| | Town of Smithfield Planning Board64 FARNUM PIKE ESMOND, RHODE ISLAND 02917 June 18, 2020 Virtual Meeting Minutes |
Members Present: Al Gizzarelli, Richard Colavechio, Mike Moan, Mike Pinelli, Curtis Ruotolo, John Steere
Members Absent: Jennifer Hawkins, John Yoakum
Others Present: Michael Phillips, Town Planner, Scott Levesque, Assistant Town Solicitor
Chairman Al Gizzarelli opened the June 18, 2020 virtual meeting of the Smithfield Planning Board at 6:15 p.m.
MINUTES
The minutes from the May 21, 2020 Planning Board meeting were tabled.
Major Land Development – Master Plan Review – Public Informational Meeting
AP 40 / Lots 1-169, 179-200, 208-235, 241-271, 274-298, 300-329, 333-360, 364-382, 389-414,
416-440 and AP 42 / Lot 139 – Douglas Pike & Ridge Road
43.4Acres / Zoning District: R-80, R-MED and Commercial
Applicant/Owner: Smithfield Estates, LLC; Earl Grey Estates, LLC
a. Review and discuss the proposed submission with the project proponent.
b. Receive input from the public on the proposed project.
c. Discuss/schedule a site visit.
d. The Board will continue the meeting to a future date.
Attorney Tim Kane represented the applicant on this request for master plan approval and stated that the project will have minimal impact on the schools and requiring little services from the Town. Attorney Kane stated that they are seeking a zone change to Planned Development.
Benjamin Caito, Registered Professional Engineer with Millstone Engineering, stated that the project has frontage on Douglas Pike and Ridge Road and is zoned R-Med and commercial. Mr. Caito stated that they are proposing 140 condominiums with 23 affordable units being located onsite. Mr. Caito stated that there is also a 35,000 square foot commercial building proposed onsite. Mr. Caito stated that access will be from Douglas Pike at the intersection with Twin River Road.
Curtis Ruotolo questioned whether there will be emergency access from Ridge Road and Ben Caito replied that the Fire Department has the final say.
Mike Pinelli questioned whether there will be more than one septic system onsite and Ben Caito replied that each building will have their own septic system.
Richard Colavecchio questioned the disbursement of the affordable units and Attorney Tim Kane replied that they will be dispersed among the 2 and 3 bedroom units.
Solicitor Scott Levesque stated that Exhibit #7 shows a merger of lots. Attorney Tim Kane replied that the merger analysis resulted in 233 odd shaped lots and that the applicant could reconfigure those via an administrative subdivision to come up with the 163 lots. Town Planner Mike Phillips stated that the merger analysis resulted in 228 units because there are two different owners. Solicitor Levesque stated that the plan before the Board is the attorney’s opinion of what the applicant can do by-right. Mike Phillips noted that any development with more than 25 lots requires 2 entrances or is required to have emergency access to be in compliance with the subdivision regulations.
Paul Bannon, with Beta Group, stated that he prepared a traffic impact study for the project and reported that his findings are that the main intersection operates at a level of service B during present conditions and operates at a good level of service C under future conditions. Mr. Bannon stated that adequate and safe access can be provided as part of the future design condition. Mr. Bannon’s traffic report was submitted as Applicant’s Exhibit #5.
Mike Pinelli questioned the location of the entrance and Paul Bannon replied that they are proposing a turning lane into the development from Douglas Pike at the intersection of Twin River Road.
Thomas O. Sweeney, Certified Appraiser and Real Estate Broker, stated that he prepared a report of the impact on real estate values in the surrounding area. Mr. Sweeney stated that there are complementary uses with residential and commercial uses in the area and this development will have no negative impact on the surrounding real estate in the area. Mr. Sweeney’s real estate survey was submitted as Exhibit #6.
Richard Colavecchio questioned whether a second entrance onto Ridge Road would have a negative impact on properties and Thomas Sweeney replied that it is currently emergency access but, if it becomes a full access road, he thinks it would not have negative impact.
Mike Moan questioned whether Mr. Sweeney was provided with information on how much these units would sell for and Thomas Sweeney replied that he was looking more at the conceptual plan and how the development will be laid out but that he has been told they will be higher end units but was not provided with a price range.
Curtis Ruotolo questioned what type of development would have an adverse impact on the abutting properties and Attorney Tim Kane speculated that 138 modest sized houses.
The public informational meeting was opened at 7:20 p.m.
Jess Sylvester, 37 Hunters Knoll, questioned whether there will be a buffer from Ridge Road to the area where the stormwater facilities are proposed and Ben Caito replied that the units will be screened from the existing residents as well as the new units and that he will show a schematic plan at the next approval stage.
Manny Fonseca, 256 Ridge Road, questioned how far the detention basin is from his home and Ben Caito replied that there will be a minimum of 10 feet of landscaping to buffer from the residents. Mr. Fonseca stated that there is a 500 gallon propane tank in the ground on his property and that he has been told that enough water could lift it out of the ground. Mr. Fonseca stated that he is concerned with water issues on his property. Ben Caito replied that the basins are designed to mimic existing patters of water runoff on the site and will result in no more severity than is existing today. Mr. Fonseca suggested dry wells would work better and provide for more privacy.
Mike Defreitas, 245 Ridge Road, questioned whether they will be clear cutting the lot and Ben Caito replied that it depends on the final engineering design and they will have more detail at the Preliminary Plan stage. Mr. Defreitas stated that the amount of space between the condos and Douglas Pike seems to be greater and questioned should there not be more separation from the existing structures on Ridge Road? Ben Caito replied that he can look at a different scenario and will incorporate that into the next plan that is provided to the Board.
Scott Briden, 251 Ridge Road, stated he is also concerned with viewing the condos from his home and that the surrounding residents are being disregarded and that he is opposed to this project. Mr. Briden questioned whether the emergency exit would be permanently locked and if permanent access is allowed it would be horrible for Log Road. Mr. Briden questioned the validity of the appraisal and stated that he would like the Town to do their own appraisal and thinks this is negatively impacting the lifestyle of the residents.
Patricia DiPaolo, 241 Ridge Road, stated that there have been water main breaks and flooding on Ridge Road and is concerned with the groundwater level rising and more flooding as a result of this development. Ben Caito stated that they work with the municipality and utility companies to ensure that they can provide service to these projects. Mr. Caito stated that this site has significant wetlands but that the site slopes away from Ridge Road and runoff will be mitigated by the proposed stormwater basins and directed into the wetlands.
Dana DiPaolo, 241 Ridge Road, questioned what the positive economic impact for existing residents and Attorney Tim Kane replied that an expert witness will testify that this project will have a positive fiscal impact to the Town, require little town services, and generating little impact to the school system. Atty. Kane added that a positive impact would be that this development eliminates the possibility of being small lots with small houses which would require a permanent access onto Ridge Road.
Richard Colavecchio questioned the difference between a PD zone and a Special PD zone and Tim Kane replied that he called it a special PD overlay zone because it will be drafted specifically for this project but that the process is the same.
John Steere made a motion, seconded by Richard Colavecchio, to continue this application to the July 16, 2020 Planning Board meeting, keeping the public information meeting open, and scheduling a site visit for July 11, 2020 at 9:00 a.m. The vote on the motion was all in favor and the motion carried.
Major Land Development Project – Master Plan Review – Public Informational Meeting
AP 45 / Lots 43A, 61 Harris Road / 2.14 Acres (approx.) / Commercial (C) Zone
Applicant/Owner: ARR Retail Development LLC
Engineer: Pare Corporation - Victoria Howland, P.E.
a. Review and discuss the proposed submission with the project proponent.
b. Receive input from the public on the proposed project.
c. 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.
Attorney David Igliozzi represented the applicant and stated that the proposal is for a 5,000 square foot retail building located on 2 acres in the commercial zone, meeting the Town’s setback requirements, and requiring no relief from the Town’s regulations.
Victoria Howland, Professional Engineer at Pare Corporation, stated that there is no known tenant for the site at this time, the project meets all dimensional zoning requirements, and having access from Harris Road. Ms. Howland stated that the Technical Review Committee (TRC) comments indicate a concern with the driveway location aligning with The Oaks development across the street. Ms. Howland stated that they are looking at eliminating this access or having it for emergency vehicles only. Ms. Howland addressed other concerns brought up at the TRC meeting and stated that the owner has committed to extending tree screening out to Harris Road and incorporating a fence at the back of the property to provide for additional screening.
John Shevlin, with Pare Corporation, stated that he previously submitted a traffic study to the Board and to the RI Department of Transportation and that the physical alteration design permit has been approved. Mr. Shevlin stated that the owner will support reconstruction from Harris Road down to Limerock Road with mitigation at Limerock Road, which will include installing a left turn lane at Limerock Road and at the site entrance. Mr. Shevlin stated that there will be stormwater improvements along Douglas Pike and they are looking at the second entrance being emergency access only.
John Steere questioned aligning the driveway location with the entrance to The Oaks and Mr. Shevlin replied it can be achieved.
The public informational meeting was opened at 8:32 p.m. and there being no one present to speak to this application was closed.
Richard Colavecchio made a motion, seconded by Mike Moan, to grant master plan approval incorporating the findings in the memo from the Town Planner dated June 11, 2020, marked as Board’s Exhibit A, being conditioned upon the applicant shifting the driveway on Harris Road to align with Morgan Circle, extending the screening along the eastern boundary of the site, and fencing along the rear of the property. The vote on the motion was all in favor and the motion carried.
Major Land Development Project - Master Plan Review - Public Informational Meeting
AP 37 / Lot 19A – 438 Putnam Pike
1.21 Acres (approx.) / Planned Development (PD) Zone
Applicant: JP Morgan Chase Bank, N.A.
Owner: Janco Central, Inc.
Engineer: Core States Group
Town Planner Mike Phillips stated that the Board already approved a plan for this project but that plan was changed prior to going to the Zoning Board.
Alan Roscoe, with Core States Group, stated that the plan was changed with regard to improving the alignment of the travel direction with a right turn in to improve safety of access. Mr. Roscoe stated that he is seeking the Board’s approval of the amendment and a recommendation to go to the Zoning Board.
Mike Moan questioned whether travel can be made to the property to the west and Mr. Roscoe replied it is a lease agreement with the neighbor to have that driveway remain in place.
The public informational meeting was opened at 8:45 p.m. and there being no one present to speak to this application was closed.
John Steere made a motion, seconded by Curtis Ruotolo, to grant master plan approval referencing the findings in the Town Planner’s memo dated June 11, 2020 and submitted as Board’s Exhibit A. The vote on the motion was all in favor and the motion carried.
John Steere made a motion, seconded by Mike Pinelli, to adjourn the meeting at 8:55 pm. The vote on the motion was all in favor and the motion carried.
The next meeting is scheduled for Thursday, July 16, 2020 at 6:00 p.m.
Respectfully submitted,
Donna A. Corrao, Recording Secretary