North Kingstown Planning Commission Meeting – March 17, 2026

The Planning Commission met on March 17, 2026, at 6:30 PM in Town Hall to consider four major land development and subdivision applications, including the redevelopment of the former Wickford Elementary School into a 34-unit rental/condominium project and an 18-unit condominium project at the Olde Theatre. The meeting opened with a moment of silence for the passing of Town Clerk Jeannette Elwood.

Consent Calendar

• Unanimous Approval of Duck Cove Farm Preliminary Plan and Dimensional Variances (Agenda Item 3a): The Commission approved a 3-lot minor subdivision for the Roland P. Cardi Irrevocable Trust at 24 Duck Cove Farm. A dimensional variance to allow zero feet of lot frontage (required 20 feet) was granted. Waivers for road width (16 feet instead of 22) and stormwater peak runoff mitigation were also approved. The decision included conditions for fire department coordination, legal documents for common access, and pre-treatment for the on-site wastewater system. Vote: 5-0 (Commissioner Kerr absent).

Public Comments & Testimony

• Schoolhouse Condominiums (Agenda 3b): Multiple residents spoke. Curtis Fisher (104 Phillips Street) objected to a 20-car parking lot in front of the historic building, calling it "immoral" and a "travesty." Several speakers supported preserving the building but urged better design, including more shade trees, reduced front parking, and protection of the stone wall. Warwick Mitchell (101 Prospect Avenue) raised concerns about removal of 18 mature trees (only 2 preserved) and the loss of the traditional sledding hill behind the school. Amy Saunder (30 Elam Street) requested creative parking with planting islands and suggested preserving large trees. Rachel Hussey (35 Updike Avenue) questioned the long-term affordability of units if converted from rentals to condos after five years. Richard Welch (8 Arrow Lane) supported the project as a long-needed tax revenue generator, noting the historic building had sat vacant for 21 years.
• Olde Theatre Condominiums (Agenda 3c): Natalie Coletta asked about road repaving and sewer assessments. Matt Simonik (80 Phillips Street) requested consideration of sidewalks on the south side of Phillips Street and larger shrubs for privacy. Amy Saunder asked that the two spruce trees near the cove be preserved if possible. The landscape architect explained they are in decline and would be replaced with a dense native buffer per CRMC requirements.

Discussion Items

• Schoolhouse Condominiums (Agenda 3b): Staff noted the unit count was reduced from 39 to 34 at the request of the Rhode Island Historic Preservation Commission. The project will use tax credits and be rentals for the first five years, after which conversion to condominiums is possible. The Commission debated requiring a public access connection to Academy Cove (originally in the RFP) but consensus was to defer to the Town Council, as the steep rear slope was not viable and a path near the library was a better option. The Commission also discussed affordable housing: 10% (4 units) at 80% AMI for rentals, with a recommendation that if converted, the same units remain at 80% AMI (rather than increasing to 120%). The Commission chose to require the applicant to return for a new hearing if conversion occurs. Parking layout and street tree waivers were discussed; the Commission asked the applicant to explore landscape islands and better screening. Conditions were added for preservation of the historic stone wall, a recorded parking easement for the playground (10 spaces), and signage.
• Olde Theatre Condominiums (Agenda 3c): Staff reported the applicant has not obtained state permits (CRMC, HPC, DOT) but can submit them at final stage. The 18 units include 14 in the theater building, 2 in the existing colonial house, and 2 in a relocated garage. Parking is 10 spaces on-site with 21 shared spaces across the street at the schoolhouse. The Commission discussed affordable unit designation: two affordable units (one 1-bedroom and one 2-bedroom) should be located within the theater building. The landscape architect explained the removal of two declining spruce trees to create a CRMC-required buffer. The Commission supported the project with conditions including a letter of map amendment (LOMA) to address flood zone status, and a requirement for the applicant to return if major changes arise from state approvals.
• Minor Subdivision for Town Property (Agenda 3d): The town is subdividing lots at 99 Phillips Street and 100 Boone Street to realign parcels for the library, playground, and schoolhouse development. The playground lot will remain in public ownership with a conservation restriction. No public comments were offered.

Key Outcomes

• Schoolhouse Condominiums: Continued to April 7, 2026, for a written decision. Conditions include: wall preservation easement, parking signage, stormwater O&M plan, landscape diversity recommendations from the Tree Warden, and a requirement for the applicant to return if converting to condos. The Commission did not require a direct trail to Academy Cove but noted the Town Council may enforce the RFP provision.
• Olde Theatre Condominiums: Continued to April 21, 2026, for a written decision. Conditions include: dumpster screening, LOMA application, affordable units designated as one 1-bedroom and one 2-bedroom in the theater building, and a requirement for CRMC, HPC, and DOT approvals at final stage.
• Minor Subdivision (Town Property): Continued to April 7, 2026, for a written decision. All three lots will conform to zoning; the playground lot will be unbuildable and protected by a conservation easement.
• Minutes: The Commission approved the minutes of February 17, 2026, unanimously.