OLD BUSINESS

STILLWATER DISTRIBUTION - (ID#: 22-01) Pre-Application/Concept Review

(Continued from January 19, 2023)

Major Land Development

AP 45/Lot 18 and AP 46 / Lots 71, 72, 73, 74 & 76

295 George Washington Highway

92 Acres (approx.) / HC & PC Zone

Applicant: Wharton Smithfield, LLC

Owners: Jake Development Co., LLC & Rollingwood Acres, Inc.

Engineer: DiPrete Engineering

a.   The Board will review the submission with the applicant and provide input for future a review stages.

Attorney Michael Kelly represented the owner and applicant on this request for pre-application review.  Attorney Kelly stated that they have an application pending with RIDOT and have met with Mr. Conti to discuss connection to his abutting property but that it is difficult to do until they know the use of the property.  Attorney Kelly added that an application is also pending with RIDEM.

Eric Prive, Registered Professional Engineer with DiPrete Engineering located in Cranston, RI, reviewed the changes to the site plan.  Mr. Prive stated the 120,000 square foot building has been shifted further back from Douglas Pike to accommodate the shifting of the intersection further away from the signalized intersection of Routes 7 and 116.

Paul Bannon, Associate with Beta Group located in Lincoln, RI, stated that they met with RIDOT, Mr. Conti and the Town and were asked by RIDOT to install a left turn lane from Douglas Pike south into the commercial plaza.  Mr. Bannon stated that they have moved the driveway south to a more centralized location between Thurber Boulevard and Route 116, proposing a sidewalk and signalized crosswalk, installing median turn lanes on both Douglas Pike and Route 116, and going to 3 entrances from one on Route 116.

Ken Orabona questioned whether Mr. Conti is sharing in the cost of the relocated entrance and Paul Bannon replied that it is being paid for by his client.

Michael Moan referenced the Town’s Access Management Plan for this corridor.  Attorney Kelly stated that the uses allowed in the area are different now than when the Access Management Plan was developed.

NEW BUSINESS

HELPING HANDS - (ID#: 22-06) – Public Hearing

Comprehensive Permit Application/Minor Subdivision Project – Preliminary Plan Review

AP 25/Lot 133 – 29 Leland Mowry Drive

.745 Acres (approx.) / 4 Lots / R-20 Zone

Applicant/Owner: Helping Hands Community Partners, Inc.

Surveyor: Kelly Land Services, 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 schedule a site visit or waive the requirement.

d.   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.

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 David Igliozzi represented the applicant and stated this is a Comprehensive Permit application for four lots having received a letter of eligibility from RI Housing and that the monitoring agent is the Community Housing Land Trust of RI.  Attorney Igliozzi reviewed the dimensional relief being requested for lot frontage and square footage and stated that the surrounding area contains undersized lots.  Attorney Igliozzi noted there will be a deed restriction on one of the houses.

Attorney Igliozzi stated that there is a financial proforma which has been approved by RI Housing and that three of the lots will be accessed from Leland Mowry Drive and one from Hillside Drive.  Attorney Igliozzi added that all four houses will be of similar style in appearance, and he is confident that the Town Planner feels this project is consistent with the Comprehensive Plan.

The public hearing was opened at 6:12 p.m.

Greg Armstrong, 4 Oakdale Street, stated he is concerned about the reduced sized lots and how this will affect the paper road that services the sewers.  Mr. Armstrong is also concerned with increased traffic and potential accidents.  Attorney Igliozzi responded that there will be no roadwork involved in this application and the applicant is proposing to give a piece of the land at the corner to the town due to encroachment. 

Katie Cortes, 3 Oakdale Street, stated her concerns with having a ruptured waterline when the previous properties were removed.  Ms. Cortes also stated she is concerned with any effect on sewers and erosion.  Attorney Igliozzi stated that the project’s sewer and water comes in from Leland Mowry Drive and Hillside Drive with no connection to Oakdale.  Al Gizzarelli stated that, if a sewer line runs through the property, they will have to get an easement.  Michael Moan questioned whether there is a retaining wall on the property and Ms. Cortes replied there is not.

Melissa, 17 Leland Mowry Drive, stated her concern with increased traffic and the loss of privacy.

Debra Thompson, 1 Kensington Street, stated her concern with parking, an additional four houses, and safety in the neighborhood.

Attorney Igliozzi stated the applicant will screen, to the extent possible, for privacy and that the applicant is not responsible to solve existing traffic issues.  Attorney Igliozzi added that 4 houses will not have a significant impact on traffic and the applicant is not asking for relief from the parking requirements or driveway locations. 

Al Gizzarelli stated that he would like the applicant to inquire if there is a sewer line running along the property and would like the applicant’s Land Surveyor to attend the next meeting.

Michael Moan requested that the applicant investigate accident reports in this area from the Police Department.

Michael Moan made a motion, seconded by Ken Orabona, to continue this application to the March 16, 2023 meeting and schedule a site visit of the property.  The vote on the motion was all in favor and the motion carried.

RIVERBEND CONDOS - (ID#: 23-01) – Public Hearing

Comprehensive Permit Application/Minor Land Development Project – Preliminary Plan Review

AP 24 / Lot 89 – 40 Farnum Pike

.6 Acres (approx.) / R-20 Zone

Applicant/Owner: Mowry Development, LLC

Engineer: Advanced Civil Design, 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 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 Nicholas Goodier represented the applicant and stated that the project proposal is for two 100% affordable duplex units to be the offsite LMI units for the Mowry Hills Commons development being constructed on George Washington Highway.  Attorney Goodier reviewed the relief being requested and stated that the applicant has received a letter of eligibility from RI Housing and a Soil Erosion application is pending.  Atty. Goodier stated that the project is consistent with the Comprehensive Plan, redeveloping an existing site, and the units will go towards the Town’s goal.  Attorney Goodier added that the applicant has agreed with all TRC conditions.

Charlie Boyd questioned the TRC comment by the DPW Director which questions whether it is a street or paper road and Town Planner Michael Phillips replied that the town previously owned the lot and the road has always been maintained by the town.

Nick Piampiano, Project Engineer with Advanced Civil Design, reviewed the existing conditions of the site plan and stated that the stormwater will be infiltrated through rooftop units and the project will be serviced by town sewer and water.

The public hearing was opened at 7:20 p.m. and there being no one present to speak to this application was promptly closed.

Michael Moan questioned the timeline for construction and the applicant Scott Ringland replied that the plan is to get these units developed first and will then move forward with the project on George Washington Highway.

Ken Orabona made a motion, seconded by Joseph Rotella, to approve the Preliminary Plan for Riverbend Condos Comprehensive Permit application with the conditions recommended in the Planner’s memorandum.  The vote on the motion was all in favor and the motion carried.

SUNN BUILDERS - (ID#: 23-02) Pre-Application/Concept Review

Major Land Development

AP 35 / Lots 1, 1A, 1D & 2

272 Putnam Pike

8.49 Acres (approx.) / HC Zone

Applicant: Sunn Builders, Inc.

Owners: Sunn Builders, Inc. & Clover Leaf Ret, LLC

Engineer: Crossman Engineering

a.     The Board will review the submission with the applicant and provide input for future review stages.

Brian King, Project Engineer with Crossman Engineering, reviewed the site plan for a proposed mixed-use development located between Route 295 and Esmond Street.  Mr. King stated that the applicant owns seven parcels; 4 in Smithfield and 3 in Johnston.  Mr. King stated that there is 550 feet of frontage zoned Highway Commercial and the mixed-use development will consist of 3 parcels with conceptual uses being a car wash, Big Bear Outfitters retail, and an indoor shooting range.  Mr. King stated that they are aware of traffic issues in the area and they will be addressed at the next stage.  Mr. King added that they will need a special use permit for the car wash, the shooting range will be an accessory use to Big Bear retail, and a dimensional variance will be needed for the retail building.

Al Gizzarelli questioned whether the location of the egress will line up with the Churchill and Banks driveway location on the opposite side of the roadway and Brian King replied yes.

Michael Moan suggested the applicant stay in communication with Stop and Shop who may be changing their plan in the development on the opposite side of the roadway.

Charlie Boyd questioned the future traffic signal and road improvements and the owner and applicant, David Loffredo replied that he hired Pare Engineering who will have a traffic study for the next stage.

Ken Orabona questioned whether the only access will be from Putnam Pike and David Loffredo replied that Route 44 will be the main entrance but that the Town of Johnston wants another access out the back of the property and there is a Master Plan pending in Johnston.

BRYANT UNIVERSITY CAMPUS WIDE - (ID#: 22-09) – Public Hearing

Athletic Field Improvements

Major Land Development – Preliminary Plan Review

AP 49 / Lots 120 & 125 – 1150 Douglas Pike / 19 Brayton Rd

Field Area 17.75 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 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 Christopher O’Connor, with Blish and Cavanagh having offices in Providence, stated that they received Master Plan approval on October 20^th and Zoning Board approval for a special use permit and variances on December 7^th.

Joseph Casali, Registered Professional Engineer with Joe Casali Engineering having offices in Warwick, RI, reviewed the site plan and stormwater management plan.  Mr. Casali stated that the lighting will be dark sky compliant for no light pollution and that an acoustical engineer designed the speakers to drive away sound from the residential areas and will not be in excess of the requirements of the Town’s ordinance. Mr. Casali added that a permit is pending with DEM but expected to be in hand next week and Soil Erosion approval is expected in the next month.

Charlie Boyd questioned why they do not want to put the number of parking spaces in the project and Joe Casali replied that the amount of parking has to be balanced with the amount of blacktop.  Mr. Casali stated that the code is 1 space per student which equates to 2,000 spaces which they already have on campus.  Mr. Casali stated that the arena adds for another 1,000 parking spaces and that the code is antiquated, and they are trying to operate under low impact planning and the additional spaces are not needed.  Attorney O’Connor added that this Board made a favorable recommendation, and the Zoning Board gave the requested relief.  Mr. Boyd stated that a lot of people are concerned with the parking and Mr. Casali replied that they have not heard anything from the Technical Review Committee, the Police Department or Fidelity.

Ken Orabona questioned whether the abutters are happy with the project and Attorney O’Connor replied that they met with abutters and all issues are either satisfied or incorporated into the zoning decision.

Michael Moan stated that the Zoning Board decision findings are conditioned upon in the event parking and bryant will address or alleviate parking issues or concerns.

The public hearing was opened at 8:08 p.m.

Frank O’Connell, of Lakeside Drive, stated that sometimes codes become obsolete and parking requirements are aggregated by stormwater runoff and it is for the benefit of the town not to put a lot of asphalt down.

Richard Colavecchio questioned whether the sound system is adjustable, and Joe Casali replied it is a photometric system.  Charlie Boyd questioned whether there is a metering system and Mr. Casali replied there is no meter on a photometric system and perpetual metering is not in the program.

Ken Orabona made a motion, seconded by Joseph Rotella, to approve the Preliminary Plan with the required findings and conditions outlined in the Town Planner’s memorandum and incorporating all supporting documents.  The vote on the motion was all in favor and the motion carried.

REVIEW PROPOSED AMENDMENTS TO THE ZONING ORDINANCE AMENDMENTS -

Including: Section 1.3 Establishment of Zoning Districts, Article 4 – Use Regulations and 4.4 Supplementary Use Regulations, establishing an Open Space District; 1.5 Zone Boundaries, Article 4 Use Regulations, 4.3 Table of Uses, 5.11. Solar Energy Systems, Section 2 Definitions, 5.11.7 Additional Requirements for Principal Solar Energy Systems In Residential Zoning Districts (R-20, R-20M, R-Med, R-80 And R-200).

a. The Board may vote to recommend that the Town Council adopt all, some or none of the proposed amendments or may recommend different language for the proposed amendment. 

b. The Board may continue the matter for further discussion at a future meeting.

Town Planner Michael Phillips stated that these Zoning Ordinance amendments were approved by this Board and introduced to the Town Council who requested they be sent back to the Board to ensure that all the properties to be included in the open space zone are reviewed and determine how they are being protected.  Mr. Phillips stated he prepared a spreadsheet for the Board to review.

Planner Phillips stated that the Town Council also had concerns with the Solar Ordinance and whether large ground mounted solar projects should still be allowed.  Michael Moan stated that he has a concern with large commercial solar projects being in residential areas.  Al Gizzarelli suggested that the solar ordinance allow for projects in residential areas to be granted by a special use permit.

Planner Phillips stated that he would like to forward the other amendments on to the Council and revisit the solar ordinance issue by doing a study on excluding residential areas.

Ken Orabona made a motion, seconded by Al Nani, to continue study on Articles 5.11 Solar Energy Systems, 5.11.7 Additional Requirements for Principal Solar Energy Systems in Residential Zoning Districts and 4.3 Table of Uses.  The vote on the motion was all in favor and the motion carried. 

Ken Orabona made a motion, seconded by Al Nani, to recommend that Section 1.3 Establishment of Zoning Districts, Article 4 – Use Regulations and 4.4 Supplementary Use Regulations, and Section 1.5 Zone Boundaries be forwarded on to the Town Council for adoption.  The vote on the motion was all in favor and the motion carried.

Ken Orabona made a motion, seconded by Joseph Rotella, to adjourn the meeting at 8:40 p.m.

The next meeting is scheduled for Thursday, March 16, 2023 at 6:00 p.m.

Respectfully submitted,

Donna A. Corrao, Recording Secretary