1)        Meeting is called to order at 1:00 p.m. by Director Guertin.

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

2)        There is no Old Business.

3)        New Business:

THE COLLECTION AT LIMEROCK ACRES - (ID#: 25-12)

Major Land Development / Master Plan - Comprehensive Permit

AP 45 / Lot 43 & AP 45 / Lot 43B - 60 & 82 Limerock Road 

38 Acres (approx.) / Zone: R-80 / 112 units

Applicant/Owner: Boport LLC c/o Edward J. Lanni & Lou Calcagni

Engineer: Joe Casali Engineering Inc.

Mr. Casali reviews the presentation of the proposed development land area and location. Mr. Casali states that freshwater wetlands have been delineated and have been sent to DEM, and are in the edge verification process. There's the aviation easement benefiting North Central State Airport. The applicant is proposing 112 units, with 25 % LMI equal to 28 units. Village A will be 12 single family homes, Village B will be 13 two-bedroom townhouses for a total of 44 units and Village C will be 28 three-bedroom duplex structures for a total of 56 units.

Mr. Casali states there is a 12 inch main on Limerock and there will be an 8 inch line that will service the entire development for domestic fire protection and hydrants with ample water pressure. Mr. Casali states there is continual discussions with the Town Engineer in regards to sewer and working with the Whipple Road pump station. Mr. Casali states that storm water drainage moves to the onsite wetlands and towards the Limerock culvert. There will be a more developed storm water design at the subsequent stages.

Director Allen states Limerock is a state road and the comments made by the Town may be limited on scope. Director Allen states he did a review of the traffic study and there is serious concern on traffic even though the study shows no significant impact. Director Allen states that the term significant is subjective and would like to see traffic studies brought down to a more local level. Director Allen states there is an impact with a delay of 44 seconds and 43 accidents in the last three years in the area as a result of the increased volume. Mr. Shevlin states that the accidents were single car accidents and the new traffic report shows even less impact than the study done in November 2024. Director Allen states that it would be nice if the presentation to the Planning Board by the applicant would come with an approach that would have no impact or reduce the impact.

Director Allen states the drainage could be a big issue. The tributary comes down under Route 7, the box culvert is already at capacity and any little impact will make it worse. Director Allen states the Town cannot afford to improve the drainage from the Highview Hilldale area, and years down the road this will become the taxpayer’s burden. Director Allen states the applicant could install their system, plus improve the system a little bit for the community and this would be a nice approach. It would lend to the applicant understanding there’s some drainage issues in the area.

Mr. Casali states the proposed area will have the ability to detain the water and the goal is to reduce volume. Mr. Casali states that the Town has people still violating in that watershed area. Mr. Casali states they are reducing but someone else is constantly in violation, the Town needs to keep the others in check and this is proven by aerials. Director Allen states there is a contributory property and they have asked DEM to address this property owner. Director Allen states that DEM is not going to move on this. Mr. Casali states the applicant will do their part but will point out that those who complain about the water drainage are the violators themselves.

Attorney Resnick states the applicant will take all this feedback under consideration. Attorney Resnick states the last TRC got derailed and they are willing to work with the Town and appreciates a more productive discussion. Attorney Resnick states there should be some recognition on this project. The project is below the density, there is no zoning or planning relief being sought and this is almost a project by right because the density is set by the state. Attorney Resnick states collaboration goes both ways, and the Town should be willing to do so. Director Allen states the Town does not look at this project individually, it needs to be considered from the aspect of the community and how it affects everything downstream.

Director Allen states when the applicant’s water plan is ready with details as well as the hydrants, it will run through a hydraulic model. Mr. Lavery states the applicant has done the flow test already, but still need to get the hydrants in place.

Building Official Neves states the two family duplexes need to be fully separated.  Mr. Calcagni states they will be traditional duplexes with fire separation.

Deputy Official Gentile asks about a cluster of units showing as five units, and that multi-family is limited to four dwelling units in the first structure rendering. Mr. Lavery states they are working on the design for that, they can move to make that work with four units. Deputy Official Gentile agrees with the lot set up to show indication of the side and back of the lots.

Engineer Jelley states that sewer is most pressing issue for engineering. The study conducted in 2019 states the Whipple Road pump station was at 93% capacity. Engineer Jelley had CM Smith re-review this study and include the proposed lots. This theoretical context would put the capacity at 142%. Engineer Jelley states that Mr. Calcagni and Mr. Lanni would like to see the actual data. A flow test is being quoted and discussion is ongoing with applicant. Engineer Jelley states this will allow them to properly gauge the exact capacity of the pump station. This would allow the Town and the applicant to find out the best way to address the issue. Mr. Casali asks that even if this project isn’t built, what the Town plans on doing to offset the 142%.  Engineer Jelly states the various pump station projects are in the capital plan and this is something that needs to be addressed even without this project in the works. Engineer Jelly states there are more points to address, such as the storm water management plan, lighting, landscaping, etc. but those will be addressed as the project progresses. Engineer Jelley states that in regards to sewer, DEM requires an order of approval for anything over 30,000 gallons per day. Mr. Casali states that their model shows approximately 20,000 gallons per day but will verify to be sure.

Engineer Jelley states the Highview Hilldale area is listed there for improvement for future sewer, but the area of the proposed project is not listed. A facilities plan amendment would need to be done as part of the Town’s comprehensive plan because the applicant is looking to connect to that area’s sewer. DEM will have to grant approval for the sewer to be extended to that area. Mr. Casali asks why the applicant would have to do the amendment to the Town’s facility management plan. Engineer Jelly states that in his opinion the applicant is looking to connect to the area, not the Town, then the amendment should be coming from the applicant. Attorney Resnick asks if this would be a petition to the Town Council. Engineer Jelley states that it would be an amendment to the existing facilities plan to be brought before the Town Council and then sent to DEM.

Ms. Leach states that Conservation Commission doesn’t have any change to its comments from January, which revolved around the loss of contiguous forested areas and loss of prime farm soils. Ms. Leach states she will also be submitting the comments in written form to the applicant.

Fire Department Official Potenza states that everything looks good on their end. There is good water supply, and the turning radiuses of the ladder trucks had been provided previously and there is enough space for the trucks to maneuver.

The fire rating in Village B between the units is sufficient as well.

Director Guertin asks for an updated eligibility letter from RI Housing with updated units. Attorney Resnick states they will provide an updated letter. Director Guertin asks if they are considering sidewalks throughout the site. Mr. Casali states the applicant is considering a walking trail or sidewalks on property.  Mr. Casali states maybe a trail around the property but most likely a sidewalk on one side. There will be areas that will have both, maybe Village B but not Village C, and this can be considered for next week’s meeting. Director Guertin asks about individual outdoor space per unit and if there is any plan for any communal outdoor space.  Director Guertin states that if there are going to be kids, there should be safe places for them to not only walk around the site, but also to enjoy their properties. Mr. Casali states that the applicant can have a local landscape architect work to create a communal space.

Mr. Casali states they will have a report of school age children expected. Attorney Resnick states the applicant did request data through an APRA of the School Department and RIDE. Attorney Resnick states that according to case law, denying the project on the basis of school capacity is not legal. The applicant will do the presentation but will not entertain this being a reason for denial. Director Guertin states that his line of questioning was more about accommodating the safety of children on site.

Attorney Resnick states that an area yet to be discussed, and most likely will not be done until preliminary, is the form of ownership. Attorney Resnick states this development could be subject to an HOA or condominium declarations and within that there could be common areas or conservation areas. Mr. Lanni states the intent is to create a community and there is considerable yard space even for the townhouses and duplexes.  Mr. Lanni states at the end of Village C there is a no fly zone that could be used as walking trails or green space. Director Guertin states the considerations and accommodations to make this feel like an integrated part of the community would hope to go a long way with the community. 

Attorney Resnick asks what the timeline would be in terms of peer reviews. The applicant would prefer to have those peer review materials as soon as possible. Attorney Resnick asks how the peer reviews will be selected and when will they be selected. Attorney Resnick states there are areas that the applicant believes can be addressed now. Engineer Jelley states that more plans need to be provided before peer review can be done, except for traffic, which can be done now. Mr. Calcagni asks if the storm water peer review can be started. Engineer Jelly states that he can try to start it now. Mr. Lanni asks what the typical peer review disciplines. Engineer Jelley states there is water, sewer, engineering plant set, storm water which encompasses soil erosion and traffic. Engineer Jelly will get an estimated time frame once the peer review has been submitted. Director Guertin states soil testing for former farmland will be necessary. Attorney Resnick states the applicant will be prepared to discuss that if necessary.

Director Allen asks if the applicant is looking for solid waste to be picked up by the Town or handled by the development itself.  Mr. Casali states that it’s his understanding that being a private roadway, the Town would want the development to have their own waste pickup. Director Allen states that Smithfield is one of only a few towns that will pick up from condominium projects in Town. Director Allen states a hold harmless agreement needs to be submitted to go in on private property and to make sure the turning radiuses of the trucks will be accounted for in the plans. 

4)        Public Comment

Nancy Lancaster, 22 Lori Ellen Drive states that her neighborhood is in opposition to this development. Ms. Lancaster states the storm water is serious issue, there are neighbors who have lost their septic systems, driveways and their basements. Ms. Lancaster states they were advised the Town was doing a hydrology study and no data has been released yet.  Ms. Lancaster states that this project should not move forward until the hydrology study has been fully analyzed with recommendations.  Ms. Lancaster states that water comes down Limerock and washes out the road. Ms. Lancaster states it’s her understanding that this property has natural springs. There is also an obituary from the 1970’s of an individual who drowned in a natural spring on the Niles Farm property. Ms. Lancaster states the traffic study does not account for condominiums that are in the process of construction or approval.

5)        Meeting is adjourned at 2:12 p.m. by Director Guertin

Respectfully submitted,

Katie Closson, Recording Secretary