OLD BUSINESS

DRG ACRES - (ID#: 23-09) Informational Meeting

Major Subdivision – Master Plan Review

AP 42 / Lot 64 – 332 Douglas Pike

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

Applicant/Owner: DRG Realty, LLC

Engineer: Garofalo & Associates, 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 make a recommendation to the Town Council on the requested zone change.

f.     The Board may make a recommendation to the Zoning Board of Review on the requested dimensional relief.

g.   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.

Sam Hemingway, Engineer with Garofalo & Associates, Inc. of Providence, stated that the request is for an 8-acre lot to be subdivided into four lots.  Mr. Hemingway stated that a change was made to the plans due to confusion over the zoning but the proposal is to maintain two acre lots which have been reconfigured but still requiring a dimensional variance on lot width.  Mr. Hemingway stated that the reconfiguration also resulted in interior angles being in excess of 200 degrees requiring a waiver from this Board.

Sam Hemingway reviewed the plan set stating that the wetlands have been flagged but not yet submitted to DEM and soil evaluations for septic systems have been completed.

Joshua Berry, on behalf of RI Planning Services, LLC., reviewed his report stating that the project is consistent with the Future Land Use Map and is a conservative proposal with only 4 lots.  Mr. Berry stated that the project meets with several of the goals, policies, and actions of the Comprehensive Plan and argued that the requested waivers are appropriate when abutting densities are much greater.  Mr. Berry stated that the project is designed to minimize any impact to the wetlands, is located within an urban service boundary and meets with the Town’s housing needs.

Joshua Berry reviewed the requested waivers stating they are technical and not substantive.  Mr. Berry stated that road width at 20 feet is better for the Town having less impervious surface which is better for stormwater management, landscaping, and traffic calming.  Mr. Berry stated that the zoning change is consistent with the Comprehensive Plan and that hardships are the wetlands and more restrictive zoning on abutting lots.  Mr. Berry summarized that the project meets all of the required findings and the applicant will work through any issues identified in the TRC report.

Charles Boyd questioned whether there will be any lighting on the road and Joshua Berry replied that it will be public lighting and a decision has not been made as to whether private lighting will be used but that it is only 4 single family houses.  Mr. Boyd stated his concern with the abutter at the entrance and whether there will there landscaping.

James D’Ambra questioned whether the fourth lot will be requiring an easement for the driveway and Sam Hemingway replied yes but that they are looking at other ways to find what is most compliant with the underlying zoning.

Joseph Rotella suggested bringing the road out to lessen the length of the easement and stated his concern with the Fire Department getting a hose out 120 feet from the turnaround.

Angelica Bovis stated her concern with Lot 3 driveway having a swamp and Lot 2 having a small driveway and that it does not seem like there could be parking on the roadway.

Catherine Lynn questioned what type of mitigation will be done to Lot 4 to keep it from getting inundated with water in the spring and stated there will need to be an easement to bring in a water line. 

Town Planner Michael Phillips reviewed the TRC comments stating that all of the lots will have easements across them, the Board has always advocated for dark sky developments, the Fire Department is in favor of 20-foot-wide roads and the Town needs housing.

Angelica Bovis stated that it seems that the fourth lot is forced, has a lot of concerns with the easement, and would support the project with Lots 1, 2, and 3 only.

Sam Hemingway stated that the redesign of the roadway to a hammerhead will lessen the Board’s concerns as well as reworking the lot lines for a better road configuration.

Attorney Joseph Shekachi requested continuing the hearing in for the applicant to address the roadway and lot configuration.

The informational meeting was opened at 6:46 p.m.

Paul Chabot, of 298 Douglas Pike, stated his concerns with the project’s property lines and a discrepancy with the GIS map.  Planner Michael Phillips stated this plan is based on a Class 1 survey and GIS is not exact.  Mr. Chabot also stated his concern with buffers to his property from Lot 1.

There being no one else present to speak to this application, the informational meeting was closed at 6:50 p.m.

Joseph Rotella made a motion, seconded by Angelica Bovis, to continue the application to the November 16, 2023 meeting.  The vote on the motion was all in favor and the motion carried.

ELECTION OF OFFICERS

Nominate and vote upon the election of the following officers:

a.   Chair

b.   Vice Chair

c.   Secretary

Charles Boyd made a motion, seconded by Al Nani, to elect James D’Ambra for the position of Chairman.  The vote on the motion was as follows:

Voting In Favor:  Members Bovis, Boyd, D’Ambra, Nani, Rotella, Lynn

Voting In Opposition: Members Yoakum, Colavecchio

Abstaining: None

The vote on the motion being six in favor with two abstentions, the motion carried.

Catherine Lynn made a motion, seconded by Richard Colavecchio, to elect John Yoakum for the position of Chairman.  The vote on the motion was as follows:

Voting In Favor: Members Yoakum, Colavecchio

Voting In Opposition: Members Bovis, Boyd, D’Ambra, Nani, Rotella, Lynn

Abstaining:  None

The vote on the motion being two in favor with six in opposition, the motion failed.

Angelica Bovis made a motion, seconded by James D’Ambra, to elect Charles Boyd for the position of Vice Chairman.  The vote on the motion was as follows:

Voting in Favor: Members Boyd, Bovis, D’Ambra, Nani, Rotella

Voting in Opposition:  Members Yoakum, Colavecchio, Lynn

Abstaining:  None

The vote on the motion was five in favor with three in opposition and the motion carried.

Richard Colavecchio made a motion, seconded by Catherine Lynn, to elect John Yoakum for the position of Vice Chairman.  The vote on the motion was as follows:

Voting in Favor: Members Yoakum, Colavecchio, Lynn

Opposition:   Members Bovis, Boyd, D’Ambra, Nani, Rotella

Abstaining:  None

The vote on the motion was three in favor with five in opposition and the motion failed.

Al Nani made a motion, seconded by James D’Ambra, to elect Joseph Rotella for the position of Secretary.  The vote on the motion was all in favor and the motion carried.

NEW BUSINESS

GDM ESS, LLC - (ID#: 23-12) Pre-Application/Concept Review

Major Land Development – Pre-Application/Concept Review

AP 43 / Lot 53 – 155 Mountaindale Road

21.39 Acres (approx.) / Zone: R-80

Applicant/Owner: GDM ESS, LLC

Engineer: DiPrete Engineering

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

Assistant Solicitor David Ursillo recused himself from the hearing of this application.

Attorney John Mancini represented the applicant stating this is a request for a battery storage facility located on Mountaindale Road requiring a special use permit from the Zoning Board.

Kevin Morin, VP of Engineering and Development, and Hannah Morini, VP of Policy and Business Development with Green Development, reviewed a PowerPoint presentation with the Board. 

Eric Prive, Registered Professional Engineer with Diprete Engineering, reviewed the site plans stating the proposal is for 65-megawatt storage facility with a 20-foot-wide access road from Mountaindale Road.  Mr. Prive stated there is area for a future substation and the facility is adjacent to a transmission line.  Mr. Prive stated that they will be maintaining all RIDEM wetland buffers, providing a location for fire protection cistern, no utilities proposed, will landscape entrance.

Richard Colavecchio questioned how much clearing will be done and Eric Prive estimated 6 to 8 acres of the 21-acre site.  Kevin Morin stated there is 8.7 acres that could be added to Mercer Outlook which leaves a 12-acre balance.  Mr. Colavecchio stated his concern with burn out and Mr. Morin replied they will be required to follow all kinds of regulations and will have consultants come in to inform the Board on all safety issues.

Catherine Lynn questioned whether there will be any blasting and Eric Prive replied they have not done that kind of soil evaluation yet.  Ms. Lynn stated that she would like to see a better schematic of the houses on Mountaindale Road and that this project is changing the rural aspect of the area.  Ms. Lynn stated her concern with noise coming from the facility, wildlife, stonewalls and old cellar holes, being located in a natural heritage area, and battery acid leaking into the wetlands area.  Mr. Prive stated that their preliminary investigation did not see any cellar holes and that they will provide details on natural heritage at the next meeting.

Joseph Rotella questioned the distance from the battery facility to the nearest homes and Eric Prive replied it is about 300 feet.

Kevin Morin stated that the firm engaged a consultant to do an ambient noise monitoring study and that he will bring that information forward to the next stage of review.

James D’Ambra questioned whether the company has any connection to PPL and Kevin Morin replied they are not affiliated with RI Energy or PPL.  Mr. Rotella questioned whether agreements are in place with the owners of the transmission lines and Hannah Morini replied that she believes all agreements are public record.

Charles Boyd stated his concern with lights and security.

John Yoakum questioned whether there have been any studies on negative environmental impacts from these projects and Kevin Morin replied their consultants will address this.

Angelica Bovis stated her concerns with the amount of land clearing but is happy to know they will be adding land to Mercer Outlook.

Town Planner Michael Phillips questioned how many facilities are needed in RI to make an effect on peak rates and Hannah Morinin replied that she is not sure but will get that information. 

Joseph Rotella questioned whether there are other facilities anywhere in RI and Hannah Morini replied not yet and that they have two facilities that are further along in the planning process but none that are fully operational in the area nearby. 

Richard Colavecchio questioned whether there is a decommissioning program and Hannah Morini replied there is through their partner SRG,

John Yoakum questioned whether there is any direct benefit to Rhode Island residents and Hannah Morini replied that the benefit is that energy will be generated more locally, be cleaner, should alleviate peak cost, and reduce reliance on natural gas.

Charles Boyd questioned how much taxes will be brought into the Town and Hannah Morini replied they will look into this.

DISCUSSION OF 2024 PLANNING BOARD MEETING SCHEDULE

Joseph Rotella made a motion, seconded by Al Nani, to approve the 2024 Planning Board meeting schedule as proposed.  The vote on the motion was all in favor and the motion carried.

Catherine Lynn made a motion, seconded by Joseph Rotella, to adjourn the meeting at 8:04 p.m.  The vote on the motion was all in favor and the motion carried.

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

Respectfully submitted,

Donna A. Corrao, Recording Secretary