OLD BUSINESS

STILLWATER DISTRIBUTION - (ID#: 22-01) Public Hearing

Major Land Development – Preliminary Plan Review

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 first address the applicant’s request for a waiver for submission items required pursuant to the subdivision regulations and associated checklist requirements, including a waiver of the physical alteration permit and freshwater wetland alterations permit.

If either waiver is denied, the matter will be referred back to the administrative officer to issue a certificate of incompleteness and the Board will not proceed with items b through f below.  If both waivers are granted, the Board will proceed with items b. through f below.

b.   The Board will review and discuss the proposed submission with the project proponent.

c.   The Board will conduct a public hearing to receive input on the proposed project.

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.

f.    The Board may vote to have the Final Plan approval be handled administratively.

Attorney Michael Kelly represented the owner stating the RIDEM permitting is just about complete and will go out to public notice shortly and the RIDOT permit is still in process but he is not aware of any issues.  Atty. Kelly added that the site remediation is going well and RIDEM is testing the material onsite.

Eric Prive, Registered Professional Engineer with Diprete Engineering, stated that RIDEM freshwater wetlands permit is awaiting biologist review and the Water Supply Board and its consultant Pare Corp are in ongoing communications about supply but they have a letter from the Water Commissioner confirming adequate supply in the area.  Mr. Prive stated that they met with the Sewer Authority and their consultant CDM Smith to ensure sewer capacity and the stormwater review process and have met with the Fire Marshal to ensure adequate flow for fire protection,

Michael Moan questioned whether the 6-inch sewer main and the separation of the fire flow and domestic water lines have been approved and Mr. Prive replied that is correct.

Michael Phillips referenced the right of way on George Washington Highway and questioned whether RIDOT has offered the applicant the option to buy it.  Attorney Michael Kelly replied they are asking an exorbitant price and will get permission from RIDOT to landscape the area.

John Carter, Registered Landscape Architect, reviewed the Landscape Plan stating it meets with the Town’s landscape ordinance for the Economic Growth Overlay district.  Mr. Carter stated that he was asked to review height distance and building elevations from Route 7 and Route 116 and reviewed the plan he prepared a plan with the Board.

Richard Colavechio questioned whether there is an area in the parking lot designated for snow removal and John Carter replied that the site plans show designated areas for snow removal. 

Charles Boyd questioned whether there is a lighting plan and Attorney Michael Kelly replied they do not have a lighting plan but that all light will shine down onsite only and added that there are no abutting residents; just buildings.  Mr. Boyd questioned whether the company will have a sign and Atty. Kelly replied that is dependent on the tenant but, if so, it will be in strict conformance with the sign ordinance.

Paul Bannon, Associate with Beta Group, stated he conducted a traffic impact study at the master plan stage which has been updated.  Mr. Bannon stated that they shifted the driveway halfway between Thurber Boulevard and Route 116.  Mr. Bannon stated the updated traffic study has been submitted to RIDOT and received a letter in March indicating they agreed in concept with this design plan.  Mr. Bannon stated that they requested an updated traffic study to provide more recent data which has been submitted to RIDOT and the final design phase has been submitted with construction plans to RIDOT and expects a 2 to 3-month review period.

James D’Ambra stated his concern with attracting people to use a crosswalk when there are no sidewalks on either side of Route 7.  Paul Bannon replied that it is common practice to put crosswalks in to provide for the potential of sidewalks in the future.  Town Planner Michael Phillips noted that the Town Engineer asked RIDOT about including sidewalks in that area when they do the repaving of this roadway.

Michael Moan requested an update on shared access with Mr. Conti’s property and Atty. Kelly replied that they had numerous communications with Mr. Conti’s attorney, but unfortunately certain uses are not conducive to mix with trailer trucks and the Access Management Plan is really meant to connect similar uses.  Atty. Kelly stated that Mr. Conti provided a list of uses and they could not agree to all of those uses.  Atty. Kelly added that Mr. Conti does not want to contribute to the cost of the improvements but that they are still open to discussions.  Mr. Moan stated that the peer review from Crossman Engineering recommended access points for future connection but he is now doubtful that this Board should stipulate if Mr. Conti will not provide any financial assistance.  Attorney Kelly submitted a letter dated May 22,2023 to Attorney John Bolton from Michael Kelly to be marked as Applicant’s #1. 

Paul Bannon stated RIDOT had a concern with the traffic counts and he conducted new counts in April of this year which were substantially lower than projected and eliminated RIDOT concerns with any potential backup.  Mr. Bannon stated, in his professional opinion, that the design will be in conformance with RIDOT standards, policies, and design practices and the roadway improvements being proposed will help improve the safe circulation of vehicular and pedestrian traffic. 

A letter dated June 15^th letter to Michael Phillips from Michael Kelly in response to John Bolton was marked as Applicant’s #2.

Charles Boyd questioned the Town Solicitor’s opinion of the letters submitted as exhibits and Solicitor Scott Levesque replied that the application was deemed certified complete by the Town Planner and any additional concerns were made by John Bolton after that and, as such, does not feel there is any merit to them.

The public hearing was reopened at 7:15 p.m.

Ed DeMayo, 75 Whipple Road, stated that this sounds like it is a good plan but is concerned with trailer trucks coming up Route 116 and would like RIDOT to install a blinking yellow light to make it safer.  Mr. DeMayo also requested providing enough landscaping coverage of the building so the guests at the hotel do not have to see it.

Anthony Capo, owner of Fiberglass Fabricators 964 Douglas Pike, questioned whether there is anywhere in the Town representative of the drainage condition from Smithfield Peat across Route 7 to his door?  Mr. Capo stated he was told 30 days ago that there were plenty of other areas in Town where this is taking place.  Al Gizzarelli suggested Mr. Capo go to see the Town Engineer.  Mr. Capo stated he is also concerned with the amount of foot traffic from the nearby hotels and that 26 CFS is too much and the drain pipe needs to be made smaller.  Attorney Michael Kelly replied that the applicant had nothing to do with the pipe that was installed by the State years ago.  Atty. Kelly stated that Diprete Engineers have testified there will be a substantial reduction in flow as a result of this design. 

There being no one further to comment on the application, the public hearing closed.

Attorney Kelly stated that they are requesting that the naming of the roadway be after Jackson Despres.

James D’Ambra made a motion, seconded by Michael Moan, to approve the Preliminary Plan incorporating the Town Planner’s memo dated June 15, 2023 marked as Board’s Exhibit A, the Findings of Fact marked as Board’s Exhibit B, being subject to submittal of the RIDEM freshwater wetlands permit at Final Plan, the RIDOT Physical Alteration Permit at Final Plan, that the applicant make every effort for shared access at the signalized intersection with the abutter, Water Supply Board approval, Sewer Authority approval, Soil Erosion Committee approval and requesting the applicant come back before the Board for Final Plan review.  The vote on the motion was all in favor and the motion carried.

NEW BUSINESS

Compass self storage – (ID#: 23-07) Informational Meeting

Major Land Development – Master Plan Review

AP 48 / Lot 4C – 400 George Washington Highway

6.47 Acres (approx.) / HC Zone

Applicant/Owner: Amsdell Storage Ventures 73, LLC

Engineer: Millstone Engineering, P.C.

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 make a recommendation to the Zoning Board of Review on the dimensional relief and special use permit required for the project.

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.

Jeffrey Hanson, Registered Professional Engineer with Millstone Engineering, represented the applicant stating they are proposing to remove the existing office building and replace it with a 3 story, 55,000 square foot climate-controlled self-storage building in the Highway Commercial zone.  Mr. Hanson stated the property was rezoned to Highway Commercial and storage facility is not a permitted use in the Highway Commercial zone but the use is grandfathered.  Mr. Hanson stated if Master Plan approval is granted by this Board they would next go to the Zoning Board a special use permit and dimensional relief.

The public informational meeting was opened at 7:57 p.m. and there being no one present to speak to this application was promptly closed.

James D’Ambra made a motion, seconded by Michael Moan, to approve the Master Plan incorporating the Town Planner’s memorandum dated June 7, 2023 marked as Board’s Exhibit A, the Findings of Fact marked as Board’s Exhibit B, and being subject to the special use permit and variances being granted by the Zoning Board.  The vote on the motion was all in favor and the motion carried.

230-250 GEORGE WASHINGTON HIGHWAY - (ID#: 23-04) Informational Meeting

Major Land Development – Master Plan Review

AP 46 / Lots 67 & 411 – 230 & 250 George Washington Highway

6.22 Acres (approx.) / PCD (EGOD) Zone

Applicant/Owner: Ballettos Realty, LLC

Engineer: DiPrete Engineering

a.     The Board will first address the applicant’s request for a waiver for submission items required at Master Plan stage pursuant to the Zoning Ordinance Section 9.4.6, E. Traffic Study and Mitigation Plan and F. Building Architectural Report/Plans.

If either waiver is denied, the matter will be referred back to the administrative officer to issue a certificate of incompleteness and the Board will not proceed with items b through f below.  If both waivers are granted, the Board will proceed with items b through f below.

b.  The Board will review and discuss the proposed submission with the project proponent.

c.  The Board will conduct a public informational hearing to receive input on the proposed project.

d.  The Board may schedule a site visit or waive the requirement.

e.  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.

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 Joseph Brennan represented the applicant and addressed the waiver being requested stating that they are proposing a tentative restaurant and retail on the property but have not yet identified a tenant.  Attorney Brennan stated that it does not make sense to prepare a traffic study without knowing the type of uses on the site and would prefer to provide this at the next stage to provide a complete picture.

Brian P. Thalmann, Professional Engineer with Diprete Engineering, stated that they are trying to accommodate parking beneath the building which will be an apartment complex.  Mr. Thalmann stated the applicant is trying to promote multiple uses in this Economic Growth Overlay corridor and the project needs to be first rate.

John Yoakum made a motion, seconded by Michael Moan, to approve the requested waivers.  The vote on the motion was all in favor and the motion carried.

James D’Ambra questioned what is the calculation for the number of apartments? Brian Thalmann is replied if the residential units are on one parcel it would yield 21 units or if the units are on two parcels the yield would be reduced to 19 units.

The public informational meeting was opened at 8:15 p.m.

Ed DeMayo, 12 Whipple Road, questioned how much monthly income the apartments would yield and whether there will be school aged children?  Brian Thalmann replied the apartments will be rental units but the amount is undetermined at this time.

There being no one else present to speak to this application, the public information meeting was closed.

Brian Thalmann stated that the Building Official is requesting EV charging stations and that they are looking into this.

James D’Ambra made a motion, seconded by to approve the Master Plan incorporating the Town Planner’s memorandum dated June 8, 2023 marked as Board’s Exhibit A, the Findings of Fact marked as Board’s Exhibit B, being subject to a traffic study and mitigation plan at Preliminary and requesting that consideration be given to providing sidewalks.  The vote on the motion was all in favor and the motion carried.

WHIPPLE FARM - (ID#: 23-08) Informational Meeting

Major Subdivision – Master Plan Review

AP 42 / Lot 11A – Whipple Road

13.2 Acres (approx.) / 4 Lots / R-80 Zone

Applicant/Owner: Michael & Monique Sabatino

Engineer: InSite Engineering

a.  The Board will first address the applicant’s request for a waiver of the subdivision regulations   Section V. Article E. Lots, (4) Lot Boundaries which prohibits interior lot angles greater than 200 degrees.

b.  The Board will review and discuss the proposed submission with the project proponent.

c.  The Board will conduct a public informational hearing to receive input on the proposed project.

d.  The Board may schedule a site visit or waive the requirement.

e.  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.

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.

Paul Carlson, Registered Professional Engineer with InSite Engineering, stated that the proposal is for a 4-lot subdivision on Whipple Road located in the R-80 zone.  Mr. Carlson stated that wetland delineations have been submitted and approved by RIDEM and that the applicant is seeking a waiver to Section V, Article E, “Lots” because Lot 4 has points greater than 200 degrees.

The public informational meeting was opened at 8:30 p.m.

Frank O’Connell, 37 Lakeside Drive, suggested shifting the ISDS on the Lot 4 long flagpole lot and providing a shared driveway.

Planner Michael Phillips stated that the Fire Department is requesting connection to a waterline.  Paul Carlson stated they will request a waiver for this requirement and they plan instead to install a cistern.

There being no one else present to speak to this application the public informational meeting was closed at 8:42 p.m.

James D’Ambra made a motion, seconded by Al Nani, to approve the Master Plan incorporating the Town Planner’s memorandum dated June 7, 2023 marked as Board’s Exhibit A, the Findings of Fact marked as Board’s Exhibit B, granting the requested waiver on lot angle degree, being subject to wetland and physical alteration permits being submitted at Final Plan, with Final Plan approval being handled by the Administrative Officer, and receipt of a waiver from the Fire Department’s requirement to connect to a water supply.  The vote on the motion was all in favor and the motion carried.

AUTORHIZATION of PY 2022 COMMUNITY DEVELOPMENT BLOCK GRANT APPLICATION

a.   Discuss the application with planning staff.

b.   Vote to certify that the application is consistent with the Comprehensive Community Plan.

Planner Michael Phillips reviewed the annual Program Year 2022 Community Development Block Grant application with the Board.  Mr. Phillips stated that this year’s application consists of Phase II of the East Smithfield Neighborhood Center and improvements at the group home located on West Greenville Home.

Michael Moan made a motion, seconded by to authorize the Program Year 2022 Community Development Block Grant application finding it to be consistent with the Comprehensive Community Plan.  The vote on the motion was all in favor and the motion carried.

Michael Moan made a motion, seconded by James D’Ambra, to adjourn the meeting at 8:53 p.m.  The vote on the motion was all in favor and the motion carried.

The next meeting is scheduled for Thursday, July 20, 2023 at 6:00 p.m.

Respectfully submitted,

Donna A. Corrao, Recording Secretary