North Kingstown Planning Commission Meeting – April 4, 2023

The North Kingstown Planning Commission met on Tuesday, April 4, 2023, at 7:00 PM in Town Hall. The agenda included three main items: a waiver request for a smoke shop, a major variance request from Quonset Development Corporation (QDC) for workforce housing, and a discussion on mandatory conservation development requested by the Groundwater Committee. The commission voted to grant the smoke shop waiver, discussed the conservation development proposal without taking action, and approved a motion to draft a positive letter to QDC while scheduling a public hearing on the housing variance.

Consent Calendar

• Development Plan Review Waiver (3a): The commission unanimously approved a waiver for Asmat Sadrana to locate a Smoxy Smoke Shop (tobacco retail) at 611 Post Road (Assessor's Plat 175 Lot 149, zoned Post Road, within groundwater wellhead/recharge areas). No interior or exterior building work was proposed; the space is currently vacant. The waiver was granted without discussion or opposition.

Public Comments & Testimony

• John (last name not given) spoke in support of the concept of mandatory conservation development, emphasizing that minimizing woodland destruction best protects groundwater recharge. He noted that requiring conservation development could help developers prepare ahead and promote responsible development town-wide.

Discussion Items

• 3c – Mandatory Conservation Development (Groundwater Committee request): The commission considered a letter from the Groundwater Committee asking the Planning Commission to evaluate making conservation development mandatory in North Kingstown, based on a Charlestown ordinance. Planning Director Nicole provided background: Charlestown adopted a mandatory ordinance in August 2022 but has not yet used it, and the new town council is revisiting it. North Kingstown’s current ordinance (adopted 2006) is voluntary. Staff noted that most recent developments (e.g., Sanctuary, Tide Mill, Northridge, Weed and Farm, Harbor View) have used conservation design voluntarily. Town-wide, approximately 8,200 acres (about one-third of the town’s 43 square miles) are preserved as open space, with nearly 3,000 acres preserved through cluster, conservation, and planned village district designs. The commission discussed pros and cons: Chair Grundy and Vice Chair Roach expressed concern that a mandatory approach removes flexibility; they noted that conservation development is already the norm and that site-specific conditions (e.g., connectivity, pedestrian pathways, groundwater nutrient loading) are already addressed through existing regulations. Commissioner McCue asked about open space management, noting homeowner associations can be fragile. Commissioner Wishart agreed that one size does not fit all. Commissioner Kerr suggested that the underlying concerns of the Groundwater Committee could be addressed through other means. It was noted that the Groundwater Committee is advisory to the Water Department, and that procedurally the request should have come through that channel. No action was taken; staff will send a memo to the Groundwater Committee summarizing the discussion and consider a joint meeting in the future.

• 3b – Major Variance Request from Quonset Development Corporation (QDC): The commission continued a discussion from February 21 and March 21, 2023, regarding a major variance under Section 4.2.2B of the Quonset Development Package to allow workforce housing on Assessor’s Plat 182, Lots 9, 16, and 17 (zoned Quonset Business Park, Quonset Mixed Use Development District). QDC Director Chelsea (last name not given) presented: the proposal is for 100–120 units (studios and one-bedrooms), no more than 4 stories, at approximately 20 units per acre, using Post Road design guidelines. Income targeting: 80–120% of area median income (approximately $54,000–$81,000 for an individual). At least 10% of units will be deed-restricted affordable. The land is currently zoned for retail, office, hospitality, and recreation—not residential. QDC seeks a land-use determination before soliciting developer proposals. Commissioners expressed concerns about setting a precedent for residential in the business park, the lack of a specific plan, and the need for public input. Chair Grundy noted that the town had previously pushed for residential in the district. The commission discussed imposing conditions on the variance (height, density, affordable percentage) to maintain control, similar to a rezoning. QDC indicated openness to conditions. A motion was made and seconded to authorize staff to draft a letter to QDC expressing positive sentiment toward workforce housing but requiring a public hearing before final approval. The commission also directed staff to work with QDC to schedule a public hearing. The motion carried unanimously.

Key Outcomes

• Smoke Shop Waiver: Approved unanimously.
• Mandatory Conservation Development: No action taken; staff will communicate with Groundwater Committee and consider a joint meeting.
• Quonset Workforce Housing Variance: The commission approved a motion to send a positive letter to QDC indicating conceptual support, but with the condition that a public hearing be held before final approval. The letter will also note desired thresholds (e.g., height, density, unit mix, affordability). Staff will coordinate with QDC to schedule a public hearing date.
• Adjournment: The meeting was adjourned by motion.