North Kingstown Planning Commission Meeting – March 17, 2026
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.
Meeting Transcript
The pursuant to RIGL 42466C. A notice of the meeting has been posted on the Secretary of State's website. Before we get into general business tonight, Tracy McHugh has a little bit to say, and then we'll proceed with the agenda. Good evening, everyone. Today we got some very sad news. Our town clerk, Jeanette Elwood have passed away last night. She has been a fixture in this town for a long time, has done a wonderful job. I have worked with her on several boards and commissions. So I ask that we do a moment of silence and give our thoughts and prayers to her family. Thank you. Thank you. Irrevocable trusts for 24 Duck Cove Farm Conservation Development. A three-lot minor subdivision to be located at 24 Duck Cove Farm on Assessors Platte 26 lot 20, zone village residential. Yep, so Rich, um, on this one, we did um share, as we always do the decision with the applicant's attorney today or last night, I think, and they did have a couple of comments. Um it is at the discretion of the commission whether they want to consider them. We passed out a red line version that they provided us that is in front of you, so that has their comments in them. There's just a couple of them. Their attorney is here if you had questions about any of them. So it's it's at your discretion. All right, I'll just take take a second and let everybody quickly look at the red line portion. I'm seeing something on page three of 10. Page six of ten. And bottom of page nine of ten. I just have a question on page six of ten. Isn't that straight from our finding, though? So that would be if it was um so under, I think it was discussed at the meeting that Rhode Island General Laws changed when your minor subdivision is using the unified process where that standard is no longer um one of the ones that you consider, just for minor subdivisions in unified. So again, the first part of the sentence is true. Yeah. Um, and so is the second part, but I think the applicant just was concerned that there would be kind of a misunderstanding that that standard is still being applied when it is no longer necessary. Yeah, that's fair. Okay. Okay. Before I go through the findings of fact and everything, is there any other questions of staff or the applicant's attorney that's here on the decision? And are there any issues with the red lines? Joe? Meg? Nope. And again, Rich, you don't even have to read it into the record. Like you can just, if anybody has changes, we don't typically go line by line, Nicole, and read it into the record, do we? Just the votes. Just the findings? Okay. Yep. And then just the vote on the zoning first and then on the subdivision. So the findings of fact on the zoning based upon the application and documentation presented with the consideration that the unified development review application is at the preliminary plan stage. And is subject to slight changes and revisions. The planning commission makes the following findings of fact and reaches the following decision. One planning commission grants the following dimensional variances in accordance with section 21-216 lot dimensional requirements, a variance, a dimensional variance of 20 feet from the required 20 feet for lot frontage for a single family dwelling in a conservation development utilizing town water to allow for zero feet of frontage. The planning commission finds that the hardship from which the appellant seeks relief is due to the unique characteristics of the subject land or structure and not the general characteristics of the surrounding area, and is not due to the physical or economic disability of the applicant. The subject lot has no existing frontage on a public road.
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