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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

North Kingstown Planning Commission Meeting - April 21, 2026

Planning Commission — Tuesday, April 21, 2026

BodyNorth Kingstown, Rhode Island

SessionPlanning Commission

DateTuesday, April 21, 2026

StatusFILED

Video Record

0:00 / 2:42:50

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

0:00

C notice of this meeting has been posted on the Secretary of State's website.

0:06

General Business Item Number 3A.

0:09

We have the public hearing decision on the preliminary plan application.

0:14

Of Wickford Schoolhouse LLC for old theater condominiums at Wickford Cove.

0:20

An 18 unit major land development project located at 84 and 90 Phillips Street, known as AP92, lots 40 and 41, Zone Wickwood Village Center.

0:32

Continued from March 17th, 2026.

0:38

As everyone had a chance to go through the decision that was emailed.

0:45

Have any comments, concerns?

0:48

Misspells, typos, any of those kind of things.

0:53

Becky, the staff have anything?

0:55

Yeah, the only thing to um in edit on page five under item seven.

1:00

It's actually it's federal historic tax credits, not state.

1:04

Okay.

1:08

So I would I know we received a couple of um email correspondence.

1:17

I think everybody got them.

1:18

I know I didn't.

1:19

And I think unless somebody disagrees, they're addressed in either the findings of fact or the conditions.

1:28

You good?

1:30

So I would entertain a motion to approve the preliminary plan application of Wickford School Health LLC.

1:37

I'll make that motion.

1:38

We have a second.

1:40

All in favor?

1:41

Aye.

1:42

All opposed?

1:43

The eyes have it.

1:45

Thank you, Becky.

1:48

Uh item 3B is a public hearing of the preliminary plan, comprehensive permit, major land development project application.

1:57

A Franklin Commons LLP for Franklin Commons, a 66 unit residential project proposed in one building to be located at 7529 Post Road, Assessors Plat 136 lot 170, zone post road, and in a groundwater rechage recharge overlay district.

2:23

Staff will take us through the project.

2:26

If the commission has any questions of the staff at that time, we'll answer, we'll ask, get answers.

2:32

The applicant will do their presentation, then we'll open up the public comment.

2:37

Have anybody come up that wants to speak for, against, or just get some more information.

2:59

Becky.

3:00

Okay.

3:01

So this should look very familiar to you guys.

3:03

Um you saw this application at the master plan stage.

3:06

Again, they did an optional master plan.

3:08

The concept is very much the same.

3:11

Um you should notice from the submission.

3:13

So there again, it's very much the same as master plan submission.

3:16

Um it's still five stories, 66 units.

3:19

Um the footprint is about 13,000 plus square feet.

3:23

Uh the total building square footage is about 65,572.

3:27

There's seven acres of suitable land.

3:29

Again, as you might recall, there's a whole almost half the site to the west of the wetland that bisects the property is not going to be touched.

3:37

It's going to be left, you know, in its its current wooded state.

3:41

It does meet the density requirement of 10 units per acre for the post-road zone at 9.36 units.

3:48

You might remember that Rhode Island General Laws allow um 12 units per acre for a uh development that's 100% low and moderate income.

3:56

So they're well within that range.

4:00

Um one change for master plan is they are proposing 80 parking spaces where there was 81.

4:05

Um, I'll get to the reasons why I'm assuming that there's one less space from last time.

4:09

And again, they only need one per unit up to two bedrooms under Rhode Island General Laws for a comp permit, whereas our ordinances would have required two for those two bedroom units.

4:19

So they're well within that range.

4:21

There's 34 one bedroom and 32 two-bedroom units, again with a 1.48 bedroom per unit density, which is below the 2.25 required for post road.

4:32

Um the site, it's it's vacant, and um to the north and west is a state-owned building that has uh community housing on it.

4:41

East is the motel use that fronts right on post road.

4:44

Um to the south is the where the post road apartments um that you reviewed is currently being constructed, and then to the rear, it does a butt um land that is conserved by the land conservancy of North Kingstown.

4:56

Again, no improvements are going in that portion of the site.

5:00

I won't go through all the adjustments that were granted at the master plan stage, but most of them were related to the parking stall size, the aisle width, the height of the building, and the stories.

5:09

Um, and those were granted at the master plan stage.

Discussion Breakdown — Share of Meeting

Engineering And Infrastructure██████████████████████████████30%

Zoning Ordinance█████████████████████████25%

Affordable Housing█████████████████17%

Energy Conservation██████6%

Procedural█████5%

Environmental Protection████4%

Transportation Safety████4%

Water And Wastewater Management███3%

Public Engagement██2%

Summary of Proceedings

North Kingstown Planning Commission Meeting - April 21, 2026

The North Kingstown Planning Commission met on Tuesday, April 21, 2026, at 6:30 PM at Town Hall, 80 Boston Neck Rd. The agenda included a decision on a continued preliminary plan, a public hearing for a comprehensive permit, and two pre-application reviews for major developments. All items were discussed and actions taken.

Public Comments & Testimony

Richard Welch (8 Arrow Lane, North Kingstown) raised concerns about an adjacent motel (Easy Stay) and the lack of left-turn lane on Post Road, calling for the town to address traffic congestion with DOT.
Eric Crockett (co-owner, 7255 Post Road) expressed general support for the Franklin Commons project but requested safeguards: shifting the roadway for safety, groundwater mounding analysis, temporary drainage design, pre-blast surveys, light shielding, and snow storage plans. He also asked for emergency access protection.
Walter Berry (83 Brookside Drive, stewardship co-chair, Land Conservancy of North Kingstown) asked about proposed rent levels and plans for the undeveloped western portion of the Franklin Commons site.

Discussion Items

3A – Wickford Schoolhouse LLC (Olde Theatre Condominiums at Wickford Cove): Continuation from March 17, 2026. Staff noted a typo in the draft decision (page 5, item 7: should be “federal historic tax credits” not state). The commission voted unanimously to approve the preliminary plan.
3B – Franklin Commons (66-unit, 100% affordable, 55+ rental): Public hearing. Staff presented a five-story building at 7259 Post Road, 65,572 sq ft, 80 parking spaces (34 one-bedroom, 32 two-bedroom), 9 EV charging stations, 42 kW rooftop solar array (exceeds 29 kW required by new energy code). Adjustments (height, parking stall size, etc.) were granted at master plan. The applicant’s team (engineer Joe Casali, architect Carissa Coons, planner Joseph Lombardo, and developer Jeff Swanson) testified that the project meets all criteria. Commissioners expressed general support, citing the 100% affordability, density within limits, and consistency with the comprehensive plan. Concerns about left-turn congestion were noted but deferred to DOT. The commission voted to continue the preliminary plan to May 5, 2026, for a written decision with conditions (including dust mitigation, pre-blast survey, and working with Land Conservancy on an access easement).
3C – Wickford Middle School Pre-application: The North Kingstown School Department proposed a new 41,300 sq ft middle school (400 students, $72 million bond) at 250 Tower Hill Road. The existing school will be demolished after construction. The building will be three stories, with bus circulation from Tower Hill and parent drop-off from Phillips Street. 74 parking spaces planned (plus overflow). The project will use existing on-site septic (sewer connection considered but deferred due to cost). A variance for the 25-ft buffer along residential properties will be sought. The commission discussed the need for solar (building not currently net-zero), sewer connection, dark-sky compliant lighting, and flagpole lighting. No action taken; pre-application only.
3D – Westerly Community Credit Union Pre-application: A new 2,300 sq ft one-story credit union with a drive-thru ATM at 6660 Post Road (former Walt’s Roast Beef). The site is 0.97 acres, zoned Post Road, with a portion in the groundwater recharge overlay. 19 parking spaces (5 required), new septic system with denitrification, and relocation of a water line from Chadsey Street. The commission noted the reduction in impervious area and the need for a special use permit for the drive-thru. The applicant indicated they will work with the Post Road Alliance. Pre-application only; no action taken.

Key Outcomes

3A – Wickford Schoolhouse LLC: Approved unanimously.
3B – Franklin Commons: Public hearing closed; continued to May 5, 2026, for written decision with conditions.
3C – Wickford Middle School: Pre-application reviewed; applicant to return for master plan (likely June 2026).
3D – Westerly Community Credit Union: Pre-application reviewed; applicant to return for preliminary plan.
Minutes of April 7, 2026: Approved.
Adjournment: Meeting adjourned.

Meeting Transcript

C notice of this meeting has been posted on the Secretary of State's website. General Business Item Number 3A. We have the public hearing decision on the preliminary plan application. Of Wickford Schoolhouse LLC for old theater condominiums at Wickford Cove. An 18 unit major land development project located at 84 and 90 Phillips Street, known as AP92, lots 40 and 41, Zone Wickwood Village Center. Continued from March 17th, 2026. As everyone had a chance to go through the decision that was emailed. Have any comments, concerns? Misspells, typos, any of those kind of things. Becky, the staff have anything? Yeah, the only thing to um in edit on page five under item seven. It's actually it's federal historic tax credits, not state. Okay. So I would I know we received a couple of um email correspondence. I think everybody got them. I know I didn't. And I think unless somebody disagrees, they're addressed in either the findings of fact or the conditions. You good? So I would entertain a motion to approve the preliminary plan application of Wickford School Health LLC. I'll make that motion. We have a second. All in favor? Aye. All opposed? The eyes have it. Thank you, Becky. Uh item 3B is a public hearing of the preliminary plan, comprehensive permit, major land development project application. A Franklin Commons LLP for Franklin Commons, a 66 unit residential project proposed in one building to be located at 7529 Post Road, Assessors Plat 136 lot 170, zone post road, and in a groundwater rechage recharge overlay district. Staff will take us through the project. If the commission has any questions of the staff at that time, we'll answer, we'll ask, get answers. The applicant will do their presentation, then we'll open up the public comment. Have anybody come up that wants to speak for, against, or just get some more information. Becky. Okay. So this should look very familiar to you guys. Um you saw this application at the master plan stage. Again, they did an optional master plan. The concept is very much the same. Um you should notice from the submission. So there again, it's very much the same as master plan submission. Um it's still five stories, 66 units. Um the footprint is about 13,000 plus square feet. Uh the total building square footage is about 65,572. There's seven acres of suitable land. Again, as you might recall, there's a whole almost half the site to the west of the wetland that bisects the property is not going to be touched. It's going to be left, you know, in its its current wooded state. It does meet the density requirement of 10 units per acre for the post-road zone at 9.36 units. You might remember that Rhode Island General Laws allow um 12 units per acre for a uh development that's 100% low and moderate income. So they're well within that range. Um one change for master plan is they are proposing 80 parking spaces where there was 81.

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