Town of Exeter, Rhode Island
PLANNING BOARD
675 Ten Rod Road
Exeter, R.I. 02822
401-294-2612
401-294-2592
Meeting Minutes
Tuesday, April 28, 2026
Minutes Approved: June 23, 2026
PLANNING BOARD REGULAR MEETING
Members present: Gina Thurn, Robert Corriea, Michael DeFrancesco, Joseph St. Lawrence,
John Toro and Michael Viveiros
Members Absent: Norman Machon
Staff present: William DePasquale, Town Planner; Stephen Sypole, Esq.
A. Continued review of proposed amendments to existing Mobile Home Parks; PROPOSED AMENDMENTS TO EXETER CODE OF ORDINANCES: MOBILE OR MANUFACTURED HOME PARK and ARTICLE III, CONFORMING AND NON-CONFORMING LOTS AND USES HOME OR TRAILER PARKS.
Gina Thurn introduced this agenda item and asked for an update from Town Planner William DePasquale. Mr. DePasquale asked to keep this item on the agenda with the hopes of working with the applicant, that by having an opening on the agenda it will allow the Planning Department to quickly get to the Board to expedite this matter. He indicated that his hope is that the applicant will come back to the Board and work with the Town in order to come to a successful conclusion. He asked that this topic be table.
A. Pre-Application Minor land development project to construct a commercial building in an existing commercial business park (Pine Ridge) located on Assessor's Plat 72, Block 2, Lot 10 near Pole #43 on the east side of South County Trail (State Route #2) in the Town of Exeter, Rhode Island. The parcel consists of 19.42 acres of land in zoning district B (business). The proposed construction of Building 'F' is to be an 8,100 s.f. of warehouse space and 1,500 s.f. of retail space, including paved parking, drainage, connection to a public well waterline, and connection to an existing onsite wastewater treatment system in conformance with the zoning and development regulations of the Town.
Patrick Freeman, P.E., was recognized and reviewed the proposal with the Board. Mr. Freeman explained that Mr. Gashy Dowlatshahi is the owner of the Pine Ridge Industrial Park development, which is located on the east side of South County Trail (Route 2) in the Town of Exeter and he is proposing to add an additional building to the existing development. Building “F” will include 8,100 s.f. of warehouse space and 1,500 s.f. of retail space.
Building “F” is proposed to be utilized partially as a warehouse and partially as a retail facility. The proposed building will be connected to the existing septic system which was designed and approved for a use that far exceeds its current daily flow loading. The building will be connected to existing utility lines on site and no connections to Routh 2/South County Trail are proposed. The Public Well was approved for the five buildings. A RIPDES permit (#102185) has been approved for this project.
Chair Thurn asked what type of retail would the space be used for? Mr. Freeman noted that it would be a full keel marina in order to store boats in the building and retail where they can sell marine-related items.
Chair Thurn asked Town Planner DePasquale for his review. Mr. DePasquale referenced his Planning Memorandum: Preliminary DPR Building “F” – Previously Approved Pine Ridge Industrial Park – AP 72 B2 L10 – Dated: April 21, 2026.
The Planner reviewed the history of the commercial business park which included Facts, Travel and the Projects Progression. He noted that this development, one of the only business parks in the Town of Exeter, has its roots all the way back to 2003.
With incremental development over time the latest Building “E” received a Record of Decision (ROD) – June 27, 2023. During which the Board detailed with the petitioner and engineer items such as parking, drainage and traffic. The Planner noted that one of the uses generated some traffic, which came before the Town Council as an inquiry as to whether a traffic signal was needed on Route 2. A business owner came before the Council and asked for financial support for the signal which was not granted. Planner DePasquale noted that as part of the Board’s Planned Review, at the time, a traffic study was conducted, and concluded that no signal was required. He also indicated that traditionally it is the business owner’s responsibility to assume the cost of purchasing the signal and the cost of the installation.
Planner DePasquale’s initial evaluation noted that transforming the outdoor boat storage into a commercial building of equivalent size in the business district supports the town’s comprehensive plan. He then sited sections from Exeter 2044 Comprehensive Plan. “Reduction of the residential tax burden. With limited business development in Exeter, residential taxpayers are responsible for the majority of the municipal budget, which is dominated by public school spending.”
Exeter 2044 Comprehensive Plan–Page 8-1 Economic Development
“Pursue an economic development strategy to increase nonresidential tax revenue…”
Exeter 2044 Comprehensive Plan/vi
“We are committed to pursuing balanced economic growth policies that strengthen the
town’s tax base…” Exeter 2044 Comprehensive Plan / 1-2 Vision
Under the Planner’s Preapplication Concerns, Issues and Suggestions he listed the following: 1. RIPDES permit; 2. Traffic Analysis Summary; 3. Lighting; 4. No Outdoor storage; 5. Fire Safety and 6. Parking Plan. (Page 5 of the Planner’s Memorandum of April 21, 2026). The Planner noted that he is in entire support of this development.
Chair Gina Thurn felt that with regards to traffic at that site, “it is not great.” She felt it should be the responsibility of every business in the Pine Ridge Industrial Park, as well as all the businesses on the opposite side of Route 2 should be sharing the cost. She felt this signal would benefit everyone. Michael DeFrancesco concurred and would like to learn about the number of accidents that have occurred at this location. It was noted that there is a turning lane at that location.
Michael Vivieros asked if it would be boat storage and it was noted as a yes. Michael DeFrancesco suggested that all outdoor storage be prohibited.
A. Zoning Board of Review: Thursday, May 14, 2026 – nothing of note.
B. Administrative officer approved projects/decisions and correspondence.
Ongoing projects: Exquisite Events; Last phase of Jade project; Meeting with Town Council on Prohibitions;
C. Future Meetings:
Planning Board Workshop Meeting – Tuesday, May 12, 2026
Final Review of Rt. 102 Overlay District; Special Use Permits
Planning Board Regular Meeting – Tuesday, May 26, 2026
Motion to adjourn was made by John Toro, seconded by Michael DeFrancesco, voted
all in favor (6-0). The motion passed. The meeting adjourned at 6:35 p.m.
(Gina Thurn, Robert Corriea, Michael DeFrancesco, Joseph St. Lawrence, John Toro, and Michael Viveiros).
Respectfully submitted,
Rebecca Lukowicz, Planning Department