North Kingstown Planning Commission Meeting - July 21, 2026
North Kingstown Planning Commission Meeting - July 21, 2026
The North Kingstown Planning Commission met on Tuesday, July 21, 2026, at 6:30 PM in Town Hall, 80 Boston Neck Rd., to conduct a series of public hearings and decisions on major land development projects, including the new middle school, two Post Road multi-family developments, and the Overlook project, as well as a discussion on zoning amendments for data centers. The meeting lasted approximately 3.5 hours and included votes on the middle school project and data center recommendations, while other hearings were continued to future dates.
Public Comments & Testimony
- Wickford Middle School (Items 3A & 3B): No public comments were taken as this was a decision item based on a prior public hearing. The commission voted to approve the zoning relief and master/preliminary plan after reading findings of fact.
- 6758 Post Road – Patriot Builders (Items 3C & 3D): The public hearing was opened and closed with no members of the public speaking. The applicant's team (Jack McGreen, Steve Andrus, Reed Ennis, John Carter) presented the proposal for a 10-unit adaptive reuse of the former KFC building. The commission discussed the need for a variance from ground-floor commercial requirements and landscaping waivers. The hearing was continued to August 4, 2026, for a decision.
- 6828 Post Road – Patriot Builders (Items 3E & 3F): No public comments were made. The applicant presented plans to convert the existing Allstate building into 12 units and construct 5 new units (17 total). The commission noted that the building is more than 200 feet from Post Road, making the ground-floor variance unnecessary. The hearing was continued to August 4, 2026.
- The Overlook – Moran Properties (Items 3G & 3H): Multiple residents spoke in opposition or raised concerns:
- Brendan Ennis (25 Big Oak Drive) objected to the 50-foot height and 4-story variance, arguing the scale is inconsistent with the character of Post Road. He requested a deed restriction to prevent future road connections to Big Oak Drive and Trowbridge Road, and urged the commission to require a sewer manhole for future connections.
- Steven Burke (41 Big Oak Drive) echoed concerns about height and the loss of the bowling alley (a recreational facility). He asked the commission to consider a three-story alternative and stated that the variance request was primarily for maximizing return on investment.
- Rich Welch (8 Arrow Lane) spoke in support of the developer, Steve Moran, citing his track record of quality projects and willingness to work with neighbors. He questioned the effectiveness of the Post Road corridor ordinance and noted that the adjacent Reynolds Farm had received a height variance previously.
- Ricky Thompson (194 Plain Road) expressed concerns about traffic on Post Road, stating that the road diet is failing and that the town should petition RIDOT to revert to four lanes. He also questioned the architectural consistency of the proposed buildings with New England style.
Discussion Items
- Wickford Middle School (Items 3A & 3B): The commission reviewed a draft decision for the unified development review. The project involves constructing a new middle school at 250 Tower Hill Road and requires a variance from the 25-foot buffer requirement due to site constraints (existing 1930s building, topography, scenic overlay). The commission voted unanimously to approve the zoning relief and the master/preliminary plan, with conditions including coordination with the water department for irrigation, recording of stormwater O&M manual, and fire department approval of turning radius.
- 6758 Post Road – Patriot Builders: The commission discussed the variance request for ground-floor residential within 200 feet of Post Road. The applicant argued the hardship is due to the existing building's pre-existing footprint and the need to demolish or move it. The commission expressed general support for the project as a reuse of a vacant site. Commissioner Roach asked about a condition to restrict future condo conversions to keep affordable units affordable. The applicant agreed to include language in the affordable housing documents.
- 6828 Post Road – Patriot Builders: The commission discussed that the building is more than 200 feet from Post Road, so the ground-floor variance may not be required. The applicant presented plans for the adaptive reuse of the existing building and new construction. Commissioner McCue requested lighting for the pedestrian walkway. The commission supported the project and continued the hearing.
- The Overlook – Moran Properties: The commission reviewed the master plan for 96 units (three 4-story buildings with 28 units each, plus two 6-unit townhouses and garages) on 9.8 acres. The applicant sought multiple variances: 40-foot setback for Building 3, 60-foot setback for a garage, 12-foot height increase (to 50 feet), and 4 stories instead of 3. The 30-foot setback variance for Building 1 from the residential property line was the most contentious. The applicant's engineer testified that the stormwater basins must be located downhill (west to east) and that flipping the building and parking would create circulation and aesthetic issues. The commission discussed the possibility of alternative layouts but ultimately decided to continue the hearing to September 1, 2026, to allow for further refinement and a potential vote on the variances and master plan.
- Data Center Zoning Amendments (Item 3I): The commission discussed proposed amendments to the zoning ordinance to define and regulate data centers. Commissioner Roach suggested removing the exception for on-site solar generation from the Tier 1 definition, as the commission wanted to regulate data centers regardless of renewable energy use. The commission voted to recommend the amendments to the Town Council with that correction.
Key Outcomes
- Wickford Middle School: Approved zoning relief and master/preliminary plan (unanimous). The decision includes conditions for water modeling, stormwater O&M recording, and fire department approval. The zoning approval is conditioned on the land development approval.
- 6758 Post Road: Public hearing continued to August 4, 2026. No decision made.
- 6828 Post Road: Public hearing continued to August 4, 2026. No decision made.
- The Overlook: Public hearing continued to September 1, 2026. The commission will draft a decision based on the discussion, with the possibility of a vote on variances and master plan at that time.
- Data Center Amendments: The commission recommended the zoning ordinance amendments to the Town Council with the removal of the on-site solar generation exception (unanimous).
- Minutes: Approved the June 15, 2026 site visit minutes and the July 7, 2026 commission meeting minutes (with one abstention on the latter).
Meeting Transcript
Welcome to the Tuesday, July 21st, 2026 meeting of the North Kingstown Planning Commission. Pursuant to RIGL 4246-6C. Notice of the meeting has been posted on the Secretary of State's website. General Business, we have items 3A and 3B, which will be taken in that order. Is the decision of public hearing unified development review of the zoning relief application of the North Kingstown School for a major land development project for the construction of a middle school and associated improvements to be located at 250 Tower Hill Road, Assessors Plat 116, Lot 73, Zone Public, and located in the Scenic Overlay District. You have a draft of the decision in front of you. I think there was one in your pocket as well, or email to you. The normal review it, whether you go page by page, whatever you need to do. Everyone have a chance to read the email and any comments, concerns, corrections or changes. Joe? Tracy? No. No. Steve, no? All right. I will read just the findings of facts, James, and any conditions in, and then we can vote. Based upon the application and documentation presented with the consideration that the application is at a preliminary plan stage and is subject to slight changes and revisions, the North Kingstown Planning Commission makes the following findings of fact and reaches the following decision. Zoning relief. The applicant is seeking a variance from Section 21-27, plan requirements, and specific standards, landscaping for buffers, parking lots, and loading areas. Where a property is zoned or used as a business, commercial, or institutional use, abuts of property which is zoned or used as residential, educational, recreational, or religious use. A 25-foot-wide buffer strip shall be required on the property zoned or used for business, commercial, mixed use, or institutional use. This requirement shall not apply to development in the post road, neighborhood business, or Wickford village districts. The Planning Commission would grant the zoning relief based on the following findings of fact. The hardship from which the applicant 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 a physical or economic disability of the applicant. Testimony and plans have shown that this is an existing site that was originally developed in the 1930s. There is a varied topo topography and retaining wall will be necessary to accommodate the site improvements. The use will remain the same and proposed vegetation will be improved to the site. Two, the hardship is not a result of any prior action of the applicant. The property has been used as a school since the 1930s and the use is not changing. Three, the granting of the requested variants will not alter the general character of the surrounding area or impair the intent or purpose of this chapter or the comprehensive plan upon which this chapter is based. The site is zoned public and will continue to be used as a public school. The applicant is improving the site with new fencing, buffers, and traffic circulation. Four, in granting a dimensional variance, the hardships suffered by the owner of the subject property. If the dimensional variance is not granted amounts to more than a mere inconvenience, meaning that relief sought is minimal to a reasonable enjoyment of the permitted use to which the property is proposed to be devoted. The fact that the use be more profitable or that a structure made me more valuable after the relief is granted, shall not be grounds for relief. This is not a not-for-profit project, so the economic portion is not applicable. The required 25-foot buffer would be would constrict the site and reduce the historic character of Phillips Street in conflict with the scenic overlay district. Conditions one, all construction is to be done in strict accordance with the materials reviewed and testimony provided at the June 16, 2026 Planning Commission meeting. Unless minor modifications are approved administratively by the planning department. Landscaping shall be completed in conformance with the percentages depicted on the landscape planting buffer variance plan dated April 24th, 2026. Revised May 12, 2026, and reviewed at the June 16, 2026 Planning Commission meetings. Any changes to the percentages as depicted in the landscape buffer legend shall come before the planning commission for review. Do I have a motion to approve the zoning for the Wickford Middle School? I'll make that motion. Do we have a second? All in favor? Aye. Aye. All opposed? The ayes have it.
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