EMERGENCY EVACUATION AND HEALTH NOTIFICATION

Chair D’Ambra reads the Emergency Evacuation and Health Notification.

MINUTES:

Approve the executive session Planning Board minutes from April 16, 2026.

Member Lynn made a motion, seconded by Member Yoakum to approve the amended executive session Planning Board minutes from the April 16, 2026 meeting. The vote was six in favor with one abstention and the motion carried.

Voting In Favor:         Members Colavecchio, Lynn, Moan, Nani, Sleboda, and Yoakum

Voting In Opposition: None

Abstaining:                  Member Rotella

Approve the open session Planning Board minutes from April 16, 2026.

Member Lynn made a motion, seconded by Member Yoakum to approve the open session Planning Board minutes from the April 16, 2026 meeting. The vote was six in favor with one abstention and the motion carried.

Voting In Favor:         Members Colavecchio, Lynn, Moan, Nani, Sleboda, and Yoakum

Voting In Opposition: None

Abstaining:                  Member Rotella

NEW BUSINESS

61 HARRIS ROAD / HARRIS HOLDINGS LLC

Minor Land Development – Pre Application Plan Review

AP 45 / Lot 43A - 61 Harris Road 

2.14 Acres (approx.) / Zone: C

Applicant / Owner: Harris Holdings LLC

Engineer / Architect: Garofalo & Associates

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

            -Provide feedback and guidance for refinement of plans.

Sam Hemenway, registered engineer from Garofalo and Associates, states he is present on behalf of the applicant for a pre-application for the property on Route 7 and Harris Road. The lot fronts Harris Road and is zoned commercial, and abuts R20 zones. This property is constrained by the triangular shape of the lot. Mr. Hemenway states the lot has been difficult to develop in a standard commercial or retail frontage because of the way the lot faces. Mr. Hemenway states this could be a better fit for the Town and could act as a transitional area to a multifamily project. The property would need to be rezoned and then request dimensional relief for the setbacks along the side yards and properties. The applicant is proposing duplexes and one triplex on the lot. The applicant is proposing nine units, this is under the threshold required for LMI units. There would be parking for the units themselves and additional visitor parking along the front of the street. Mr. Hemenway states there are cross easements allowing for vehicles to pass in the commercial property next to the proposed development. The dimensional relief sought is for setbacks along the property line. Mr. Hemenway states this project has gone before the Technical Review Committee and would be characterized as generally receptive. The TRC did suggest looking at reducing the relief required for dimensional setbacks. 

Member Moan states these were three lots tied together purposefully, and should remain as zoned commercial. Member Moan states this would be an excellent place for a commercial building or small business. Member Lynn states she visited this lot and observed the movement of cars during that time. Member Lynn states the Coffee Connection drive-thru exits onto the opening of this proposed development. Member Lynn states there is very little vegetation from Coffee Connection drive-thru and the backs of the buildings proposed. Member Lynn asks if they would consider reducing a unit and rotating the building so it faces more open space. Member Colavecchio states he agrees with Member Moan, this space should be used for commercial units. The original intent of the property is what the Planning Board had wanted when it created these three commercial lots. Member Colavecchio states the flight paths from North Central Airport should be shown related to this project when this gets to a later stage before the Planning Board.

Dominic Greico, property owner, states that it’s his belief this will be the least amount of traffic this property will see with this use for the property. Mr. Greico states commercial traffic would be more than the residential traffic and this is the best scenario for this property. Mr. Greico states this lot would be heavily landscaped to provide privacy. Mr. Greico states they will reconsider their designs if the Planning Board’s feedback infers this.

Member Colavecchio states they did a traffic study previously for this area. Member Yoakum states he supports the commercial intention of the property but if they were to consider residential, the two units tucked against the setback would need to be reconsidered.

Director Guertin states the Planning Department staff has been considering and adjusting what could be done with the current proposal with the applicant.

TOWN OF SMITHFILED (Proposed Fire Station) PUBLIC HEARING 

Major Land Development – Combined Master / Preliminary Plan Review 

AP 48 / Lot 58 – 341A George Washington Highway

2.595 Acres (approx.) / Zone: LI / EGO District

Applicant / Owner: Town of Smithfield / Graham Development Co., LLC

Engineer / Architect: Pare Engineering / Aharonian Architects

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

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

-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.

-The Board may authorize the Town Planner to prepare a written decision consistent with the Board’s findings of fact and motion for signatures by the Chair and subsequent recording.

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

Town Manager Seltzer states representatives from Aharonian Architects and Pare Engineering are present to explain the plans. Town Manager Seltzer states they are seeking setback relief. Director Guertin states the existing structure is in the setback already and only the addition needs the relief of three feet. Town Manager Seltzer states they have power and natural gas, and the runoff water is contained to the property. Town Manager Seltzer states they are working with the state to finalize the traffic light that will appear on George Washington Highway, so the emergency apparatus can get out.

Member Colavecchio asks if there is a separation between the buildings. Jackie Brousseau, of Aharonian Architects, on behalf of the applicant states they will be separate buildings but no space between them.

Vice Chair Rotella opens the public hearing at 6:39 p.m.

Charles Boyd, 14 Sprague Street, asks what the grade is on the road for the fire trucks to enter and exit.

Vice Chair Rotella closes the public hearing at 6:41 p.m.

Chris Webber, project engineer at Pare Engineering on behalf of the applicant states the grade is at 10% and then evens out as it gets closer to the actual fire station itself. Mr. Webber states he believes a fire truck can enter and exit without issue. The egress would be a different location than the existing ingress to the site. Vice Chair Rotella asks Mr. Webber if it’s his professional opinion that this is fine for egress even in winter. Mr. Webber agrees with this statement. 

Member Yoakum made a motion, seconded by Member Lynn to approve the combined Master and Preliminary Plan for the fire station and referencing the findings of fact compiled by the Planning staff. There are six findings of fact; The proposed development is consistent with the Comprehensive Community Plan and has satisfactorily addressed issues where there may be inconsistencies. The proposed development is in compliance with the standards and provisions of the municipality’s zoning ordinance. There will be no significant environmental impacts from the proposed development as shown in Final Plan and with all required conditions upon approval. The subdivision as proposed will not result in the creation of individual lots with any physical restraints to the development of the health and safety of the community. All proposed land developments and subdivision lots have adequate permanent physical access to a public street, lot frontage on paper streets, unnamed streets and/or streets not improved and accepted by the municipality shall not be considered compliance with this agreement. The proposed development has an adequate provision for necessary services including but not limited to water supply, wastewater disposal, solid waste disposal, fire protection and emergency access.                     The recommendation for approval is mentioned in the staff memo. The vote was all in favor and the motion carried.

Voting In Favor:         Members Colavecchio, Lynn, Moan, Nani, Rotella, Sleboda, and Yoakum

Voting In Opposition: None

Abstaining:                  None

Director Guertin asks the Planning Board to revise their previous motion as he didn’t hear the unified development review and for the motion to be as concise as possible.

Member Moan made a motion, seconded by Member Nani to rescind their prior motion approved by the Planning Board. The vote was all in favor and the motion carried.

Voting In Favor:         Members Colavecchio, Lynn, Moan, Nani, Rotella, Sleboda, and Yoakum

Voting In Opposition: None

Abstaining:                  None

Member Yoakum made a motion, seconded by Member Lynn to approve the combined Master and Preliminary Plan Review with the findings of fact and their comments as in the staff memo. The recommended motion to approve the Smithfield Planning Board are to adopt the findings of fact as written in the staff memo and approve the Preliminary Plan for the Smithfield Fire Station, a major land development, unified development review pursuant to RIGL 45-23-39, RIGL 45-23-50.1 and RIGL 45-23-60, located at 341 George Washington Highway, AP 48 Lot 58, including approval of the requested waiver from the Town’s subdivision and land development regulations and approval of the requested three foot dimensional variance from the side yard setback, required pursuant to RIGL 45-24-41.

Voting In Favor:         Members Colavecchio, Lynn, Moan, Nani, Rotella, Sleboda, and Yoakum

Voting In Opposition: None

Abstaining:                  None

PUBLIC COMMENT

Charles Boyd, 14 Sprague Street, states his concern for the degree of grade for the proposed fire station.

COMPREHENSIVE PLAN REWRITE & DIRECTOR’S REPORT

Director Guertin states he and Planner Emeritus Phillips have gone through a few chapters of the Comprehensive Plan thus far. Director Guertin states they have been reviewing all the goals, policies and actions of the previous Comprehensive Plan to assess the contemporary relevance of them. Director Guertin states the Economic Development Commission has been reviewing that chapter of the Comprehensive Plan at their most recent meetings.

ADJOURNMENT

Member Moan made a motion, seconded by Member Lynn to adjourn Planning Board meeting. The vote on the motion was all in favor and the motion carried.

Voting In Favor:         Members Colavecchio, Lynn, Moan, Nani, Rotella, Sleboda and Yoakum

Voting In Opposition: None

Abstaining:                  None

Meeting adjourned at 6:57 p.m.

The next regular meeting is scheduled for Thursday, June 18, 2026 at 6:00 p.m

Respectfully submitted,

Katie Closson, Recording Secretary