| | Town of Smithfield Planning Board 64 FARNUM PIKE ESMOND, RHODE ISLAND 02917 March 31, 2022 Meeting Minutes |
Members Present: Al Gizzarelli, Richard Colavecchio, Al Nani, Ken Orabona, John Yoakum
Members Absent: Jennifer Hawkins, Michael Moan, Mike Pinelli, and Curtis Ruotolo
Others Present: Michael Phillips, Town Planner, Scott Levesque, Assistant Town Solicitor
Chairman Al Gizzarelli opened the March 31, 2022 meeting of the Smithfield Planning Board at 7:00 p.m.
Major Subdivision – Pre-Application/Concept Review
AP 42 / Lot 12 – 170 Whipple Road
40.91 Acres (approx.)/9 Lots/Zone: R-80
Applicant/Owner: Louie Capital LLC & MAS Capital LLC; CAS Capital LLC & ERS Capital LLC
Engineer: Jeffrey C. Hanson, P.E. – Millstone Engineering, PC
a. The Board will review the submission with the applicant and provide input for future review stages.
Jeff Hanson, President of Millstone Engineering, represented the applicant on this 9 lot subdivision on 40.9 acres on Whipple Road. Mr. Hanson stated that the parcel is located in the R-80 zone having onside private wells and onsite wastewater treatment systems. Mr. Hanson stated that the proposal is for a conservation development with a yield plan of 7 lots plus 2 lots from inclusionary zoning and have provided 18 acres of suitable land. Mr. Hanson added that they have flagged wetlands on the property which abuts Land Trust property and will work with them to incorporate the conservation land.
Richard Colavecchio stated that lot 4 seems a little tight for a house with septic and wells and Jeff Hanson replied that the minimum requirement is 30,000 square feet of useable land and that he is confident, even with the wetlands, that a house will fit.
Al Gizzarelli questioned whether they have dug test holes and Jeff Hanson replied that they have not yet dug test holes.
Ken Orabona questioned whether the property owners have come before this Board on another subdivision and Planner Mike Phillips replied that was a different lot located across the street.
Major Land Development Project – Preliminary Plan Review
AP 46 / Lot 63 – 150 George Washington Highway
3 Acres/1 Lot/Zone: PC / EGOD
Applicant/Owner: Mowry Development, LLC
Engineer: Joe Casali Engineering, Inc.
a. The Board will review and discuss the proposed submission with the project proponent.
b. The Board will conduct a public hearing to receive input on the proposed project.
c. 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.
d. 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 that this project received Master Plan in the summer of 2018 when they discussed rezoning the property from R-80 to Planned corporate which was achieved in late 2018. Attorney Goodier stated that they have reduced the scope of the project in terms of number of units and access to the site. Attorney Goodier stated that in the summer of 2019 the applicant received a zoning variance for 10 foot minimum front yard setback. Attorney Goodier stated that the proposal is for 6 commercial units with 12 residential units above and that the applicant is proposing sewer and water infrastructure upgrades that will benefit other properties in the area. Attorney Goodier stated that they are seeking Preliminary Plan approval subject to outstanding state and local approvals and that the 4 LMI units are being developed offsite on land which is presently under purchase and sales agreement.
Joe Casali, of Joe Casali Engineering with offices at 300 Post Road in Warwick, reviewed a PowerPoint presentation with the Board. Mr. Casali stated that the proposal is identical to what was shown at master plan and that they have worked with abutters on providing a 6-8 foot high privacy fence, location of a dumpster pad and 87 parking spaces. Mr. Casali noted that the LMI units will be located offsite at 40 Farnum Pike.
Joe Casali stated that they received a RIDOT Physical Alteration Permit and have modified the driveway entrance to have only one exit out. Mr. Casali stated that the landscaping plan serves to keep as much of the existing tree line as they can and they will work with the abutters to remove and replant as they see fit. Mr. Casali stated that the drainage will outlet to the RIDOT drainage system and have a low pressure force main for sewers down to Stillwater Road while providing stubs for adjacent landowners on John Mowry Road to tie into the sewer system. Mr. Casali stated that they will install fire hydrants at John Mowry Road and along Route 116. Mr. Casali stated that a DEM permit is expected in the coming weeks and that approvals from the Fire Marshal, the water main extension, and the Sewer Authority are still under review.
John Yoakum questioned whether the sewer system can handle the additional amount of effluent and Joe Casali replied that he understands that an RFQ has been advertised for increased sewer capacity for all of Route 116. Town Planner Michael Phillips stated that the Town has received funding to assess the lines in the area and is seeking additional funding to do more work but that he does not think a project of this size would be of significant impact.
John Yoakum questioned whether the commercial spaces are designed for anything from restaurant to retail store and Attorney Nicholas Goodier replied that they pared down some of the permitted uses in the overlay district excluding alcohol service. Atty. Goodier submitted a sheet of the permitted uses for this project.
Richard Colavecchio questioned what information is available on the LMI units and the applicant Scott Ringland replied that he is providing four 3 bedroom LMI units located at 40 Farnum Pike. Mr. Ringland added that, because construction of offsite LMI units has not been done and is a grey area, they will have to come in as another development application. Attorney Nicholas Goodier added that the Master Plan will be submitted prior to the Final Plan is submitted for this project and the Board can stipulate that prior to Certificate of Occupancy being issued that the other project must first obtain Final Plan approval. Mr. Colavecchio stated his concern that the two projects should be tied together.
The public hearing was opened at 6:37 p.m.
Gary Tikoian, owner of 155 George Washington Highway, stated that he is in favor of this development and believes it will be good for the Town.
There being no one else present to speak to the application the public hearing was closed.
Ken Orabona made a motion, seconded by Al Nani, to approve the application incorporating the Town Planner’s memo dated March 24, 2022 submitted as Board’s Exhibit A being modified to condition that the LMI project proceeds in tandem requiring LMI units to be built at the same time as the market rate project, the Findings of Fact marked as Board’s Exhibit B, and being conditioned on obtaining Sewer Authority approval. The vote on the motion was all in favor and the motion carried.
Major Land Development – Informational Meeting
AP 49/Lot 126 – 0 John Mowry Road
89 Acres (approx.) / Zone: PD
Applicant/Owner: Bryant University
Engineer: Joe Casali Engineering, Inc.
a. The Board will review and discuss the proposed submission with the project proponent.
b. The Board will conduct a public informational hearing to receive input on the proposed project.
c. The Board may schedule a site visit or waive the requirement.
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.
Attorney Chris O’Connor, with offices at 30 Exchange Terrace, represented the applicant on this Master Plan application and recommendation to the Zoning Board on a special use permit.
Joe Casali, of Joe Casali Engineering with offices at 300 Post Road in Warwick, reviewed a PowerPoint presentation with the Board. Mr. Casali stated that this is a warehouse for internal storage for Bryant University. Mr. Casali stated that they are proposing a 20,000 square foot storage facility building 10,000 square feet now and 10,000 square feet later, if needed. Mr. Casali stated that they are proposing to extend the water main and tying in to the existing sewer line on campus.
Attorney Chris O’Connor requested that the PowerPoint be submitted as part of the record.
At 6:55 p.m. the informational meeting was opened and there being no one present to speak to this application, was promptly closed.
Ken Orabona made a motion, seconded by Al Nani, incorporating the Town Planner’s memo dated March 24, 2022 submitted as Board’s Exhibit #1, the Findings of Fact submitted as Board’s Exhibit #2, being conditioned on any stonewalls to be removed being reconstructed in concert with the Building Official and the Chair of the Historic Preservation Commission, and making a positive recommendation to the Zoning Board on the special use variance. The vote on the motion being all in favor and the motion carried.
Ken Orabona made a motion, seconded by Al Nani, to adjourn the meeting at 6:58 pm. The vote on the motion was all in favor and the motion carried.
The next meeting is scheduled for Thursday, March 31, 2022 at 6:00 p.m.
Respectfully submitted,
Donna A. Corrao, Recording Secretary