1)        Meeting is called to order at 2:00 p.m. by Town Planner Guertin.

1)        Town Planner Guertin reads the Emergency Evacuation and Health Notification.

2)        There is no Old Business.

3)        New Business:

39 WHIPPLE ROAD / SUNN BUILDERS - (ID#: 25-12)

Minor Land Development - Preliminary Plan Review

AP 39 / Lots 45 & 46 - 39 Whipple Road

4.2 Acres (approx.) / Zone: R-20

Applicant: Sunn Builders, Inc.

Owners: Sunn Builders, Inc.

Engineer: Crossman Engineering

Engineer Brian King from Crossman Engineering and David Loffredo owner of Sunn Builders appear before the Technical Review Committee. Mr. King states that Mr. Loffredo owns both properties off Whipple Road, AP 39 Lot 45 and AP 39 Lot 46. Mr. King states that purchasing Lot 46 has enabled Sunn Builders to apply for an administrative subdivision, as Lot 45 was landlocked and if approved this will give an option to create access to Lot 45. The administrative subdivision would realign the property lines and create five house lots all within R-20 zoning, with each house lot having the minimum of 20,000 square feet. The access created by the subdivision would be a new private road that is 22 feet wide. The plan is to develop three bedroom single family homes. Mr. Loffredo states that he would prefer to have single level homes. Mr. King states there is public water and sewer available. Moving forward on this project a storm water management system will be developed, to handle runoff from the site. Mr. King states they will be going to DEM for a storm water permit because of the acreage of the proposed development. 

Mr. King states that the Planning Board had questions regarding driveway access, because the entrance from Whipple Road is not centered, more of a diagonal. There is no cul-de-sac at the end of the private drive, there is a turnaround for emergency vehicles. The plans reflect a 19 foot turning radius allowed for in this area. Mr. King presents a diagram showing the type and size of trucks turning into the private road off Whipple Road onto the proposed private road from both directions. Mr. King states the hammerhead shape of the private road and driveways allows for plenty of space. No final design on storm water, need DEM approval.

Lieutenant Carberry questions if there is a flare design at the end of the private road leading to Whipple Road because it is not shown in the plans and would they consider creating that flare. Mr. King states it could be a tight fit as Whipple Road hugs the property. They will do a rounded curb, but can’t really create 90 degree angle on the entrance to the private road.

Deputy Zoning Official Gentile questions what will prevent people from cutting across the driveway. Mr. King says there will be a curb and there is a small retaining wall from the existing driveway and the proposed private road creating separation.

Ms. Rich questions the disturbance of land for house Lot 4 and Lot 5, if it will cause water to run into homes on Varin Drive. Mr. King states that the land is sloped down and there will be storm water improvements like a basin to collect. Storm water would be for roadway.

Deputy Zoning Official Gentile asks if the existing land is currently forest. Mr. King states that it is currently 3.3 acres of forest and their intention is to keep as much as possible. They will remain wooded until someone purchases the house lot. Only remove trees as needed.

Deputy DPW Director Farrar asks if there is storm water management for all houses. Mr. King states that there will be for the entire roadway, considering individual house storm water management. Planner Emeritus Phillips states that the Engineering department will require rooftop rain gardens for each rooftop.

Planner Phillips states that there is an issue with the sewer line, the Whipple Road pump station is at capacity and will require meeting with Engineering to see if the Town can serve the proposed houses. Mr. King states that he will meet with Town Engineer Joshua Jelley to work on the sewer issue.

Deputy DPW Director Farrar states there DPW Director Gene Allen may want full trenches cut and will have to meet with him to find out what is required.

33 STEERE ROAD - (ID#: 25-09)

Minor Subdivision - Preliminary Plan Review

AP 44 / Lot 1A - 33 Steere Road

2.69 Acres (approx.) / Zone: R-20

Applicant/Owner: Bruce Beaumier

Josh Morrow from InSite Engineering is presenting a minor subdivision, on the perimeter on Steere Road between Glocester and Smithfield. There is an existing single family home on the property where the applicant currently resides. Mr. Morrow states that the goal with the minor subdivision is to create an additional single family house.

Mr. Morrow states that the existing lot is currently in zoning compliance and will remain so after subdivision. The zone is R-20 and these lots comply with that zoning ordinance. The applicant is requesting waivers on lot width for Parcel B, and waiver for interior angles. The private road geometry will also need to be applied to this waiver. Mr. Morrow states that Parcel C is smaller than Parcel B and there is no intention in the immediacy to build currently on that parcel. There is public water and sewer on Steere Road, they can continue water service as well as sewer onto this private road. The turning radius for the private road is not a hammerhead but there is plenty of space to turnaround, with a 20 foot width. Mr. Morrow states that this private road should be considered a glorified driveway. The ownership of the private road will be an agreement of the future property owners. Storm water maintenance will be provided on each individual lot for the individual homes and driveways. There will also be provided storm water maintenance for the private road itself.

Ms. Leach questions the buffer zone for Peeptoad Brook, it’s listed on the DEM website. Ms. Leach states that this should be looked into to make sure the buffer zone is intact. This is a buffer zone for Providence Water Supply. Mr. Morrow states that he would need to speak with DEM to find out what the process would be if this is watershed area for the Providence Water Supply.

Deputy DPW Director Farrar states that they will have to figure out how the trench will be cut for water and sewer. 

Planner Phillips states that there needs to be curb radiuses coming out to Steere Road on the plans. Lieutenant Carberry agrees and states that it needs to be shown what the curve will be when leaving the private road and questions the location of an existing hydrant, if there is one there.

Planner Phillips questions if they reviewed any historical aerials, if the property may have been an orchard in the past, then that soil should be tested if it was an orchard. Mr. Morrow states that they will do soil tests if an orchard was previously present.

Building and Zoning Official Neves questions if Glocester abutters have to be noticed as well as Smithfield abutters. Planner Phillips states that yes all abutters are notified.

Planner Guertin questions if the variance request has been submitted already. Attorney Tim Kane for the applicant states that yes they have submitted already, and the only zoning relief is for lot width. Mr. Morrow states they are seeking relief of 20 feet as to the rules that require 125 feet. Attorney Kane states that he will submit a homeowner’s association form as well for the private road ownership. 

RESIDENCES AT 295 - (ID#: 25-08)

Comprehensive Permit Application / Major Land Development Project - Master Plan

AP 48 / Lot 5 - 34 Rocky Hill Road

3.6 Acres (approx.) / Zone: Highway Commercial / EGO

Applicant/Owner: ASG Builders LLC / Alfred Constantino

Engineer: Joe Casali Engineering, Inc.

Bill Lavery, project manager at Joe Casali Engineering appears on behalf of the applicants. Mr. Lavery states that they are asking for a comprehensive permit for two buildings, one residential building with 86 units and one commercial building with 8 flex space units. The residential space will comprise of one and two bedroom units.

Mr. Lavery states that the wetlands have been delineated, they are close to the northwest property line by Route 295 and will be seeking a DEM permit for those wetlands.  The development will be accessed by Rocky Hill Road, there will be 360 degree circulation around all of the buildings. There will be 91 parking spaces for the residential portion and 24 parking spaces for the commercial portion. There is a 12 inch water line to tie in from Rocky Hill Road and they will work with the fire department to add additional hydrants. The closest sewer connection is on Harris Road. The applicant is looking to shorten the distance by working with the neighboring property. There are existing drainage measures that are already in place on the property and the applicant will connect to these drainage sites. Mr. Lavery states that this project being a comprehensive permit that is in the planned corporate district, in the economic overlay district, the applicant is asking for adjustments. In the economic overlay district there’s a percentage ratio for the uses, the applicant seeks to deviate from retail and other permitted uses ratios. The required residential land use is 65%, applicant is proposing 74.2% and for the required other permitted uses from 35% to 25.8%.  The applicant is also seeking a density adjustment from 57 dwelling units to the 86 units, which is 29 units over the 57 units permitted in the EGO district.

Deputy Zoning Official Gentile questions why there is 10 foot maximum setback. Mr. Lavery states Rhode Island case law says that they cannot enforce setback. Mr. Casali states that from experience they denied the setback, because you can’t always comport with maximum, they will seek relief for safety, but they can’t ask for the maximum anymore. Deputy Zoning Official Gentile asks for height from grade to peak on residential structure. Mr. Lavery states there is no maximum height in the district. Mr. Casali states that structure is 4 stories or 60 feet. Mr. Lavery states they will have the exact measurements when they go before the Planning Board. Mr. Casali states that this is modeled after Meadows in North Smithfield. Mr. Casali states that the floors are folded into the gables, so the building doesn’t look as big.

Planner Phillips asks to explain density bonus portion of the new law and if they are asking for relief.  Mr. Lavery states that the applicant is asking for the change in the adjustments, the ordinance states there is a minimum bonus. Mr. Casali states that it will be phrased as an adjustment. Mr. Casali states that 86 units, this will be 22 units per floor and the parking to accompany these units is laid out nicely. The traffic report states that cutting may need to be done at the entry from Rout 116 and Rocky Hill Road.

Building and Zoning Official Neves questions what type of uses are intended in the flex space. Mr. Casali states that their intention is for someone like a plumber, electrician or landscaper to utilize the space, all low occupancies. Building and Zoning Official Neves states that shared access could be difficult for residential and commercial use. Applicant Al Gizzarelli states that he wants interior storage for the commercial uses, no parking of equipment outside of the building. Mr. Casali states that they still want to be appealing to the residents who would be occupying the apartments.

Mr. Casali states that this project is much different from the same condominium projects being presented before the Planning Board, this is in an area where it can be successful with the residential and commercial space. Mr. Casali states that sewer, water and drainage are a relatively easy ask for this location. Planner Phillips questions about sewer through Lincoln. Mr. Casali states that gravity to two different pump stations, one dedicated to the commercial uses, 15 gallons per person per day and one pump station dedicated to the residential units, 115 gallons per bedroom.

Deputy Zoning Official Gentile questions if there is a good vegetative buffer between highway and housing. Mr. Casali states that the tree buffer will remain intact for noise as well as sightlines and keep it looking natural. Mr. Gizzarelli states that he has spoken to window manufacturers about keeping any sound out.

Mr. Casali states that the project is outside of the FAA zone, they would have been notified already.

Mr. Constantino states that he found the Meadows development in North Smithfield and wanted to model it after that housing.

Mr. Casali states that he is aware the cul-de-sac on Rocky Hill Road does not meet Town standards will help alleviate that with 360 degree access. Lieutenant Carberry states that he is not thrilled about accessing commercial portion by passing through the residential portion. Mr. Casali states that this EGO zone is mixed and is not often seen. Lieutenant Carberry states that there could be more parking offered to avoid residents parking alongside the road.

Building and Zoning Official Neves questions about the construction type of the structure and total building area. Mr. Casali states that they have not figured the type of construction yet. Mr. Lavery states that each floor is 19,500 square feet footprint multiplied by four stories. Mr. Casali states that they are still trying to determine the fire needs for the structure at this point in the plans. Planner Guertin questions if there is a specific AMI threshold they are seeking. Mr. Lavery states that the maximum amount of AMI is 80% on the letter of eligibility. Mr. Casali states that 22 units is little over 25%. Mr. Gizzarelli states the AMI at 80% would be around $70,000. Mr. Lavery states there are 18 one-bedroom units and 4 two-bedroom units at 80% AMI. There are 54 one-bedroom units at market rate ten and two-bedrooms at market rate. Planner Guertin questions if any will be age restricted units. Mr. Casali states that they are not age restricted, they are offering them at LMI. Mr. Casali states that there will be ADA compliant units offered.

Mr. Gizzarelli states that hopefully appeal to those working at Fidelity, Navigant and other nearby businesses. Ms. Rich asks if the bus route runs along Route 116. Mr. Casali states that the bus does run along Route 116 but        need to find out how close the bus stops are in relation to the development.

Building and Zoning Official Neves questions if any thought has been given about flip flopping the commercial and residential properties or are there challenges that would impede that from happening. Building and Zoning    Official Neves inquires about having an entrance to the commercial property, then having an access road for the       residential property. Lieutenant Carberry states he would like to see this as well. Mr. Gizzarelli states that he       believes residents would not want to drive past the commercial building to get to their residence as well as some    restraints with elevation.

Ms. Leach inquires the previous use of the property. Mr. Constantino states it wasn’t anything, just forested land    zoned industrial. Mr. Casali states that there is rented storage to south, Tire Pros business and the   armored car     business.

Mr. Gizzarelli states that he believes this is the perfect spot, not in a residential area to get LMI units, and get            clear access to major roads and helps the town get closer to their 10% LMI goal.

Planner Guertin states that the additional density may cause issues. Mr. Casali states that he expects warm reception on why adjustments may be needed. Planner Guertin questions if restricting trucks and commercial           traffic to one way is possible. Mr. Lavery states that the circulation is not one way but maybe if there is an access             road for the commercial portion it could be possible. Planner Guertin suggests even signage could be helpful.           Mr. Lavery states there are planned sidewalks and landscaping for the property. Planner Guertin inquires to any    striping for crosswalks that will be done for residents for walking. Mr. Lavery states they can work on creating         that for the future plans. Mr. Casali states they will be hiring a landscaper and will have a lighting plan also put       in place before coming before the Planning Board.

Assistant Town Planner Carcifero asks for rendering of the commercial flex spaces to be provided to the Planning    Department.

4)        Public Comment

There is no public comment.

5)        Meeting is adjourned at 3:32 p.m. by Town Planner Guertin

Respectfully submitted,

Katie Closson, Recording Secretary