Town of Exeter, Rhode Island
675 Ten Rod Road
Exeter, R.I. 02822
401-294-2612
401-294-2592
PLANNING BOARD
Meeting Minutes
September 24, 2024
Minutes Approved: October 8, 2024
REGULAR MEETING
Members present: Michael DeFrancesco, Gina Thurn, William Haas, Robert Corriea, Donna Di Donato and
Michael Viveiros
Members Absent: Joseph St. Lawrence
Staff present: Stephen Sypole, Solicitor, William DePasquale, Planner, Dixie Foisy, Clerk and
Olivia DeFrancesco, Council Liaison
Chair Michael DeFrancesco called the meeting to order at 5:35 p.m. on location of Wolf Rock Road, Exeter, RI for the site visit portion of the meeting.
There was no public comment.
A. 2nd Pre-application Site Visit/Meeting: 2299 Post Road, LLC Applicant and Owner of property located at 0 Wolf Rock Road, Exeter, RI; Zoned RE-2/Business and further designated as Assessor’s Plat 79, Block 2, Lot 5; is seeking a pre-application site visit for a Minor Subdivision proposing street creation and a seven-lot, single-family subdivision, designed as a conservation development.
The first portion of this Planning Board meeting took place at the above-mentioned site on Wolf Rock Road.
Members and staff present on location were as follows:
Chairman Michael DeFrancesco, Vice Chair Gina Thurn, Secretary William Haas, Board Member Robert Corriea, Alternate Board Member Michael Viveiros, Town Planner, William DePasquale, and Planning Board Clerk, Dixie Foisy.
For the record, there were approximately 10-12 residents in attendance to gather information and voice their concerns.
Chairman Michael DeFrancesco introduced this petition and then asked Town Planner William DePasquale to review the reasons for the site visit.
Planner William DePasquale began the site visit by explaining, to those in attendance, that this visit was actually the second preliminary and that the first had been around the concept/idea of a development occurring on the site that would be built under the Conservation Subdivision plan. That building a Conservation Subdivision would preserve open space by building smaller lots versus larger lots that take up the entirety of the project. The Planner explained that this was the first stage at preapplication and the next stage would be preliminary. Mr. DePasquale went on to say that the purpose of the site visit was to take a look at the land form, because the importance of a Conservation Subdivision is that the land comes first.
Chairman DeFrancesco also shared that plans for a Conservation Subdivision will look at what the land can support by first determining through overlays, land features that should not be disturbed. For instance, wetlands, historical areas or areas of interest, after those important land decisions have been made, then determinations are made as to where the homes can best be built.
Samuel Hemingway, PE, Garofalo & Associates, Inc., 85 Corliss Street, Providence, RI, along with Jonathan Kent, applicant, for Wolf Rock Estates Conservation Subdivision were recognized and stepped forward to review their proposed design for the property, designated AP 79, B2, L5, approximately 100 feet east of 301 Wolf Rock Road, Exeter, RI.
The proposed minor seven-lot subdivision includes the creation of a private street. It is designed as a conservation development, with 40 percent of the 21.73-acre lot dedicated to open space. The new lots for development are planned to support seven, four-bedroom, single family homes with on-site wastewater treatment systems (OWTS) and drinking wells.
Mr. Hemingway walked the property reviewing, with those present, their intended plans for the land. Questions were raised about any historical cemeteries located on the property. Wetlands were also noted during the site visit. Tree inventory was brought up by the Planner and he asked that healthy trees be preserved as much as possible.
The following individuals were present and had questions about the proposed project:
Diane Worthen, 89 Wolf Rock Road, Exeter, RI. Ms. Worthen indicated that the property has a major wetland and in the spring the water runs across the property and down the road. She questioned the drainage and did not agree with the Planner’s assessment.
Leah Alexander, 24 Wolf Rock Road, Exeter, RI. Ms. Alexander reviewed the existing grade with the proposed new grade of the land. The Planner asked that Mr. Hemingway review with him the location of the neighbors in conjunction with the proposed subdivision.
Tracey Swanson, 225 Wolf Rock Road, Exeter, RI. Ms. Swanson expressed her concerns about the additional traffic that will be added to the area and the difficulties of getting in and out of Wolf Rock Road now. Ms. Swanson asked if there would be any consideration given to the traffic difficulties. Mr. Hemingway indicated that the actual impact to traffic is hard to quantify. The Planner noted that the width of the road may be the concern.
Rose Majeika, 256 Wolf Rock Road, South Kingstown, RI. Ms. Majeika stated that the area from Rt. 2 and all the way up is too narrow for two lanes of traffic. That the overflow from the package store, with people parking on the road, that people come in off of Rt. 2, come across Wolf Rock in order to get into the package store, rather than coming in directly from Rt. 2 which is dangerous. The Town needs to address the ongoing issues with the area until the road is made wide enough for two lanes of traffic. She also noted that when the railroad track was closed, Amtrak gave the Town money to pave the road, but that it was never paved only chip sealed.
John Majeika, 256 Wolf Rock Road, South Kingstown, RI. Mr. Majeika asked when this piece of land was subdivided off the original piece of land? He questioned why the neighbors were not notified. The Planner stated that everything goes through a process and because it was not a major subdivision, under state law, it was not required. He then asked about the rules and regulations for the number of lots under a minor subdivision? The Planner noted that it is presently nine, changed by the legislature. Mr. Majeika questioned ADUs on the property and the Planner noted by law it would be allowed. The Planner also stated that both the Council and Planning Board tried to stave off some of the changes that have happened through new laws put in place by the state legislature.
Board member Michael Viveiros questioned whether the developers would consider making the homes 3 bedrooms instead of the suggested four. Mr. Hemingway/Mr. Kent indicated that they would take that suggestion into consideration. Mr. Viveiros indicated that he would like to see the wetlands to better understand what they looked like.
Chairman DeFrancesco stated that they would reconvene at the Town Hall for 7:00 p.m.
Vice Chair Gina Thurn suggested that if the residents in attendance had any additional comments upon conclusion of this meeting, she suggested they send them on to the attention of the Town Planner.
Prior to leaving the site visit, Vice Chair Gina Thurn made a motion to recess this portion of the meeting at 6:30 p.m. to reconvene at the Town Hall for other Town business. Michael Viveiros seconded the motion. A vote was taken and was all in favor. The meeting was recessed.
At 7:00 p.m., Chair Michael DeFrancesco made a motion to reconvene the meeting at the Town Hall Council Chambers; Gina Thurn seconded the motion. A vote was taken and was all in favor. The meeting was reconvened.
A. Recommendation to the Town Council: Matthew J. Richardson and Kara N. Richardson, Applicants and Owners of Tilted Barn Brewery, property located at 1 Hemsley Place, Exeter, RI; Zoned RU-3 and further designated as Assessor’s Plat 39, Block 1, Lot 1; a request for a proposed amendment to Appendix A of the Exeter Zoning Ordinance Section 1.2.35 - Definitions; and Section 2.4 - Zoning Use Table to allow a Farm Café within a Farm Brewery.
The Planner announced that the applicant requested to reschedule due to a last-minute family obligation. Accordingly, this application will be continued to the October 22, 2024 Planning Board Regular meeting.
The Planner referenced his Planning Memorandum: FARM BREWERY – FARM CAFÉ SECTION 1.2 AND 2.4 PROPOSED CHANGE TO THE ZONING CODE; Dated: September 18, 2024. He expressed his concerns with the proposal with regards to the “Use” within the Town’s ordinance. He stated in his memorandum that, “It is vital to understand the intent of a Farm Brewery. Section 1.2 defines a farm brewery as supporting the operation of farms and does not intend to be of primary use. The zoning ordinance designates specific areas for restaurants and taverns within commercial districts to ensure parking and land use compatibility. The term “Farm Brewery” and its allowance in residential districts, as outlined in section 2.4, was meant to support farming operations and was not intended for use as the primary location for taverns or restaurants, which are not permitted in residential areas.” The Planner went on to note in his memorandum that careful consideration must be given to changing the Town zoning ordinance to allow food to be dispensed at Farm Breweries.
Solicitor Sypole stated that normally someone would come in and file an application to amend a zoning ordinance. Which would then go to the Council and the Planning Board. The Council would then have a meeting to introduce the ordinance followed by a public hearing within 65 days. The Council would refer it to the Planning Board for the Board’s recommendation within 45 days. Solicitor Sypole noted that this request came directly to the Planning Board and the applicants had not filed the required application. He suggested that the Board propose the amendment and send the Board’s recommendation on to the Council which would then have the 65 days to hold a public hearing.
It was suggested to postpone any further discussion until the Board’s next regularly scheduled meeting on October 22, 2024.
A. Zoning Board of Review: The Clerk noted there were no new applications for October.
B. Meeting Minutes Approval: August 27, 2024
Chair DeFrancesco asked for a motion to approve the meeting minutes of August 27, 2024. Gina Thurn made a motion to approve the minutes as submitted; Michael Viveiros seconded. A vote was taken and was all in favor, 4-0 (DeFrancesco, Thurn, Corriea and Viveiros).
C. Correspondence: Copies of Planning & Zoning Decisions were distributed to the Board.
D. Planner: A discussion took place to determine an appropriate succession of officer contacts for the Planning Office to have in order to get documents signed in a timely manner and have our meeting agendas reviewed and approved as needed. It was agreed to contact Chair Michael DeFrancesco first, Vice Chair Thurn second and Secretary Haas third. In the event, they are not available, then we may contact Alternate Donna Di Donato or Board Member Robert Corriea. Solicitor Sypole suggested adding this to our Planning Board Rules of Procedure.
E. Future Meeting: The next Work Session will take place on Tuesday, October 8, 2024 at 6:00 p.m. The Town Planner indicated that they needed to continue work on the Zoning Use Table, to include short-term rentals, inclusionary zoning, and farm-café zone change.
Motion to adjourn made by Bill Haas, seconded by Gina Thurn; voted all in favor.
MOTION PASSED. The meeting adjourned at 7:25 p.m.
Respectfully submitted,
Rebecca Lukowicz
M. Dixie Foisy, Planning Board Clerk