| | Town of Smithfield Planning Board 64 FARNUM PIKE ESMOND, RHODE ISLAND 02917 December 17, 2020 Virtual Meeting Minutes |
Members Present: Al Gizzarelli, Richard Colavecchio, Jennifer Hawkins, Mike Pinelli, Mike Moan, Curtis Ruotolo, and John Yoakum
Members Absent: John Steere
Others Present: Michael Phillips, Town Planner, Scott Levesque, Assistant Town Solicitor
Chairman Al Gizzarelli opened the December 17, 2020 virtual meeting of the Smithfield Planning Board at 6:02 p.m.
Discuss and approve the November 12, 2020 meeting minutes.
Mike Pinelli made a motion, seconded by Mike Moan, to approve the November 12, 2020 Planning Board meeting minutes. The vote on the motion was as follows:
Voting In Favor: Members Gizzarelli, Colavecchio, Pinelli, Moan, Ruotolo, and Yoakum
Voting In Opposition: None
Abstaining: Member Hawkins
The vote on the motion being six in favor with one abstention the motion carried.
REGULAR AGENDA
Minor Subdivision and conversion of a historic barn to 3 residential units. The proposal will require a Use Variance to allow a multi-family use in an R-80 zoning district and dimensional relief for the lots.
AP 49 / Lot 180 – 453 Farnum Pike
4.06 Acres (approx.) / Zoning District: R-80
Applicant/Owner: Eric Yeghian, Vikon Properties
Engineer: Daniel Campbell, P.E., Level Design Group, LLC
a. Review and discuss the proposed submission with the project proponent.
b. The Board may approve the Preliminary Plan as submitted, approve with changes and/or conditions, deny the application, or continue the meeting to a future date.
c. The Board may make a recommendation on the required use variance and dimensional relief.
d. The Board may delegate Final Plan approval to the Administrative Officer.
Daniel Campbell, with Level Design Group, represented the applicant on this request for a minor subdivision and stated that they are proposing to keep the existing historic barn, repair the OWTS for the existing dwelling and subdivide the property into a single family dwelling on the new lot.
Town Planner Mike Phillips stated that the applicant needs zoning relief but that the proposal fits into the character of the existing neighborhood and the Town is happy to see repair of the historic barn.
Mike Pinelli made a motion, seconded by Curtis Ruotolo, to approve the application incorporating the Planner’s memo dated November 16, 2020 submitted as Board’s Exhibit 1 and being conditioned on the applicant obtaining zoning relief for frontage and lot width. The vote on the motion was all in favor and the motion carried.
Mike Pinelli made a motion, seconded by Curtis Ruotolo, to make a positive recommendation to the Zoning Board to grant the requested relief for frontage and lot width. The vote on the motion was all in favor and the motion carried.
Major Land Development – Master Plan Review
AP 49 / Lot 78 – 30 Hanton City Road
15.55 Acres (approx.) / Zoning District: PCD-B
Applicant/Owner: Rubius Therapeutics, Inc.
Engineer: Joe Casali Engineering, Inc.
a. The Board will review the submission with the project proponent.
b. Receive input from the public on the proposed submission.
c. The Board may schedule a site visit.
d. The Board may approve the Master Plan as submitted, approve with changes and/or conditions, deny the application, or continue the meeting to a future date.
e. The Board may authorize the Town Planner to prepare a written decision consistent with the Board’s findings of fact and motion for signature by the Chair and subsequent recording.
Joe Casali, Professional Engineer with Joe Casali Engineering having offices at 300 Post Road in Warwick, stated this is a 15 acre parcel located in the PCD-B district having a stream with a 200’ DEM wetland setback and a Tennessee gas line located along the southern portion of the property. Mr. Casali stated that the proposal is for a 174,000 square foot building and noted that a number of parking spaces were reduced. Mr. Casali stated that they plan to tie into the existing water line and do not anticipate any pressure issues and are proposing to connect to the existing sewer line. Mr. Casali stated that there were some concerns with the capacity of Island Woods Pump Station but noted that the amount of effluent is reduced from what was previously approved for Alexion Pharmaceuticals.
Joe Casali stated that there is still a need to revisit with Fidelity to discuss items that were issues when the Alexion facility was seeking approval. Mr. Casali stated that there were also some concerns with noise but that they are in compliance with the regulations but if needed will attenuate the rooftop systems.
Chris Patterson, with Rubius Therapeutics, stated that they are looking to scope out their manufacturing abilities in Smithfield and that it is critical to have this understanding in planning for the future.
Al Gizzarelli questioned the concerns with the Island Woods pump stations capacity and Bill Lavery, Project Manager with Joe Casali Engineering, replied that he spoke to Kevin Sharpe with CDM, the Town’s sewer consultant, and was told that one pump has been disconnected to be in reserve and that the pumps alternate back and forth to reduce the amount of time each pump is used.
Mike Moan questioned the possibility of solar panels on the roof and Peter Hanson, with PM Group, replied that it is early in the engineering process and it is still to be decided whether solar panels are suitable.
The informational meeting was opened at 6:37 p.m. and there being no present to speak to this application was promptly closed.
Curtis Ruotolo made a motion, seconded by Mike Pinelli, to approve the application incorporating the Planner’s memo dated December 9, 2020 and findings of fact marked as Board’s Exhibit 1. The vote on the motion was all in favor and the motion carried.
Mike Pinelli made a motion, seconded by Jennifer Hawkins, to delegate the responsibility to make the written decision to the Town Planner. The vote on the motion was all in favor and the motion carried.
Major Land Development – Revised Master Plan Review
AP 50 / Lot 29 - 512 Log Road & AP 50 / Lot 67 - 175 Tarkiln Road
145 Acres (approx.) / R-200 Zone
Applicant: ISM Solar Development, LLC
Owner: William M. Davis, Jr.
Engineer: DiPrete Engineering
a. The Board will review the submission with the project proponent.
b. Receive input from the public on the proposed submission.
c. The Board may schedule a site visit.
d. The Board may approve the Master Plan as submitted, approve with changes and/or conditions, deny the application, or continue the meeting to a future date.
e. The Board may make a recommendation on the required dimensional relief.
f. The Board may authorize the Town Planner to prepare a written decision consistent with the Board’s findings of fact and motion for signature by the Chair and subsequent recording.
Attorney Tim Kane represented the applicant on this request stating the property previously receiving unanimous approval for a solar array in May of 2019 as well as previously receiving a special use permit by the Zoning Board. Atty. Kane stated that the plan complies with buffers, clearing, and lot coverage requirements and that the applicant is in the process of pursuing state and local approvals. Atty. Kane stated that the applicant is proposing to make positive changes to the plan by moving panels from the north to south portion of the property resulting in a greater buffer for residents in the northern portion. Atty. Kane stated that they are also proposing a change from a lease to ownership arrangement which is important because of the unresolved DEM issues on this acreage and his client can now provide full access to all regulatory agencies as owner of the property. Atty. Kane requesting that the Board incorporate all prior proceedings into the record.
Dave Russo, Diprete Engineering, stated that the applicant is proposing an administrative subdivision on the property with the current owner. Mr. Russo stated that there is a change in moving the access roadway to the center of the property.to alleviate buffer concerns for residents.
Attorney Tim Kane stated that the applicant is seeking zoning for relief from the 50 foot wetland setback requirement and noted that the access road is only for construction and then for maintenance and inspection. Atty. Kane stated that the Town will receive $1 million in net revenue over 25 years because they don’t require Town services.
Greg Lucini, owner of ISM Solar Development, stated that the administrative subdivision is to maintain existing approvals under the solar zoning ordinance and they are doing this because the solar project is being totally isolated from the superfund site to the south. Mr. Lucini stated that the byproduct is an improved project because the road access is in a better spot. Mr. Lucini added that he recently walked the site with RI DEM and is working with them to resolve longstanding issues.
Richard Colavecchio stated that there seems to be more arrays than on the previous proposal and Greg Lucini replied that it is still 8 megawatts and the overall system size is still the same. Mr. Colavecchio questioned whether they are submitting a decommissioning proposal and Mr. Lucini replied that is standard practice.
The informational meeting was opened at 7:01 p.m. and there being no one present to speak to this application was promptly closed.
Mike Pinelli questioned whether the panels are visible to the abutters and Greg Lucini replied that he doesn’t think so but that they can revisit that at preliminary and that plant screening will be used if there is a chance that abutters can see the panels in the winter.
Jennifer Hawkins made a motion, seconded by Mike Pinelli, to approve the application incorporating the Planner’s memo dated December 9, 2020 submitted as Board’s Exhibit #1 and being conditioned on receipt of Zoning Board relief for the 20 foot setback and plant screening. The vote on the motion was all in favor and the motion carried.
Jennifer Hawins made a motion, seconded by Mike Pinelli, to delegate responsibility to make the written decision to the Town Planner. The vote on the motion was all in favor and the motion carried.
Major Land Development Project - Combined Master/Preliminary Plan Review
AP 48 / Lot 34 – 1 Reservoir Road
6.93 Acres (approx.) / Planned Corporate District / Economic Growth Overlay District
Applicant: C.N. Wood Co., Inc.
Owner: DBH Realty, LLC
Engineer: Steven Cabral, P.E. – Crossman Engineering
a. The Board may vote to conduct a combined Master/Preliminary Plan public hearing or only Master Plan Information meeting.
c. The Board will review the submission with the project proponent.
d. Receive input from the public on the proposed submission.
e. The Board may schedule a site visit.
f. The Board may approve the combined Master/Preliminary Plan as submitted or only the Master Plan as submitted, approve with changes and/or conditions, deny the application, or continue the meeting to a future date.
g. The Board may make a recommendation on the requested use variance and required dimensional relief.
h. The Board may delegate Final Plan approval to the Administrative Officer.
i. The Board may authorize the Town Planner to prepare a written decision consistent with the Board’s findings of fact and motion for signature by the Chair and subsequent recording.
Attorney Nicholas Goodier represented the applicant and stated they are repurposing an adaptive reuse of an existing building. Atty. Goodier stated that this is unique in regulatory procedure but is a relatively straightforward proposal and the level of review is minimal with upgrades to the property, increasing the parking area, and implementing stormwater treatment. Atty. Goodier stated that traffic, existing building footprint, and egress are not changing and feels confident that the Board can review it as a combined master and preliminary plan review.
Attorney Goodier stated that Nu-Look Seal Coating presently operates at this location and that the applicant is located in another community and looking for a satellite facility to increase their presence in the area. Attorney Goodier noted that there is presently no stormwater treatment onsite so this addition will significantly improve site.
Steven Cabral, Project Engineer with Crossman Engineering at 151 Centerville Road in Warwick, stated that Nulook does sealcoating and paving and that the property is currently used for equipment storage and having no drainage onsite. Mr. Cabral stated that there is no building or parking expansion and all the applicant is looking to do is improve the drainage system onsite. Mr. Cabral added that the proposed exterior improvements are to paint the building and build concrete pads. Mr. Cabral stated that they are proposing to improve stormwater treatment and the aesthetics of the entrance by adding a stonewall and rail fence.
Al Gizzarelli questioned whether they will maintain the existing screening from Reservoir Road and Attorney Goodier replied there is a 50 foot buffer from Reservoir Road to the interior of the property.
Al Gizzarelli stated that he agrees the proposal is straight forward and improving the site. Curits Ruotolo stated that he agreed and, as a professional engineer, that it is easier engineering.
Curtis Ruotolo questioned whether they are submitting a preliminary determination wetlands application which is more of a formality and Mr. Cabral replied that is correct.
Paula Benard, President of C.N. Wood, stated that the business is family owned and has been selling construction equipment for over 50 years. Ms. Benard stated that they have a location in Johnston which is just parts sales and their intent here is to bring the property up to a higher and better use and having 10-12 employees.
Mike Moan made a motion, seconded by Jennifer Hawkins, to combine the master and preliminary plan review with a public hearing. The vote on the motion was all in favor and the motion carried.
Mike Moan questioned the potential stormwater pond north of existing building being located in a wooded area and whether it could be moved south into the cleared area and Steve Cabral replied that it was originally proposed in the wooded area to maximize utilization of the cleared area but agrees with the staff recommendation to relocate it to the cleared area.
The public hearing was opened at 7:49 p.m. and there being no one present to speak to the application was promptly closed.
Richard Colavecchio made a motion, seconded by Mike Moan, to approve the combined master and preliminary plan incorporating the Planner’s memo dated December 9 2020 being marked as Board’s Exhibit #1, being conditioned upon a use variance and dimensional relief being granted by the Zoning Board, state and local permitting for stormwater improvements, and delegating final plan approval and the written decision to the Town Planner. The vote on the motion was all in favor and the motion carried.
Richard Colaveccho made a motion, seconded by Mike Pinelli, to recommend a positive recommendation to the Zoning Board to grant the use variance and setback relief finding the project consistent with Comprehensive Plan. The vote on the motion was all in favor and the motion carried.
Mike Pinelli made a motion, seconded by Jennifer Hawkins, to adjourn the meeting at 7:55 pm. The vote on the motion was all in favor and the motion carried.
The next meeting is scheduled for Thursday, January 21, 2021 at 6:00 p.m.
Respectfully submitted,
Donna A. Corrao, Recording Secretary