Town of Exeter, Rhode Island
PLANNING BOARD
675 Ten Rod Road
Exeter, R.I. 02822
401-294-2612
401-294-2592
Meeting Minutes
October 14, 2025
Minutes Approved: November 12, 2025
WORK SESSION MEETING
Members present: Gina Thurn, Robert Corriea, Michael DeFrancesco, John Toro and Michael Viveiros
Members Absent: Joseph St. Lawrence and Norman Machon
Staff present: William DePasquale, Planner and Patricia Whitford, Clerk
A. Site Readiness Analysis – Route 102 and Route 3 – Continued Discussion/Draft Overlay
The Planner opened the discussion and referenced the documentation entitled: Interstate 95 Interchange with Routes 3 and 102 in Exeter—Dated: 10/10/25
The Planner asked the Board to consider looking at the signal at Rt. 102 and Rt. 3 differently. Board member Michael Viveiros noted that this intersection doesn’t seem to meet today’s roadway standards. He felt that creating a rotary or perhaps taking land from either side to straighten the roadway should be under consideration. The Planner noted that Director Alviti of RIDOT had come in and met with the Town and that they had introduced the idea of a road redesign. Director Alviti mentioned that the road redesign in Johnston for the Amazon warehouse was paid for by Amazon. The Planner felt that future business builds could include a cost sharing road design opportunity. The Planner stated that the Rt. 3 and 102 alignments need to be included in their future plans.
Chairperson Thurn asked what types of businesses would they want to bring in with regards to tax revenue. Asking the question--What brings in better taxes—property or tangible taxes? The Planner explained that tangible taxes have been reduced over time as to what qualifies and what doesn’t. He indicated that he would much rather see property taxes as opposed to tangible taxes. The Planner noted that as an Action Item he will pose that question to the Tax Collector.
Tax stabilization agreements were mentioned. The Planner noted that tangible taxes should be thought about as the contents and the land along with improvements and then the building on top of that as the most valuable sources of tax revenue.
Discussion centered around the emerging types of warehouses, distribution, and flex industrial buildings and their sizes. The Planner asked what would be the most appropriate size for the area considering the following possibilities: Major distribution centers (500,000 SF or over); Large fulfillment centers (150,000-500,000 SF); Medium fulfillment centers (50,000-150,000 SF) and Small fulfillment centers (3,000-25,000 SF).
The Planner was proposing the 500,000 SF building because of its location to I-95.
Board member Vivieros offered his concerns regarding Rt. 102 and traffic concerns.
Board member DeFrancesco suggested that a flex industrial complex may be a better buildout. Mike Vivieros noted that the infrastructure is an important piece of developing this land and finding the right developer who will have a vision for the future. The Planner suggested that in the end they will need to come forward with a refined idea of how this property should be used. Pre-structure buildings are being used at the Quonset site. Frontage on the clover leaf is up for future discussion.
The Board discussed the following options to be considered in the new district.
· Multiuser B2B/TDL Industrial Park scenario · Food Hubs (water supply concerns)
· Office parks (considered passé) · Food/Beverage packing, processing and wholesale distribution should be considered · Hotels are not an option for this area · Solar panels are an option for businesses · Affordable Housing—need to offer some opportunities to the existing trailer park—housing becomes a part of the overall plan.
Vice Chair Corriea noted that he still finds the smaller buildings to his liken more than one very large facility. The Planner pointed out that the single user, as a single entity, is not the case; that within a single large building there could be as many as 50 or more businesses. Discussion continued. · Height limitations should it set on buildings. · Office space should not be greater than a (certain) percentage. Mr. Corriea suggested a winery as a possibility. It was noted that the Quonset Development is the ideal and the suggested way to consider the buildout here in Exeter. Board member Vivieros noted that having a large piece of land is very desirable and even more so because it is on an Interstate highway and cloverleaf interchange. The Planner felt it was imperative that the Board get down to something that is digestible—highest and best use for the Town.
The Chair asked if there was any additional input from Board members. The question was asked, What’s the path forward. The Planner noted that the Site Readiness Study is the working document for their decision making going forward. Planner DePasquale noted that the draft zoning piece for the implementation of the future development of this site is going to require a great deal of work.
The Board reviewed the possibilities of land development areas. The Planner asked the Board to go through the Site Readiness document and remove what they felt should be removed, add what they wanted to see, such as roadways, language and, more importantly, the draft zoning piece and agree or disagree with the suggestions of the first cut on zoning requirements.
Board member DeFrancesco asked what should be their overarching criteria for making decisions? “Is it the economic benefit for the Town or keeping the aesthetics of Exeter—what should be driving our decisions.” The Planner indicated that his understanding is that the Town Council put an economic development committee together, applied for a grant under the auspices of economic development. That the Comprehensive Plan adopts the Site Readiness document as a subset of the plan. Mr. DeFrancesco indicated that the townspeople will have to decide on the economic impact of a development on the tax base, how it will help or hurt the town in the long run, and the possible need to make compromises.
A. Comprehensive Plan – Implementation Matrix – Discussion/Project Actions
Chair Thurn introduced this topic for discussion. Vice Chair Corriea noted that he had summarized the goals for each element in a handout. Ms. Thurn noted that she has gone through, in order to identify, the action items that need to be addressed in the first five years, in ten years and so on. She reviewed that many of the elements have been worked on in various ways and the continuing work that is being done on the other elements within the Comprehensive Plan. Discussion continued on the following summaries: Element 4 – Natural Resources and Conservation goals; Element 5 – Open Space and Recreation; Element 6 – Historic and Cultural Resources; Element 7 – Housing; Element 8 – Economic Development; Element 9 – Transportation; Element 10 – Public Facilities, Services, Infrastructure, Communications; Element 11 – Sustainability: Climate Change Resilience, Energy and Hazard Mitigation; Element 12 – Land Use; Element 13 – Stewardship and Implementation.
The Planner suggested that in the area of Natural Resources and Conservation and Open Space, the Planning Board could, on their own, develop a mini comprehensive outdoor recreation plan – by visiting all of the Town’s outdoor recreation facilities and then give a report on the condition of each of these spaces, and how they could improve these areas for future planning. Ms. Thurn asked how could the Board delegate some of these tasks, the Planner indicated that it is the responsibility of the Planning Board. Ms. Thurn felt the Conservation Commission could be a possible resource. The Planner suggested completing one or two tasks completely.
The Planner felt that they have not captured the open space and recreational opportunities in the Town. Mr. Toro noted that the Planner was focusing on Element 5 and that the Board should put together a small committee and complete this task/goal.
A. Approval of Minutes for September 9, 2025:
Michael Viveiros made a motion to accept the September 9, 2025 minutes with a spelling change on Line 143; Seconded by John Toro; All in favor, (4-0) the motion passed.
(Gina Thurn, Robert Corriea, John A. Toro and Michael Viveiros).
B. Correspondence and Project updates: Required annual training, project updates; Open Gov; Splitrock; FOD; Wolf Rock
The Planner noted that the Town is now live on Open Government – All Planning Board applications are now completed on line – no more hard copies. Applicants must apply on line.
Split Rock -- Went to the Town Council and they are awaiting Council’s decision on what mechanism will be chosen as to who reviews an expansion.
Farm Overlay District -- Will be coming back to the Planning Board with FOD Adams petition, the Council wanted to know how much of the land was under a conservation easement --- Mr. Adams will come back with this information shown on his plans.
Wolf Rock -- Is going well. Crossman Engineering, our third-party engineering consultant, has been on the property regularly and the Town now has reports on everything that has taken place on the site.
Required Training – The Planner reported that under State law, Board members are required to have mandatory training. When training does become available, Board members will need to attend and return a certificate to the Planning Department once they have completed the course.
C. Future Meetings:
Planning Board Regular Meeting – Tuesday, October 28, at 6 p.m.
Asa Davis will present an update on his existing Comp permit.
Planning Board Work Session – Wednesday, November 12, 2025, at 6 p.m.
Morris Farm – FOD and Yawgoo to discuss options for the ski resort and possible new considerations.
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 8:43 p.m.
(Gina Thurn, Robert Corriea, John A. Toro and Michael Viveiros).
Respectfully submitted,
Rebecca Lukowicz
Planning Department