I.                   CALL TO ORDER AND ROLL CALL: Meeting began at 6:00 p.m.

II.                OLD BUSINESS:

A.     Pine Ridge minor land development project - Preliminary/final application (combined) to construct a new commercial building located within 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 a new Building 'F' will consist of an 8,100 s.f. warehouse space for boat storage 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., American Engineering, was recognized and also introduced the following individuals: Owner and Applicant of Pine Ridge—Gashy Dowlatshahi; Paul Bannon P.E., Crossman Engineering; Jonathan Mendez and Ryan Miga Tenants of Building ‘F’.  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.

Freeman reviewed the highlights of the project that have changed since their last meeting. He reviewed the proposed stormwater management system for the property and indicated that it is designed to capture and infiltrate the increase of runoff from a 100-year storm. He noted that there is a large drainage system for the entire property. Feedback received from their previous meeting with the Board; they have now added a handicapped parking space and aisle. They are still proposing dark sky appropriate lighting. The septic system has not yet been applied for, but that is on their agenda.

Mr. Paul Bannon was introduced and asked to offer insight on traffic concerns. Mr. Bannon is Sr. Project Director with Crossman Engineering. He stated that they were retained to complete a traffic assessment of the area for the project; to review existing operations and proposed future conditions for when this project is completed. Mr. Bannon noted that they had reviewed the site plan with American Engineering to review access into and at the main intersection with the site. That site visits were made at different times of the day to observe traffic conditions. They completed a traffic counting program, including a 5-day automatic trip count on Rt. 2—AM/PM/Saturdays. Site distances were measured and accident information was garnered from the R.I. State Police (Nine over a 4-year period). The State over the last 10 years has been putting in intermittent left hand turn lanes at major junctions and that a Safety Study had been done back in 2017-18 for the whole corridor and it was determined that a median left turn lane would improve safety on the roadway. Mr. Bannon stated that the roadway is posted at 45 miles per hour (+10) with no curbing or sidewalks. The average daily traffic of 13,600 vehicles per day. Speed data indicates the speeds are 53 mph northbound and 50 mph southbound. Mr. Bannon reviewed the number of employees on the site and the seasons during the year when boats would be brought to the building for storage and then delivered to various marinas. Mr. Bannon concluded that based on their observations and analysis completed, the intersection operates in an acceptable manner. 

Chair Thurn asked about the retail impact possibility. Mr. Bannon expected Saturdays to be the busiest and maybe six customers on a Saturday.

Dr. Mark Lyles, 86 Hopkins Hill Road, Exeter, asked about the size of the boats to be stored. Jonathan Mendez noted the boats would range from 12 to 40 feet and the legal hauling limit is 13.6’ and the doors are 14’ in height.

Mr. Mendez noted that they are operating out of three locations: Wickford, Wakefield and Exeter. With the Exeter location it will afford the customer a much nicer retail experience. Mr. Mendez mentioned that there is a boat brand built in Rhode Island exclusively and that they will have the ability to showcase these boats and offer them to their customers. He noted that clients always need to make an appointment to view their boat(s).

Dr. Lyles questioned the storage of the fluids that would be withdraw from the boats? Mr. Mendez stated that the decommissioning of boats is done at their boat yard where they purge all the systems with nontoxic antifreeze before the boats go into storage in a presumed dormant state. The waste from the boat(s) is handled by the client(s) following state approved requirements.

Board member Michael Vivieros wanted to clarify the use of the word “maintenance.”  Mr. Mendez stated that nothing is done fluid-wise at the Exeter site.

Chair Thurn recognized Town Planner William DePasquale. Planner DePasquale reviewed his Planning Memorandum: Preliminary/Final DPR Building ‘F.’ Previously Approved Pine Ride Industrial Park. AP72 B2 L10: May 19, 2026.

The Planner noted that this is a preliminary/final application request for a Minor Land Development Review (LDR) proposing the construction of a new Building ‘F.’ That this development is part of the previously approved Pine Ridge Industrial Park. The Planner pointed out this area is Zoned Business and that there are not too many locations within Exeter as designated business, and that this an appropriate land use within a zone, and is also consistent with the land use plan, the comprehensive plan and also the zoning ordinance. The Planner stated that he supports this project whole heartedly.

The Planner stated that the proposed development, which includes warehouse and retail components, will expand the local commercial tax base and promote economic activity within the community. That because approximately 90 percent of the Town’s tax base supports the school district, the proposed development will help diversify and strengthen the local tax base by increasing commercial tax generation relative to residential demand. The project advances broader municipal planning objectives by supporting economic development, enhancing the Business District, and improving long-term stability for the Town.

Mr. DePasquale read three comments from Exeter residents that were taken from the 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.”  --8-1 Economic Development

“Pursue an economic development strategy to increase nonresidential tax revenue…”

“We are committed to pursuing balanced economic growth policies that strengthen the town’s tax base…”  --vi

In the Planner’s Planning Memorandum of May 19, 2026, he pointed out the following issues to be addressed: 1. Lighting; 2. Drainage and Stormwater Management; 3. Traffic Management. (Page 5 of the May 19, 2026 Planning Memorandum.)  --1-2 Vision

The Planner stated that should the Board make affirmative findings with respect to the applicant’s request, the Town Planner recommends approval of the Minor Land Development, Preliminary and Final Plans, with Final approval to be granted administratively by the Administrative Officer, upon a finding that the proposal is consistent with the Comprehensive Plan, the Zoning Ordinance, and the Land Development and Subdivision Regulations, subject to the following conditions of approval: 1. No Outdoor Storage; 2. Fire Safety Approval; 3. Lighting; 4. Permits. (Page 5 of the May 19, 2026 Planning Memorandum.)

The Planner concluded his presentation to the Board noting his Required Findings, of which there are sixteen (16) (Pages 6 and 7 of the Planner’s Memorandum – May 19, 2026).

Michael DeFrancesco felt that there is a lack of enforcement with some of these projects and asked if it was advisable to have our Town consultant oversee construction?  The Planner felt that, in this case, since this development is mostly complete, that he would be able to visit the site himself for a final inspection.  

Michael Viveiros inquired about review with the Fire Marshal. The applicant indicated that they have already been approved and a letter was sent in July of 2023 reconfirming past discussions. That they are following best practices.

Michael DeFrancesco made a motion to approve the proposed construction of a new Building 'F' within an existing commercial business park (Pine Ridge) located on Assessor's Plat 72, Block 2, Lot 10 based on the comments from this evening and meeting the recommendations from the Planner, noted on Page 5 of his Planning Memorandum, Dated May 19, 2026, which includes the following conditions of approval: 1. No Outdoor Storage; 2. Fire Safety Approval; 3. Lighting; 4. Permits. Followed by the sixteen (16) Required Findings on Pages 6 and 7 of the Planner’s Memorandum. The Planner’s Memorandum of May 19, 2026 is to be included as part of the record. Seconded by Joseph St. Lawrence. Hearing no discussion, a vote was taken and the motion passed (4-0). (Gina Thurn, Michael DeFrancesco, Joseph St. Lawrence and John Toro).

III.             NEW BUSINESS:  A. None

IV.             ADMINISTRATIVE:

A.    Approval of Minutes – March 24, 2026

Michael DeFrancesco made a motion to approve the minutes as submitted,

Seconded by Joseph St. Lawrence, hearing no discussion, the motion passed (6-0).

(Gina Thurn, Michael DeFrancesco, Joseph St. Lawrence, John Toro, Michael

Viveiros and Norman Machon).

B.     Zoning Board of Review: Thursday, June 11, 2026

Nothing of note from the Planning Department.

C.    Administrative Officer approved projects/decisions and correspondence

Upcoming Projects: Exquisite Events, Jade III, Ten Rod Road Solar,

Mail Road Solar, Wolf Rock Development going very well.

D.    Future Meetings:

Planning Board Workshop – MONDAY, June 8, 2026 at 6 p.m.

• Ten Rod Road Preapplication – Comp Permit (300 units).

Planning Board Regular Meeting – Tuesday, June 23, 2026 at 6 p.m.

   • Exeter-West Greenwich High School Auditorium – Public Hearing Comp

      Permit Gardner Road (20 units/10 buildings).

V.                ADJOURNMENT:

Motion to adjourn was made by Michael DeFrancesco, seconded by John Toro, voted all in favor (6-0). The motion passed. The meeting adjourned at 7:03 p.m. 

(Gina Thurn, Michael DeFrancesco, Joseph St. Lawrence, John Toro, Michael Viveiros and Norman Machon).

Respectfully submitted, Rebecca M. Lukowicz, Planning Department