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Record of Proceedings

North Kingstown Planning Commission Meeting - March 21, 2023

Planning Commission — Tuesday, March 21, 2023
BodyNorth Kingstown, Rhode Island
SessionPlanning Commission
DateTuesday, March 21, 2023
StatusFILED
Video Record
0:00 / 1:49:53

Original source
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0:00

By uh Brett Jadell if I don't know if Brett is in the room or anyone from Langford.

0:07

Oh, hello, how are you?

0:09

Good.

0:10

Uh this uh uh approval was uh signed on May 25th, 2022.

0:22

And we need this yet or is it two years on the first?

0:31

This is this is development plan review, so it actually requires requires it at one year.

0:36

Yep, in his m his letter, that third paragraph, he actually explains what our ordinance says.

0:42

Okay, so uh and this is also uh by right.

0:48

So we have a quote for request for extension in writing by right.

0:52

I don't think that there's much need for discussion on a by-write request.

0:56

I assume you have nothing you want to add to that.

0:59

No.

1:00

Okay.

1:02

Uh that's it.

1:03

What they say when you're winning, there's nothing that can help the case.

1:07

Uh okay.

1:08

Uh as it relates to the uh extension for this by right request for length of the states two.

1:14

Is there a motion to approve?

1:16

I'll make that motion to approve.

1:18

Is there a second?

1:19

Motion uh and a second.

1:20

Is there any discussion?

1:22

All in favor?

1:23

Aye.

1:24

Any opposed?

1:25

It's five-o.

1:26

Thank you.

1:29

Uh next we have a master plan approval second request, WDICLLC for rentals farm north.

1:38

Is there anyone present for that?

1:43

I don't see anybody here.

1:45

This is um this is what you were just mentioning where they are allowed to one-year extension that the planning commission has to approval the extension.

1:54

Okay.

1:54

Um so they're requesting their second one.

1:56

Okay, and this this also is by right, which merely limits it limit our discussion, but it limits what we can do with it.

2:05

Uh would anyone like to make a motion on this for an approval of the second extension?

2:10

I'll make a motion for the approval of the second extension.

2:12

Oh second.

2:14

Motion and the second, any discussion?

2:16

Uh just second, yeah.

2:30

All right.

2:30

Uh all in favor?

2:32

Aye.

2:32

Aye.

2:33

Any opposed?

2:34

That also is 5-0.

2:37

Uh next item on the agenda is a surety reduction, Reynolds Farm 2A.

2:44

And I have these out of order.

3:09

A brief explanation.

3:11

Um, our engineering department has completed inspections on the site and they are proposing a guarantee to be held of 168-2036.

3:23

And this will be at 90% or phase 2A.

3:28

So this in if you're familiar with Rowlands farm, this is the first phase over the bridge.

3:35

All right, and that would uh we would be holding 168,2036.

3:44

This would be a reduction of 25,690 dollars and eighteen cents.

3:49

Yes.

3:50

Okay, and uh we do have the letter uh from the uh deputy director of public works, town engineer, who's here.

3:57

I don't see her waiving that there's anything wrong with that.

4:02

So uh is that just the previous reduction is long version correctly?

4:17

So works out on page four page four on page four of the reduction memo, there was um during the first reduction there was a slight uh excel calculation error, but that was already corrected in the second reduction.

4:43

That's just to point out those slight discrepancies if there was any oh well neurotic with my excels.

4:49

Hallie has had the pleasure of taking someone else's work and making making it work correctly so she can understand it and making sure it's correct.

Discussion Breakdown — Share of Meeting
Affordable Housing████████████████████20%
Zoning Ordinance█████████████████17%
Engineering And Infrastructure█████████████13%
Water And Wastewater Management█████████████13%
Groundwater Management██████████10%
Public Comment█████████9%
Procedural█████5%
Debt Service████4%
Public Safety███3%
Summary of Proceedings

North Kingstown Planning Commission Meeting - March 21, 2023

The North Kingstown Planning Commission met on Tuesday, March 21, 2023, at 7:00 PM at Town Hall, 80 Boston Neck Rd. The commission addressed multiple agenda items including development plan extensions, surety reductions, a hair salon application, a cannabis ordinance, and a pre-application for a 138-unit apartment complex. Several items were approved unanimously, while the cannabis ordinance review was waived, and the Quonset Development Corporation variance request was continued due to a lack of quorum.

Consent Calendar

  • Langford Estates II Extension Request (3a): Approved unanimously (5-0). The development plan approval dated May 25, 2022, was extended by one year as a by-right request per the ordinance.
  • WDIC LLC (Reynolds Farm North) Master Plan Second Extension (3b): Approved unanimously (5-0). The one-year extension was granted by right.
  • Surety Reduction: Reynolds Farm Phase 2A (3c): Approved unanimously (5-0). Guarantee held reduced by $25,690.18 to $168,203.68 (90% completion).
  • Surety Reduction: Reynolds Farm Phase 2B (3d): Approved unanimously (5-0). Guarantee held reduced by $871,568.13 to $122,225.37 (not yet at 90%).
  • Surety Reduction: Reynolds Farm Phase 2C (3e): Approved unanimously (5-0). Guarantee held reduced by $358,278.17 to $63,673.95.
  • Minutes of February 21, 2023 (4a): Approved (5-0, one abstention) subject to minor corrections.

Public Comments & Testimony

  • Lift Hair Studio (3f/3g): Richard Welch (8 RO Lane) expressed concerns about the septic system's history and questioned the town's ability to enforce maintenance, referencing past issues with the Wickford Junction water system. Kathleen Garino (139 Summit View Lane) supported new businesses but stressed the need for verifiable maintenance plans and preferred having Water Director Tim Cranston present. Both spoke against a special use permit without strong enforcement.

Discussion Items

  • Lift Hair Studio Development Plan Review and Special Use Permit Recommendation (3f/3g): Applicant Candace Brisson dba Lift Hair Studio proposed operating a two-chair organic hair salon at 6459 Post Road (AP 157 Lot 74, zoned Post Road District, Groundwater Recharge Overlay). The salon would use 99% plant-derived, ammonia-free products. To mitigate groundwater impacts, a reverse osmosis and granular activated carbon filtration system was proposed, approved by the Water Director. The commission conditioned the development plan approval on a maintenance plan accepted by the Water Department Director. The special use permit recommendation was limited to the use of organic, ammonia-free products as described in the application; any change in product type would require further review. Both motions passed 5-0.
  • Major Variance Request – Quonset Development Corporation (3h): Continued to the April 4, 2023 meeting because Chair Grundy and Commissioner Wishart recused themselves, leaving fewer than a quorum. Staff will compile comments for the next meeting.
  • Cannabis Ordinance Review (3i): Chair Grundy and Commissioner Wishart recused, stating their position that cannabis remains federally illegal. The commission voted 4-0 to waive its opportunity to study and recommend to the Town Council, allowing the council to proceed without a commission recommendation. Commissioner Kerr noted several staff-recommended items (e.g., buffer distances, delivery regulations) not included in the draft ordinance.
  • Pre-Application: Post Road Apartments (3j): AR Building Company proposed a 138-unit, three-building apartment complex (two 69-unit buildings plus clubhouse) on AP 136 Lots 9 and 21, zoned Post Road District. The applicant seeks density relief to 17.64 units/acre (above the by-right 4 units/acre) and to use the 30-unit/acre bonus density tier with 15% affordable units, but requested a variance from the Transfer of Development Rights (TDR) requirement, citing unavailability of TDR certificates. Commissioners expressed concerns about reducing affordable housing below 20% and circumventing the TDR program, which is intended to preserve farmland. No vote was taken; the applicant will incorporate feedback and return for master plan review.

Key Outcomes

  • Lift Hair Studio: Development plan approved (5-0) with condition for Water Department-approved maintenance plan. Special use permit recommended positively (5-0) with limitation to organic/ammonia-free product line as submitted.
  • Cannabis Ordinance: Commission waived recommendation (4-0); matter moves to Town Council without commission input.
  • Post Road Apartments: Pre-application discussion only; no formal action. Applicant to address density, affordability, and TDR issues in future applications.
  • Quonset Variance: Continued to April 4, 2023.
  • All other consent items and surety reductions approved unanimously.

Meeting Transcript

By uh Brett Jadell if I don't know if Brett is in the room or anyone from Langford. Oh, hello, how are you? Good. Uh this uh uh approval was uh signed on May 25th, 2022. And we need this yet or is it two years on the first? This is this is development plan review, so it actually requires requires it at one year. Yep, in his m his letter, that third paragraph, he actually explains what our ordinance says. Okay, so uh and this is also uh by right. So we have a quote for request for extension in writing by right. I don't think that there's much need for discussion on a by-write request. I assume you have nothing you want to add to that. No. Okay. Uh that's it. What they say when you're winning, there's nothing that can help the case. Uh okay. Uh as it relates to the uh extension for this by right request for length of the states two. Is there a motion to approve? I'll make that motion to approve. Is there a second? Motion uh and a second. Is there any discussion? All in favor? Aye. Any opposed? It's five-o. Thank you. Uh next we have a master plan approval second request, WDICLLC for rentals farm north. Is there anyone present for that? I don't see anybody here. This is um this is what you were just mentioning where they are allowed to one-year extension that the planning commission has to approval the extension. Okay. Um so they're requesting their second one. Okay, and this this also is by right, which merely limits it limit our discussion, but it limits what we can do with it. Uh would anyone like to make a motion on this for an approval of the second extension? I'll make a motion for the approval of the second extension. Oh second. Motion and the second, any discussion? Uh just second, yeah. All right. Uh all in favor? Aye. Aye. Any opposed? That also is 5-0. Uh next item on the agenda is a surety reduction, Reynolds Farm 2A. And I have these out of order. A brief explanation. Um, our engineering department has completed inspections on the site and they are proposing a guarantee to be held of 168-2036. And this will be at 90% or phase 2A.

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