I.                     CALL TO ORDER: Board Chair Michael Lester called the meeting to order at 6:13 PM

II.                   ROLL CALL (X for PRESENT, ABS for ABSENT)

MEMBERS PRESENT:                                                                           ALSO PRESENT:

III.                 PLEDGE OF ALLEGIANCE: ☒     

Board Chair Michael Lester led participants in the Pledge of Allegiance

IV.                 APPROVAL OF MINUTES:

a.       January 11, 2024 Meeting

V.                   CORRESPONDENCE

Mr. Vandermillen mentioned to the Planning Board of a correspondence received from Pawtucket with regards to the Development at RIPTA station at 300 Pine Street. No Votes Taken.

VI.                 NEW BUSINESS

a.       Presentation, Consideration and Possible Action regarding:

                                                               i.      Application PB-24-02UDR – Preliminary Plan Review

Elie Osko, P.O. Box 236, Lincoln, RI, owner, and applicant for 79 School St. (Plat 4, Lot 378), is seeking Preliminary Plan approval for a proposed Minor Land Development to develop a 3-story, 9-unit residential building on the lot. Pursuant to Unified Development Review, the applicant is also requesting Dimensional Variances for minimum lot area per dwelling unit, maximum height, maximum lot coverage, and minimum front, rear, and side yard setbacks

EXHIBITS:       Hard Copy of Presentation (Project Narrative, Site Plan, Pimentel Planner Report, Project Narrative, Drainage Summary.

Mr. Shekarchi mentioned that the purpose of the project is to create a 3-story, 9-unit multi-family residential building on a 5,000 sq. ft. lot. Mr. Shekarchi explained that this project is to create a market-rate housing and is intended to use a lot in an R-3 zone to create a residential building in conformance with the surrounding neighborhood.

Mr. Pimentel described the surrounding neighborhood and its anomaly with regards to industrial presence in an existing residential neighborhood and the Applicant is willing to replace it with strictly residential building. Mr. Pimentel mentioned that this project will also contain an impervious surface, all drainage will remain on site. Mr. Pimentel also explains that although this project will not provide any parking spaces, Mr. Pimentel argues that 2 bedroom units will not drive as much as larger units.

Mr. Campbell explained that although parking isn’t required, the Applicant may accommodate for parking on the subject lot if needed, there are also seven parking spots available for residents on the property adjacent to the subject property. Currently, the lot is completely covered by pavement and will be reduced by 25%. Mr. Campbell also mentions that the setbacks are relative to the owner’s property next door, not affecting neighboring properties. Mr. Campbell also mentioned that there will be a zero net runoff to any neighboring properties.

Mr. Campbell also responded to questions from the Board Members including how grass pavers worked, to which Mr. Campbell responded that it is a kind of ground reinforcement that allows grass to grow and is able to provide a stable surface for vehicles to park if needed.

SUBJECT OF VOTE: Accept or Deny Expert and Consulting, Edward Pimentel of Pimentel Consulting, Inc.

                ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Accept or Deny Expert in Sr. Civil Engineer, Daniel Campbell of Level Design Group, LLC.

                ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny Opening Public Comment.

        ACTION:                                APPROVED, 5-0

COMMENTORS (Public Hearing):

John Barr, 14 Sir Charles Rd., Lincoln, mentions that he’s owned the property at 83-85 School Street for 15 years. Understands there is a housing problem but also understands the community at School Street. Mr. Barr also mentions that there is a density issue in the neighborhood and that the reduction from 9 units to 3 units is appropriate which would fit the character of the surrounding neighborhood.

Christina Fino, 65 School St., expressed concerns of prohibited type of building being constructed in their neighborhood. Ms. Fino mentioned that she would like evidence of the statistics that show that 2 bedroom apartments will have less parking demand than any other type of bedroom apartments. Ms. Fino also mentioned that the placement of the dumpster will be next to her property.

Sharon Barr, 14 Sir Charles Rd., Lincoln, reiterated a point on parking issues (although parking is no longer a requirement under the zoning ordinance). Specified that rules are there for a reason, Ms. Barr mentioned that she purchased the property at 83 School Street because it is in a nice section of the street and is concerned of this project moving forward and potentially impacting her property.

SUBJECT OF VOTE: Approve or deny Closing Public Comment.

        ACTION:                                APPROVED, 5-0

Mr. Vandermillen read the planning staff report into the record.

Mr. Vandermillen read the zoning staff report into the record.

SUBJECT OF VOTE: Approve or deny the Applicant’s request Dimensional Variances for minimum lot area per dwelling unit (relief for 7,000 sq. ft. or 1,167 sq. ft. per dwelling unit). 

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request Dimensional Variances for maximum height of 35 ft. (relief for 5  ft.). 

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request Dimensional Variances for maximum lot coverage of 44.7% (relief for 4.7%). 

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request Dimensional Variances for Minimum Front Yard Setback (relief for 5.8 ft.). 

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request Dimensional Variances for Minimum Rear Yard Setback (relief for 16.7 ft.). 

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request Dimensional Variances for Minimum Side Yard Setback (relief for 5.8 ft.). 

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request for Preliminary Plan approval of a Minor Land Development to develop a 3-story, 6-unit residential building on the lot. CONDITION: The subject plans have been adjusted as follows: the number of units has been reduced from 9 to 6, the building height has been lowered from 40 ft. to 35 ft., and the front yard setback increased to 12.2 ft. from 6.6 ft. Final Approval is dependent on the Applicant’s return to the floor board with a Planning Board hearing and implementation of these agreed modifications.

ACTION:                                APPROVED, 5-0

ii.                   Application PB-24-02UDR – Preliminary Plan Review

Carlos Ramirez, 45 Mavis St. Pawtucket, RI, owner, and Jeffrey Lykins, 110 ½ South Killingly Rd., Foster, RI, applicant, for 690 Lonsdale Ave. and 1 Orchard St. (Plat 9, Lots 58 & 58A), are seeking Preliminary Plan approval for a proposed Minor Land Development to develop a 6-unit residential building and a 2-story 600 sq. ft. commercial building on the lot. Pursuant to Unified Development Review, the applicant is also requesting a Use Variance (multi-household residential and commercial use in an R-2 zone) and Dimensional Variances for minimum lot area per dwelling unit, maximum lot coverage, and minimum front and rear yard setbacks

EXHIBITS:       None.

Mr. Dorsey explained that the reason for this application is to express the change to the configuration of the project for sewer use, no changes to anything else. Mr. Dorsey went ahead with explaining the history of this application and that no changes are being made to this application.

SUBJECT OF VOTE: Approve or deny Opening Public Comment.

        ACTION:                                APPROVED, 5-0

COMMENTORS (Public Hearing): None.

SUBJECT OF VOTE: Approve or deny Closing Public Comment.

        ACTION:                                APPROVED, 5-0

Mr. Vandermillen read the planning staff report into the record.

Mr. Vandermillen read the zoning staff report into the record.

SUBJECT OF VOTE: Approve or deny the Applicant’s request for a Use Variance for relief from Article III, Section 304, Table 1, Subsection 14 (Multi-Household Dwelling, Three or more units) to allow six (6) dwelling units in an R-2 Zone.

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request for a Use Variance for relief from Article III, Section 304, Table 1, Subsection 55 (Retail Trade Neighborhood Establishments 2,500 GLA or less) to allow a small commercial building.

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request for a Dimensional Variance for relief from Article IV, Sec. 401 Residential Zones (Minimum lot area per dwelling unit), to allow the lot area per dwelling unit to be less than the required 2,500 SF minimum (the proposed lot area per dwelling unit would be 1,997 SF, which is 503 SF less than the required minimum).

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request for a Dimensional Variance for relief from Article IV, Sec. 401 Residential Zones (Minimum front yards), to allow the front yards to be less than the required 18 foot minimum (5 foot setbacks are proposed for the residential units, and no setback is proposed for the commercial building).

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request for a Dimensional Variance for relief from Article IV, Sec. 401 Residential Zones (Minimum rear yards), to allow the rear yards to be less than the required 20  foot minimum.

        ACTION:                                APPROVED, 5-0

SUBJECT OF VOTE: Approve or deny the Applicant’s request for a proposed Minor Land Development to develop 6 residential units and a commercial building at 690 Lonsdale Avenue and 1 Orchard Street.

ACTION:                                        APPROVED, 5-0

VII.               ADMINISTRATIVE REPORT

Mr. Vandermillen provides an update to the Planning Board regarding the Zoning Ordinance and Land Development and Subdivision Review Regulations. Mr. Vandermillen mentioned that the City is currently working with outside Legal Counsel to review and update the zoning ordinance to the latest version of the regulations.

Mr. Vandermillen also explained the process for updating and approving the Comprehensive Plan.

VIII.              MEETING OF THE PLANNING BOARD OF REVIEW ADJOURNED AT 9:07 PM:

(2024.03.27), Jean Martinez, Principal Planner, Department of Planning and Economic Development