North Kingstown Planning Commission Meeting – March 19, 2024

This regular meeting of the Planning Commission on March 19, 2024, covered decisions on a major subdivision, a development plan review and zoning variance recommendation for a mixed-use rehabilitation, the appointment of a commission representative to the Hazard Mitigation Committee, and continued discussion on updating the Zoning and Subdivision Regulations to comply with new state laws. All votes were unanimous.

Consent Calendar

• (None: The meeting did not have a separate consent calendar; all items were addressed individually.)

Public Comments & Testimony

• A member of the public expressed appreciation for the reuse of an existing structure at 1175 Tower Hill Road, calling the current building an eyesore and supporting its rehabilitation. No other public comments were made.

Discussion Items

• 3a. Decision: Sanctuary Estates – Major 14-lot Subdivision
  The Commission considered amendments to the final decision for the Saunderstown Properties LLC subdivision at 309 North Quidnessett Road (Plat 160, Lots 91-92) in the Neighborhood Residential zone and Scenic Overlay District. Edits included correcting the word “provision” to “creation” in a finding, aligning stone‑wall language with earlier language, removing a sentence stating that planning staff would work with the applicant (as this is standard), requiring the designer of record to submit installation proof, and noting that waivers 12 and 13 were already granted at master plan stage. A 20‑foot landscape easement along North Quidnessett Road was defined, and condition nine was clarified to allow administrative approval of clearing expansions up to RIDEM limits with renewed stormwater calculations. The inclusionary‑housing condition was reworded to note that two low/moderate‑income units already exist (contracted/purchased) and the third unit “shall be provided” rather than “shall be built.” The motion to approve the decision as amended passed 5‑0‑1 (Vice‑Chair Roach absent).

• 3b & 3c. Development Plan Review and Zoning Variance Recommendation: 1175 Tower Hill Road
  The Commission considered a joint application for 1175 Tower Hill Road (Plat 073, Lot 025, Village Residential zone). The proposal is to rehabilitate the existing building for a 3,000‑square‑foot food store on the first floor and four three‑bedroom apartments (totaling 3,240 square feet) on the upper floor, along with 23 crushed‑stone parking spaces (14 required), a rear patio, a dormer, and extensive landscaping. Because the property lies in a groundwater recharge area and requires multiple zoning variances, the Planning Commission conducted both a Development Plan Review ( § 21‑284) and prepared a recommendation to the Zoning Board of Review.

  • Staff presented the site’s history and legal non‑conforming status. Traffic study discrepancies (use classified as “farmers market”) will be corrected administratively.
  • The applicant’s team (John Cooper, Patrick Freeman, Kevin Alverson) described the site plan, stormwater management (two infiltration basins), wastewater treatment (three septic systems approved by RIDEM), and landscaping mitigation. The fire marshal’s request for 18‑foot‑wide access was accepted.
  • Development Plan Review vote: The Commission found that the proposal meets all applicable standards (no hazard to water supply, traffic, privacy, etc.) and approved the development plan with conditions: obtain DOT physical alteration permit, submit updated traffic study, secure administrative lighting approval (dark‑sky compliant), and note 18‑foot fire access on plans. The vote was 6‑0.
  • Zoning Variance vote: The Commission then considered each of the nine requested variances individually (front setback, height, buffer strips, street trees, etc.) and agreed unanimously to send a positive recommendation to the Zoning Board of Review, with clarifying edits: specifying that certain variances apply only to the driveway/dumpster area and referencing the submitted plan set for dimensions. The vote was 6‑0.

• 3d. Appointment of Hazard Mitigation Committee Representative
  Staff explained the need for a Planning Commission representative on the North Kingstown Hazard Mitigation Committee, which is updating the town’s Hazard Mitigation Plan with the help of a consultant. Commissioner Meg Kerr was nominated, seconded, and appointed unanimously (no formal vote recorded; consensus reached).

• 3e. Continued Discussion: NK Zoning Ordinance and Land Development/Subdivision Regulation Amendments
  Town Planner Nicole led a detailed review of the work still needed to comply with new state laws (effective January 2024). Key topics included:

  • Cleaning up special‑use‑permit criteria throughout the ordinance (many existing special‑use permits lack standards).
  • Evaluating the Multifamily Residential zone, which is rarely used and may be consolidated with the Post Road District or eliminated (with a grandfather clause for existing parcels).
  • Adding criteria for the 4,000‑square‑foot building threshold in Wickford Village Center (to control formula businesses and redevelopment).
  • Revising the solar ordinance wording.
  • Removing outdated or redundant special‑use‑permit requirements.
    The Commission supported the direction and directed staff to bring back specific language for future meetings.

Key Outcomes

• Sanctuary Estates subdivision decision approved (5‑0‑1).
• Development Plan Review for 1175 Tower Hill Road approved (6‑0) with conditions.
• Positive recommendation to Zoning Board of Review for 1175 Tower Hill Road variances (6‑0), with minor clarifications.
• Meg Kerr appointed as Planning Commission representative to the Hazard Mitigation Committee (unanimous).
• Minutes of February 20, 2024, approved (5‑0‑1).
• Meeting adjourned without a recorded time.
• Staff will continue drafting Zoning and Subdivision Regulation amendments for future Commission action.