I.                   CALL TO ORDER AND ROLL CALL:

Chair Gina Thurn called for a motion to reorder the agenda moving the Old Business after hearing the New Business. Board Member Michael DeFrancesco made the motion. At which time Gina Thurn recused herself from the New Business discussion and turned the meeting over to Secretary Michael DeFrancesco. 

II.                 NEW BUSINESS:

A.    Morris Farm (89-A&B Ten Rod Rd) – Farm Overlay District – Consideration of Alternatives

Acting Chair DeFrancesco introduced this item for discussion and asked if someone representing Morris Farm was present to speak to this topic. Michael Sun, a representative and property owner of JPM Trust, LLC, stepped forward and offered an update to the Board. Acting Chair DeFrancesco asked Town Planner William DePasquale if there was an application tied to this discussion. The Planner indicated that this agenda item was to discuss the potential for a Farm Overlay District (FOD) at the Morris Farm. That the applicant is looking for direction from the Planning Board and currently there is no official application, as of yet. That once they have the Board’s feedback, they will make an application to the Administrative Officer (William DePasquale) and the Town Clerk (Lynn Hawkins).

Planner DePasquale then reviewed the process with the Board and the applicant stating that once the application is received, he will then go through the application for consistency with the eligibility criteria, it will then come back to the Planning Board for a recommendation and then on to the Town Council.

Michael Sun and Mary Ellen (Morris) formally introduced themselves to the Board representing the Morris Farm in Exeter and acknowledging the Morris Farm in Warwick, RI. Mr. Sun thanked the Planning Board, Town Council and Exeter government for being forward thinking and giving them a way forward, saying that farming is a difficult business and this opportunity is a lifeline for the farm. 

Mr. Sun then asked the Board to review an updated FOD--Concepts for Discussion Draft, Dated November 2025 and marked as Exhibit A. He felt confident that they would meet the criteria for the FOD. He noted the size of the farm is more than 75 acres, all zoned RU4, with 2500 feet of frontage on Ten Rod Road, and that tax returns will show Morris Farm in operation for 5 consecutive years with more than $10,000 gross revenue. Mr. Sun had questions for the Board regarding the setback variance of 500 feet for limited uses.

Mr. Sun identified for the Board the three limited uses that would be most consistent with what they would like to establish for their farm of the future:

            · Farm to table dinners -- greater than 50 people – one per week.

· Holiday attractions.

· Wedding or event venue – limited to no greater than 150 people.

Other possible uses:

· Hunting/working dog trials/training – limited to the size of the event.

· Multi-day tournaments – limited to no greater than 35 participants –

   1 per month

· Sporting events – no greater than ten teams or 35 participants – 1 per month

The Planner answered the question regarding limited uses. He indicated that limited uses are allowed by right in the FOD, but you must meet the setback(s). That the setback of 500 feet was set because of the possible nuisance to nearby neighbors. Once you receive a FOD you now have priority limited uses, but also the regular limited uses in the prior section (A-G), so long as you meet the 500ft setback. The Planner noted that in some instances the Morris’ may not be able to meet the required setback, but an applicant can ask for a variance for good cause.

Board member Michael Vivieros noted that a request for a variance might also cause a limitation on how the FOD can be used and the Planner agreed.

Mr. Sun referenced on Page 4 of his handout (November 2025 Draft), Concept #1 FOD applied with allowable area for Limited Uses (shown in purple) based upon setback requirements (500 ft). He noted that their challenge is that the allowable limited use area represents prime farmland and surrounds a historical cemetery (Tillinghast Lot).

Michael Sun noted that Mary Ellen and he had purchased 1 Mancini Place as of September of 2025 – and would like their Concept #2-3 (89 A&B Ten Rod Road, ID 26-1-1); 1 Mancini Place, ID 26-1-2; 1 Mancini Place, ID 26-1-3) as the Contiguous Parcels representing 175.7 acres with approximately 2,450 feet of frontage on Ten Rod Road.

Mr. Sun noted that JPM Trust owns the Farm and that is an LLC held by himself, his wife and father-in-law and the property in the back, the 88 acres is owned by himself and his wife, Mary Ellen.

Mr. Sun then showed the layout for the 24 acres – (no variance required) noting that this area represents prime farmland and current forested area/visual buffer for solar. He then asked the Board to consider removal of the setbacks on the Eastern and Southern borders. He went on to explain how this decision would not disturb neighboring properties (abutters).

Acting Chair DeFrancesco asked the Planner how the Town of North Kingstown plays the role of an abutter. The Planner indicated that everyone within 1000 feet, regardless of location, has an opportunity to come before the Board through a Public Hearing and speak their piece. That the Town Council would then balance the concerns with the proposal before them and the intent of the overlay district. The Planner noted that there is support to keep a farm a farm and limit over development.

Mr. Sun then broke down the 176 contiguous acres and how they would be used.

            · 50 acres would remain forested and wetlands

            · 41 acres continuous farm use

            · 40 acres seasonal farm with FOD limited uses: garden, orchard, pastures,

               including barns, farm stand and parking

            · 2.6 acres parking and concession space

            · 1.5 acres residential (2 on site)

Excluded from the FOD overlay:

            · 40 acres solar array

            · 0.16 acres historical cemetery

Mr. Sun then listed in his presentation the By Right Uses:

            · Farm Stays and educational programs

            · Horseback riding (existing barn w/pastures)

            · Corn Maze with parking and concession area

            · Continuously farmed land w/greenhouses (corn, vegetables, flowers)

· Agri-business retail sales

Followed by Limited Uses:

                        · Farm to table dinners >50 people

                        · Wedding or event venue <150 people – potentially with nonamplified music

                        · Holiday attractions

                        · Usage of (future) renovated post & beam barn as event space (<150 people)

Mr. Sun then reviewed with the Board considerations for parking, traffic, light and noise.

Mr. Sun then asked for the Board’s input.  Acting Chair Michael DeFrancesco liked the possibilities and noted that anything that gets the Town to maintain current and future farmland and does not convert land into residential properties, and it is a matter of working out the details, that are agreeable to the both the applicant and the Town, he is generally in favor of this type of proposal.

Board member Michael Viveiros noted that he is also in favor of this type of proposal but, with the caveat, that there be consistency going forward with other possible applicants. Mr. Viveiros felt the following items should always be considered—noise levels, lighting and how they impact neighbors. He would like to have clarity on having music indoors or outdoors and unamplified, but to make sure it is done in a way that is consistent—keeping the farmland and also keeping the neighbors happy. He referenced the Boon Street Market in Narragansett that has become an issue for neighbors.

Mr. Viveiros asked about the possibility of a rotary?  Planner DePasquale noted that the rotary is still on the table, so as the trips per day increase, due to the development on the North Kingstown side, a rotary may actually happen. The Planner indicated that the trips per day for that development are going to be significant and they will need to either upgrade the current signal or put in a rotary.

Planner DePasquale noted the excellent presentation that the Sun’s have put forward. That this is the second such plan the Board is looking at and agrees that noise and traffic need to be carefully considered, but the risk is worth it in terms of saving farms in Exeter. The Planner noted that there are mechanical items that need to be looked at, but overall, the plan is ready. He noted that they will need support from the Planning Board when it gets to the Town Council, as to whether or not the waivers that are requested are reasonable and are related to the design. Moreover, the existing conditions—the odd formation of the lots as they exist and the actual configuration of the field itself vs the home. The Planner noted that the Council is understanding that there can be variances given particular changes in land forms.

Mr. Viveiros brought up the question of restrooms for a possible 150 people, asking what their intent was for that need? He asked if it would be portable restrooms on a short-term basis and overtime something more permanent.

Acting Chair DeFrancesco asked Mr. Toro for his input.  Mr. Toro indicated that this proposal is a great idea for the Town of Exeter. Mr. DeFrancesco asked the applicant if this would be completed in a phasing-in-process? Mr. Sun indicated that, for them, it would be based on the investment, planning and expense of the overall project.

Mary Ellen Sun stated that they would need to understand their future direction because they need to plan their finances and their ability to make investments in the property. That they had bought the property at 1 Mancini Place, because it was a piece of beautiful farmland, giving them more options, and that they have agricultural plans for that land, as well as plans for how to make the whole ecosystem of the farm feasible for them to maintain. That they want to build themselves into a process where they can keep the house as the homestead. Mary Ellen invited the Board to visit the property and get a tour of the farm.

Town Planner noted that the next steps would be to file an application with him. He suggested that the next meeting could be at the farm or as individual site visits. The Planner noted that if more than three are planning to visit the farm it would need to be advertised.

B.     Yawgoo Valley Ski Area – Proposed for Future Land Use Considerations

Acting Chair DeFrancesco introduced this item for discussion and asked if someone representing Yawgoo Valley Ski Area was present to speak to this topic?

Jack and Tracy Hartman stepped forward to address this topic and discussed the future special use considerations for their property. Jack Hartman stated that their hope is to continue to maintain the ski area for as long as possible. That they are able, with the appropriate temperatures, to cover 100 percent of their terrain with manmade snow. That with any increases in temperatures, over the coming decades, it may make it impossible to keep the ski business open.

Mr. Hartman gave a property overview acknowledging the long-standing commercial recreational facility with (grandfathered ski area and related activities). The Hartman’s wanted to learn what considerations would be allowed if the ski area were to go away.

In their presentation to the Board, they proposed the following categories as future possibilities:

A.    Hospitality and Lodging

B.     Food & Beverage Services

C.     Recreational & Entertainment Facilities

D.    Venue and Assembly Uses

E.     Agricultural and Environmental Uses

F.      Commercial and Retail Uses

G.    Civic and Public Benefit Uses

H.    Future-Oriented Uses

Mr. Hartman asked the Board if any of their proposed uses are already permitted uses. Mr. Hartman felt that any of the suggested uses would not impact the neighborhood when it comes to noise, any more than the current ski and recreational area. Board member Viveiros suggested the Hartman’s have the noise levels measured.

Town Planner DePasquale acknowledged that this property was discussed in the Comprehensive Plan (Exeter 2044). He noted that there are a couple of ways to address the Hartman’s options. One would be through Zoning. A new zoning district would be created and within that zoning district there would be a series of allowed uses. The other approach would be by creating a Recreational Planned Development (RPD). That, like a farm overlay district (FOD), this development would sit on top of the residential district, keeping the residential and the overlay would give the Hartman’s a number of other uses that would be somewhat more flexible. A floating overlay district would have less restrictions with eligibility criteria being created and met. Planner DePasquale suggested that in their planning the Hartman’s should put a lot of thought into their buildout. That under a RPD the Hartman’s would be afforded many more possibilities for future opportunities. The Planner noted that the more versatility they have the better they will have for future generations. The overall plan of preserving the entirety.

Acting Chair DeFrancesco asked what the next steps would be for the Hartman’s? The Planner indicated that they would work in concert with the Planning Department to draft the overall plan. Then the Planner would approach the Town Council to say that the Planning Board is in support of an application for an overlay district, indicating that the Comp Plan calls for a masterplan for the area and the reasons why. The Planner went on to explain to the Hartman’s what they will need to do to start the process. Mr. Viveiros noted that the final plan will also be applied to other areas in Town, so when building out the recreational planned development district, this should always be kept in the forefront.

Board member John Toro asked if they had any specific ideas currently? Mr. Hartman indicated updating the infrastructure of the current restaurant. Also, the consideration of holding events in the spring, summer and fall utilizing the current restaurant. The Planner acknowledged that if they only want to operate events off season, then there may not be the need for an RPD. That they may want to get an attorney to develop a nonconformance clause, that has a process for preexisting nonconforming uses, for the recreational facility.

III.               OLD BUSINESS:

IV.             ADMINISTRATIVE:

A.     Approval of Minutes for October 14, 2025:

Michael DeFrancesco made a motion to accept the October 14, 2025 minutes as submitted; Seconded by John Toro; All in favor, (4-0) the motion passed.

(Gina Thurn, Michael DeFrancesco, Michael Viveiros and John Toro).

B.      Project updates: Planner DePasquale noted that on Rt. 3—The Auto Chateau had a grand opening; Jade—the Commercial Storage Units are coming in for Phase Two; Exquisite Events, all though successful, are storing equipment in a number of trailers on the property and a notice of violation may be sent; Solar/Morris Farm has been signed off on; Additional solar parks are being reviewed by Crossman Engineering; Wolf Rock is proceeding well, again Crossman overseeing that development.

The Planner noted that there are three properties up for sale currently in Exeter for development. Schartner Farm liens have been assigned to Green Development. The Planner noted that the Town has some 300 acres that could be developed in the near future. That if an additional 50-80 children are added to the school roles it would raise taxes by $756, beyond what a resident is currently paying.

C.     Future Meetings:

Planning Board Regular Meeting – Tuesday, November 25, 2025 at 6 p.m.

Planning Board Work Session – Tuesday, December 9, 2025 at 6 p.m.

Considerations: Site Readiness Analysis; Planning Board Rules and Procedures/Attendance Policy; Review of Financial Disclosure Information for Ethics Board; Battery Farms.

D.     Adjournment:

                              Motion to adjourn was made by Gina Thurn, seconded by John Toro, voted all in favor (4-0). The motion passed. The meeting adjourned at 7:31 p.m.

                              (Gina Thurn, Michael DeFrancesco, John A. Toro and Michael Viveiros).

                                Respectfully submitted,

Rebecca Lukowicz

Planning Department