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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

North Kingstown Planning Commission Meeting - October 3, 2023

Planning Commission — Tuesday, October 3, 2023

BodyNorth Kingstown, Rhode Island

SessionPlanning Commission

DateTuesday, October 3, 2023

StatusFILED

Video Record

0:00 / 1:53:05

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:00

Uh first item on our agenda tonight is a surety reduction rentals farm phase 2D.

0:06

And we do have the uh memorandum uh sent over from Ali Spox who is here tonight or uh town engineer and this does include a correction for a uh forced sewer main that was not properly calculated in the original bond.

0:28

This would be uh a bond to be released of three hundred eighty-six thousand five hundred sixty-four dollars and fifty cents.

0:40

And does anyone have any we would be uh I'll I'll also put the uh re remaining surety would be 769, 814 and 63 cents.

0:50

This is for phase 2D at Reynolds Farm.

0:55

So is as I recall this uh the sewer force main issue that came up in April.

1:02

Is this the the same one that we had had that issue on before?

1:05

Yes, it did.

1:05

And so when um when we went to reduce the the bond back in April, we the amount of work completed was more than the amount of bond release back.

1:18

So this this bit the Sarah was basically already taken care of.

1:21

It's just still in the paperwork.

1:23

Yes, correct.

1:28

Any other questions on this?

1:31

Uh do we have a motion to approve the bond reduction as listed in this memorandum?

1:36

I'll make that motion.

1:37

Is there a second?

1:39

Second motion and two seconds.

1:43

This is how we give you a hard time tonight.

1:47

Uh you know, we got the back.

1:51

It was a tie.

1:53

Okay, we have a motion, a second.

1:54

Is there any discussion?

1:56

All in favor?

1:57

Aye.

1:57

Aye.

1:58

Any opposed?

1:59

That's 6-0.

1:59

Uh 5-0, I'm sorry.

2:02

Uh next item on the agenda this evening is my turn back.

2:08

The final plan approval extension request, schooner landing, which is BKSLC.

2:15

Uh we do have a letter making the request dated August 8th from Eric Privy at Depreet Engineering.

2:22

This request is by right according to Rhode Island General Law 452343E.

2:29

So we have no ability uh to take any action other than to approve this.

2:36

Uh should they make the request which they did.

2:39

So with that, I would ask for a motion to approve the one-year extension.

2:43

I'll make that motion to approve the one-year extension.

2:46

Is there a second?

2:49

Second.

2:50

We have a second.

2:51

Uh any discussion?

2:52

All in favor?

2:54

Aye.

2:54

Any opposed?

2:55

That'll be 5-0.

2:57

Uh we have a waiver request, master plan checklist requirement for a major land development application of AR building company for post-road apartments, a 77-unit multifamily project located off a post road, also known as a Cessus Plat 136, lots 9 and 21 zoned post road.

3:15

And to avoid confusion, this is a master plan checklist uh waiver request on the same parcel that has the final plan approval that was just extended in 3B.

3:30

Um but I believe the only thing in front of us, Nicole, is whether or not we would be willing to grant this waiver.

3:35

This has no action and no effect on the existing that's correct.

3:40

This is for the application that was recently submitted for a master plan on the site.

3:46

It's it's a different application than the final approval they already have.

3:50

Um and that is something that would be discussed further during their master plan item.

3:54

As far as how we handle the two planes.

3:56

We can't get there.

3:57

We can't tell them that their application is complete until they what's on their checklist is complete, and this is one of those items on the checklist.

4:04

Um we did discuss this with the water department.

4:08

They have submitted their application for hydraulic modeling that's in process.

4:12

Um and Tim is comfortable with this waiver request at this time.

4:16

He believes that at the density they're proposing it whether or not the density can work, the density falls within the limits that are allowed on post road.

4:26

They're not asking for you know in excess of what we would normally so um it's not as if we I'm not gonna say we don't have a concern, but it's not as much of a concern as it would be if the request was over and above what the zoning would allow.

4:40

It does not that does not mean the numbers will come back saying yes, there is water, but there he's more comfortable with this being done at pr at preliminary in this case than a different case.

Discussion Breakdown — Share of Meeting

Telecommunications Infrastructure█████████████████████████████████████████████52%

Zoning Ordinance█████████████15%

Land Use Planning█████████10%

Engineering And Infrastructure███████8%

Public Engagement█████6%

Procedural███4%

Visual Impact Assessment██2%

Public Safety██2%

Stormwater Management█1%

Summary of Proceedings

North Kingstown Planning Commission Meeting - October 3, 2023

The North Kingstown Planning Commission met on Tuesday, October 3, 2023, at 7:00 PM at Town Hall to consider several agenda items, including surety reductions, extension requests, a waiver for a 77-unit apartment project, a major development plan review and zoning recommendation for a Verizon wireless tower, and ongoing zoning ordinance amendments.

Consent Calendar

Surety Reduction: Reynolds Farm Phase 2D – Approved unanimously (5-0) for a bond reduction of $386,564.50, with a remaining surety of $769,814.63. The reduction included a correction for a forced sewer main previously miscalculated.
Final Plan Approval Extension: Schooner Landing (BKS LLC) – Approved unanimously (5-0) for a one-year extension by right under Rhode Island General Law 45-23-43(e).
Waiver Request: Master Plan Checklist Requirements for Post Road Apartments (A.R. Building Company) – Approved unanimously (5-0) to waive the requirement for hydraulic modeling at the master plan stage for a proposed 77-unit multi-family project off Post Road (AP 136 Lots 9 & 21, zoned Post Road). The water department was comfortable with the waiver given the density falls within allowed limits.

Public Comments & Testimony

No members of the public spoke during the meeting, though a letter from a neighbor regarding winter visibility of the proposed tower was referenced in discussions.

Discussion Items

Development Plan Review and Zoning Board Recommendation for Cellco Partnership (Verizon Wireless) Tower at 772 Fletcher Road – The applicant proposed a 107-foot telecommunications monopole in a Rural Residential zone and Scenic Overlay District at AP 84 Lot 002. Staff outlined the need for relief: a special use permit for the tower, a use variance for the Scenic Overlay District, a dimensional variance for setbacks (1.5x height requirement vs. 1x proposed), and a dimensional variance for height (from 35 feet to 107 feet). The applicant provided a site plan, radio frequency coverage analysis showing significant gaps in northern North Kingstown, a site search report (30+ options explored since 2015), and a visual impact study with photo simulations. The board discussed concerns about visual impact, especially in winter, and requested underground wiring for overhead utilities, a less conspicuous gate design, and drainage review by the town engineer. The board also considered the fall zone (the 150% setback extended onto an abutting parcel, though the tower met the 100% standard). After deliberation, the board voted to continue the development plan review to November 7, 2023, pending receipt and review of drainage calculations, gate options, and underground wire feasibility. Simultaneously, the board voted 5-0 to send a positive recommendation to the Zoning Board for the required variances and special use permit.
Discussion on Zoning Ordinance Amendments to Implement State Laws – The commission discussed progress on updating the zoning and subdivision regulations to comply with recent state legislation. Staff shared templates from Rhode Island Housing but noted limited feedback from members. Topics included special use permit criteria, combining uses, and reducing the number of zones. The chair requested members submit input before the next meeting. The commission also agreed to enroll in APA membership (at town expense) for training resources.

Key Outcomes

Reynolds Farm Phase 2D Bond Reduction: Approved (5-0).
Schooner Landing Extension: Approved (5-0) for one year.
Post Road Apartments Waiver: Approved (5-0).
Verizon Tower: Development plan review continued to November 7, 2023, with conditions (drainage calc review, underground wiring consideration, revised gate design). Positive recommendation to Zoning Board approved (5-0) for all requested variances and special use permit.
Minutes: The September 19, 2023 minutes were approved as amended (5-0).
Next Steps: Staff will circulate templates and continue work on zoning amendments; members to provide feedback on special use permits and other revisions.

Meeting Transcript

Uh first item on our agenda tonight is a surety reduction rentals farm phase 2D. And we do have the uh memorandum uh sent over from Ali Spox who is here tonight or uh town engineer and this does include a correction for a uh forced sewer main that was not properly calculated in the original bond. This would be uh a bond to be released of three hundred eighty-six thousand five hundred sixty-four dollars and fifty cents. And does anyone have any we would be uh I'll I'll also put the uh re remaining surety would be 769, 814 and 63 cents. This is for phase 2D at Reynolds Farm. So is as I recall this uh the sewer force main issue that came up in April. Is this the the same one that we had had that issue on before? Yes, it did. And so when um when we went to reduce the the bond back in April, we the amount of work completed was more than the amount of bond release back. So this this bit the Sarah was basically already taken care of. It's just still in the paperwork. Yes, correct. Any other questions on this? Uh do we have a motion to approve the bond reduction as listed in this memorandum? I'll make that motion. Is there a second? Second motion and two seconds. This is how we give you a hard time tonight. Uh you know, we got the back. It was a tie. Okay, we have a motion, a second. Is there any discussion? All in favor? Aye. Aye. Any opposed? That's 6-0. Uh 5-0, I'm sorry. Uh next item on the agenda this evening is my turn back. The final plan approval extension request, schooner landing, which is BKSLC. Uh we do have a letter making the request dated August 8th from Eric Privy at Depreet Engineering. This request is by right according to Rhode Island General Law 452343E. So we have no ability uh to take any action other than to approve this. Uh should they make the request which they did. So with that, I would ask for a motion to approve the one-year extension. I'll make that motion to approve the one-year extension. Is there a second? Second. We have a second. Uh any discussion? All in favor? Aye. Any opposed? That'll be 5-0. Uh we have a waiver request, master plan checklist requirement for a major land development application of AR building company for post-road apartments, a 77-unit multifamily project located off a post road, also known as a Cessus Plat 136, lots 9 and 21 zoned post road. And to avoid confusion, this is a master plan checklist uh waiver request on the same parcel that has the final plan approval that was just extended in 3B. Um but I believe the only thing in front of us, Nicole, is whether or not we would be willing to grant this waiver. This has no action and no effect on the existing that's correct. This is for the application that was recently submitted for a master plan on the site. It's it's a different application than the final approval they already have.

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