NEW BUSINESS

BRYANT UNIVERSITY CAMPUS WIDE MASTER PLAN (ID#: 22-09) MASTER Plan Review

Major Land Development – Master Plan Review

AP 49 / Lots 120, 125 & 126 – 1150 Douglas Pike

321 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 represented the applicant stating that because the project is in the PD Zone that 

Bryant University is required to go before Planning and Zoning. He advised that he is asking for Master Plan approval and a positive recommendation to Zoning for a Special Use Permit under Section 4.3,D (3) of the Zoning Ordinance and a height variance for the Convocation Center and Residence Hall as well a variance on the number of parking spaces.

Thomas Mann, Assistant Vice President, Planning, Design & Construction for the applicant remarked that Bryant University’s Vision 2030 Strategic Plan outlines proposed state of the arts facilities, an upgraded infrastructure and landscape improvements. He advised the market is fiercely competitive and a series of facility enhancements are needed to be a strong University in the future, to compete at the highest level and to continue to create top 1% of graduates. Mr. Mann stated that they have done a lot of thoughtful planning to minimize the footprint and to preserve the beautiful resources of the Town of Smithfield. He advised that Bryant University wants to be transparent about their vision and for their growth over the next ten years. Mr. Mann stated that the abutting neighbors were notified in August regarding the project and that Bryant University took a lot of time to address their concerns, but they’re present to answer any additional questions.

Joe Casali, Registered Professional Engineer with offices located at 300 Post Road in Warwick presented a power point presentation of the proposal. He stated that the proposed project is to develop a Convocation Center, to develop field reconfigurations and new fields, the First Year Residence Hall, which was previously approved in 2009, a Village Suite Community Center and a New Facilities Management Building with roadway improvements. Joe Casali stated that based on the preliminary study, Bryant University seeks dimensional height relief for the Convocation Center due to the clearance heights that are required for basketball and volleyball. He advised that the University’s strategic plan takes into consideration environmental sustainability, walkability, water and sewer capacity, storm water management, increased parking, increased electrical usage as well as other factors.

Mr. Casali stated that Bryant University wants students to be able to walk and not have to drive around the campus adding that first year students are not allowed to have a vehicle. He advised that they are required to have 4,000 parking spots and they are asking the Planning Board to recommend to the Zoning Board 949-1000 spaces in dimensional relief.

Charlie Boyd stated that he was concerned about the location of the speakers and the volume of them adding that sporting events are loud. He inquired if something could be done to position the speakers differently and to reduce the volume of them for the residents. Joe Casali advised that if the Master Plan was approved he would meet with the Town’s Engineer  regarding the acoustics and that Bryant University’s expert will be present at the preliminary to answer any questions. Mr. Casali stated that they would not be any louder than what they are presently and that with the new technology it probably would not be as loud. He advised that they would be able to control the limit levels of sound and that the amplification would be different because it would be field hockey and soccer instead of football.

Attorney Chris O’Connor requested that the PowerPoint presentation be made part of the record. Assistant

Town Solicitor, Scott Levesque stated that it will be known as Applicants 1 – PowerPoint Presentation.

The public hearing was opened at 6:41 p.m.

James Lepore, 201 John Mowry Road, stated that he is a forty year resident of Smithfield and owns lot 124 which is located at the end of John Mowry Road. He advised that he spends part of the year in Cape Cod and the other part of the year here stating that his objection is specific to his property. Mr. Lepore advised that Bryant University is a good neighbor, but he is objecting to two things. He stated that the first is that there isn’t an overlay and now there is an encroachment. He advised that he would remove his objection regarding the 100 foot set back if fencing and natural landscaping was installed. The other objection is located at the rear of his property stating that he can’t see a resolution. Mr. Lepore advised that the area is used as overflow parking. He stated that Bryant University always has an overflow of parking for big events, but he would like it to be a temporary overflow area and advised that it’s reasonable that this piece of land not be used. Mr. Lepore stated that he wanted to lodge his objections.  

Mr. Casali stated that Bryant University wants students to be able to walk and not have to drive around the campus adding that first year students are not allowed to have a vehicle. He advised that they are required to have 4,000 parking spots and they are asking the Planning Board to recommend to the Zoning

Board 949-1000 spaces in dimensional relief.

Al Gizzeralli questioned if the new additional parking would remediate this back to 100 feet and if a 6 foot high fence could be installed to the eastern parking lot. Mr. Gizzeralli stated that the parking area could be a stipulation of approval advising that Mr. Lepore would like some plantings put there, trees and irrigation. He suggested that this area could be part of the landscape project.

Ronald Couture, 9 Levesque Drive, requested clarification of lot 126 questioning the temporary parking area used for different events. He stated that he was concerned if his property would be affected by the potential overflow parking area. Mr. Couture advised that he was concerned that the grassy area would be paved and have permanent parking spots. Joe Casali stated that Mr. Couture’s property would not be affected to his knowledge. 

Thomas Mann stated that the grassy field has be used one time a year and the lot behind Mr. Couture’s house 35 spots were used once in the last two years. He stated that there would be no improvements to those areas because overflow is so rare and used as an option as a last resort.

Stephen Bannon, Executive Director, Department of Public Safety at Bryant University, addressed how  

Bryant University manages large events. He advised that sometimes you don’t know how many people would attend events such as the Commencement Ceremony or the Friends and Family Weekend. Mr.

Bannon stated that the field was used once in the last three years advising that 150-200 cars parked in the field adding that there have been 8-10 firework events in which it was not used. Stephen Bannon advised that the parking has been managed well, but on rare occasions such as the Women’s Summit which was held during a normal class day that a contingency plan was needed. He stated that Bryant University worked with Fidelity who allowed parking in their lot and attendees were shuttled to the event. Mr.

Bannon advised that it was a great success.  

Thomas Mann stated that parking requirements are coming for a zoning change because the current parking restrictions don’t factor in transient student parking. He advised they are proposing new parking increases. Mr. Mann stated that Stephen Bannon does a parking assessment and surveys each lot at peak times adding that 5% of international students do not have a license and others have no cars. We have projected how many students would need parking in the future and for the most part would not need overflow parking. It’s important to have a contingency plan for overflow. We don’t have people parking in neighborhoods because we manage that staff, additional workers, traffic management. Fidelity’s help is a great resource, but they just want it to be an option and the grassy area would be a last resort to have overflow parking.

Alex Russu, 6 Rogler Farm Road stated that he was concerned about the increased noise once the trees have been cut down and his property would have more visibility. He advised that during practice runs he can hear music which at times is not appropriate for children blasting. Mr. Russu stated that though there are trees there to block some of the noise that he can hear everything pretty loud and he questioned allowing the University to develop on less than 100 feet buffer and to be allowed to cut all those trees down for an extra grassy field.  

Joe Casali stated that the field was less than a 100 feet and advised that the competition soccer fields are going on the grass that is existing today. He advised that the area of the new practice fields would not be for competition and would not use the jumbotron.  

Thomas Mann stated they held a public meeting in August and this was a major point of discussion. He advised that they’re in the early stage of conceptual design and it’s preliminary. Mr. Mann stated that the fields could be smaller and with less tree cutting to preserve the environment which is a big concern for the University. He stated that the field where the proposed tree clearing is within the 100 foot set back. He stated the biggest offender of noise is the jumbotron scoreboard and after they heard from the abutters they reviewed their practices and found that there were no control or policies that existed. Mr. Mann advised that he discussed the issue with the Athletic Department and as a result the University created a policy and imposed some limits and on non-games to reduce the sound of the scoreboard. Mr. Mann advised that competition soccer doesn’t need a large pa system. He stated that Mark Novak advised him that he had a conversation with the Athletic Director regarding mitigation techniques and the positioning of the speaker advising that they are exploring an acoustical wall.

Mark Novak stated that he is a landscape architect that specializes in athletic design for athletic facilities.

He advised that the one big thing is the mitigation techniques at Bulldog Stadium and stated that the jumbotron is the single source of sound and it has to drive the sound to massive bleachers. Mr. Novak advised that he is exploring a smaller amplification system and multiple sources of sound which may possibly be located under the scoreboard.

Thomas Mann stated that there was a new policy that was just created today that imposed some limits as to who can use the scoreboard, limit hours, limit volume and he advised that he thinks it will have an immediate impact. He stated that he will reach out to the scoreboard designer and would look at any option available advising that if possible and feasible they will do so.

Richard Colavecchio suggested to have a discussion with abutting neighbors after these things are in place to see if it’s working or not.

John Marcotte, 7 Levesque Drive lot 126, stated that his concern is noise control. He advised that the more activity on the fields there will be more of a chance for opportunities for noise. Mr. Marcotte stated that the jumbotron has been in effect for years. He advised that the abutters and Bryant University should have a good relationship and he proposed that there be a yearly review with the Planning Board so the abutters can bring up issues with Bryant University so that there is a good relationship between them, adding that the University’s renewal wouldn’t be approved until then. Mr. Marcotte stated that this concept is to insure that promises are kept with both parties as a show of good faith.

Al Gizzarelli stated that the abutters could have a yearly forum at Bryant, but the Planning Board can’t do that as their capacity is to approve or deny a project.  Solicitor, Scott Levesque stated that the Zoning and the Planning Board do not have legal authority to do that.  

Joe Casali stated that there will be a range of analaysis and an acoustical study for future review.  

April Deconstino inquired where the cross country fields would be located and Joe Casali stated that they are located outside of the track and field near the practice fields. Ms. Deconstino questioned if there were any historical stone walls in that area. Mr. Casali stated that he was not aware of any, but advised that they would adhere to the Ordinance by either rebuilding or repurposing them.

The public hearing was closed at 7:26 pm.

Jennifer Hawkins questioned the encroachment where the 100 foot barrier near the Convocation Center is going to be located advising that it shows as 5 feet and not 8 feet. Joe Casali stated that it is currently 5 feet away from the property line and that there is also a pedestrian walkway to get to the practice field. He advised that they are 95 feet within the 100. He advised that there was an opportunity to make it better, adding that they can take the access road and the sidewalk shifting it over with the parking lot to be 20 feet away, but they would need to ask for 15 feet. Ms. Hawkins stated that this was concerning to her and asked if they were to get closer to 100 feet how many parking spots would be lost. Mr. Casali advised if they were to get closer to 100 feet that they would lose 60 parking spaces stating that the property owner has not expressed any concern.   

Thomas Mann stated that the property owner, the Kevin Porter family, attended the last public meeting. He advised that they have had several discussions and they haven’t expressed any concerns about the parking. Mr. Mann stated that there are locations more practical to manage storm water and that it’s challenging to find other locations for parking which is why they are requesting it. Mr. Mann advised that if there are concerns we will go back and to try to find other locations, but the University thought it an appropriate area and it makes a lot of sense.

Charlie Boyd stated that he was concerned about runoff onto the neighbor’s property.  

Ken Orabona made a motion, seconded by Al Nani, to waive the requirement of a site visit to Bryant University for this application. The vote on the motion was unanimous and the motion passed.

Ken Orabona made a motion, seconded by John Yoakum, as set forth in the Planner’s memo that this Board grant Master Plan approval with the following conditions: that the applicant explore sound mitigation from the jumbotron in the Bulldog Stadium and other existing and proposed fields, and that the grass field near lot 124 will no longer be used for temporary parking and should be left in its natural state, and to continue to use Fidelity parking facilities for large campus events.  The vote on the motion was all in favor and the motion passed.

Ken Orabona made a motion, seconded by Joe Rotella, to make a positive recommendation to the Zoning Board for various areas of relief including:

Convocation Center (Building Height)

Required 39’, Proposed 70’, Relief Requested: 31’

Parking (Set Back from Residential District)

Required: 100’, Proposed: 20’, Relief Requested: 80’

First Year Residence Hall (Building Height)

Required 39’, Proposed 52’-8”, Relief Requested: 13’-8”

Facilities Management Building (Rear Yard Setback)

Required 100’, Proposed 40’, Relief Requested: 60’

Article 7, Section 7.4 Schedule of Off-Street Parking Requirements

            D. Public and Semi-Public; (4) College or Business School, Public or Private

Required 4,020 spaces, Proposed 3,074 spaces,

Relief Requested: 946 spaces

The vote on the motion was all in favor and the motion passed.