe circulation of pedestrian and
vehicular traffic, provision of emergency services, sewerage disposal,
availability of potable water, adequate surface water runoff, and
the preservation of natural, historical, or cultural features that
contribute to the attractiveness of the community.
(5)Â
All proposed land development and all subdivision lots will
have adequate and permanent physical access to a public street.
(6)Â
The proposed development will not result in the creation of
individual lots with any physical constraints to development that
building on those lots according to pertinent regulations and building
standards would be impracticable, unless created only as permanent
open space or permanently reserved for a public purpose on the approved,
recorded plans.
B.Â
Required findings for denial. In reviewing the comprehensive permit
request, the local review board may deny the request for any of the
following reasons:
(1)Â
The Town has an approved affordable housing plan and is meeting
housing needs, and the proposal is inconsistent with the affordable
housing plan; provided that, the local review board also finds that
the municipality has made significant progress in implementing the
housing plan;
(2)Â
The proposal is not consistent with local needs, including,
but not limited to, the needs identified in an approved comprehensive
plan, and/or local zoning ordinance and procedures promulgated in
conformance with the comprehensive plan;
(3)Â
The proposal is not in conformance with the comprehensive plan;
(4)Â
The community has met or has plans to meet the goal of 10% of
the year-round units being low- and moderate-income housing provided
that the local review board also finds that the community has achieved
or has made significant progress towards meeting the goals of the
affordable housing plan; or
(5)Â
Concerns for the environment and the health and safety of current
residents have not been adequately addressed.
C.Â
Infeasibility of conditions of approval. The burden is on the applicant
to show, by competent evidence before the local review board, that
proposed conditions of approval are infeasible, as defined in R.I.G.L.
§ 45-53-3. Upon request, the applicant shall be provided
a reasonable opportunity to respond to such proposed conditions prior
to a final vote on the application.
[1]
Editor's Note: Former § 400-155, Denial of request,
§ 400-156, Voting and appeals, as amended, and § 400-157,
Expiration of approval; construction schedule, were repealed 12-13-2023.