PLANNING COMMISSION
MINUTES
August 4th, 2004
7:30 PM
Jamestown Library
The meeting was called to order at 7:35 p.m. and the following members were present:
Gary Girard Betty Hubbard
William Kelly Barry Holland
Not present:
Victor Calabretta
Jean Macgregor-Brown
Andrew Kallfelz
Also present:
Lisa Bryer, AICP – Town Planner
Cinthia Reppe – Recording Clerk
Mike Gray – Deputy Public Works
Director – Town Engineer
Dr. Daniel Urish
John Murphy – Attorney
Andrew Johnston –
Engineer – NE&C Inc.
Paul Aldinger
– Hydrogeologist
Joseph Manning
Jack Brittain – Jacks Electric
Wendy Waller – Attorney
David Martland
– Attorney
Frank and Magdalena Andres
Edward Sutt
Julio DiGiando
I. Approval of Minutes from July 7,2004
A motion was made
by Commissioner Holland and seconded by Commissioner Kelly to accept the
minutes as written. So
unanimously voted. Commissioner
Hubbard abstains.
Commissioner Kallfelz arrives at 7:37 p.m.
II. Correspondence
1. FYI – Zoning Board Agenda July 27,
2004. Received
2. CRMC – Assent- Lois Mariorenzi and
Priscilla Szneke 84 Bay View Dr., Jamestown, RI 02835; to construct modifications to an
existing residential boating facility by installing a boat lift system. Plat 8 Lot 271. Received
3. CRMC – Assent – RI DEM, 235 Promenade St., Providence,
RI 02908; to construct and maintain: define/establish
a marina perimeter limit, install an 8’x64’ float, and
a 4’x150’ +/- (total) floats, to maintain five research vessels. Fort Wetherill Marine Base, Fort Wetherill Rd., Jamestown, RI. Received
III. Citizen’s Non Agenda Item- nothing at this
time
IV. Reports
1. Town Planner’s Report
Lisa Bryer Town
Planner will give updates when the issues come up on the agenda
2. Town Committees
a. Harbor-nothing at this time
b. Fort Getty
Working
on current uses and proposed uses. Meeting
tomorrow at 2:00.
c. Buildings and Facilities- proposal by
Sept
d. Others
3. Sub Committees
V. Old Business
1. Manning - 9 Lot Major Subdivision - Cedar Lane – Master Plan Review – Discussion of
Groundwater Study
Attorney John
Murphy introduced Andrew Johnston, Paul Aldinger and
Joseph Manning. The applicant has
requested a 90 day extension for the master plan review. Including decision until
November 3rd. Andrew Johnston PE
gave a brief presentation on the scope of work for the hydrogeologic
study and Mr. Aldinger will answer questions. Commissioner Hubbard asked how frequently
will the wells be tested in terms of water quality? One time for water quality.
The water elevations will be tested more than that. Mike Gray asked how many wells will be tested
for water quality, Mr. Aldinger answered probably 3 . They discussed
that it is more important to test the water elevations and they are sending
letters to the abutting neighbors to request access to their wells. How will they select which wells to
test? They will determine when they get
responses back. Andrew Johnston asked if
no one to volunteers can they do wells on the property line? Commissioner Hubbard questioned where will
the wells be put and also if the volunteers will received
a copy of the well reports. Mr. Aldinger stated yes it can be done. Commissioner Kallfelz asked if the scope of work that was
handed out at tonight’s meeting incorporated the scope of work that Dr. Urish had suggested
and Dr. Urish replied that yes it did and in
greater detail. The Planning Commission
is voting on details to be worked out with the staff. A motion was made by Commissioner Kallfelz, that
further details on the scope of work will be worked out with the Town Planner
and the applicant, Commissioner Kelly seconded the motion. So unanimously voted. A motion was made to extend the master plan
review by 90 days until November 3rd 2004 by Commissioner Hubbard and seconded by
Commissioner Girard. So
unanimously voted.
VI. New Business
1. Application of John Brittain –
Development Plan Review – Clinton Ave. – Plat 9 Lot 201
Lisa Bryer Town
Planner added that she spoke to the building official Fred Brown. The parking is supposed to be in rear of
building, so it requires a variance from the Zoning board.
It’s not clear in a
case like this, if the interior parking is ok to count for the total spaces.
The ordinance doesn’t address if inside parking should be counted. The
applicant does not know what will be done with the second floor yet at this
time. Attorney Wendy Waller,
representing the applicant Jack Brittain introduced him. David Martland
representing Frank and Magdalena Andres stood up and introduced himself. Jack Brittain presented the commission with
his plans and stated that he has lived in Jamestown since 1974, and has been in business since
the 1980’s, and he has rented and leased space all over the island. He has 9 employees working out of storage
containers on the site right now. The
office will be moved to the new building, when Jack
retires his son will take over business.
He explained the proposed mezzanine area, 1/3 of sq ft of 1st floor,
office space on second floor. He would
like to use the 2nd floor for storage.
Mr. Brittain handed out some paperwork from the last year, of the
business that he had done, this will be attached to the minutes. Commissioner Holland questioned if the
building was all open for parking vehicles since the storage unit things must
be stored somewhere inside. Some of the
trucks are 10-12 feet high. The
commissioners asked if Mr. Brittain has customers that come to the office and
he answered that rarely does that happen.
The building will be used for storage of vehicles and supplies. The commissioners asked if there is a large
delivery will there still be enough room to store everything inside, Mr.
Brittain answered that yes that’s why he needs a large building and that is why
it is facing the way it is. He has 9 vehicles, 6 bays, 2 per bay, he has
11 pieces of equipment. What type of
construction, metal trusses. He changed the pitch of the roof to bring it
up higher to a 6-12. Vinyl shingles siding.
Commissioner Hubbard asked if the garage doors need to be 14 feet high
since the highest truck is 11 ft.? A discussion ensued regarding the roofline
and the metal building between Mr. Brittain and the commissioners. A discussion regarding the future use of the
building if Jack retires ensued and Mr. Brittain stated that if the use is
changed they will have to come before the Planning Commission again. Commissioner Hubbard stated that there are 11
spaces outside, 2 more than the number of people employed. There is also parking
spaces on Clinton Ave. according
to Mr. Brittain. Commissioner Hubbard
stated that they should not be parked on street. Commissioner Kallfelz
questioned the ability to use the inside as parking for the employees. A discussion ensued regarding the size of the
building, the sheer mass of it is out of character with the neighborhood stated
Commissioner Girard. Mr. Brittain stated
that it is the same size as Bakers, Central Garage etc. There will be a gravel parking area. The commissioners were asked if they want
more asphalt and a smaller building. If
the building is shrunk down the trucks will be kept outside. Commissioner Hubbard states that in
commercial downtown it should be a pedestrian friendly business. The applicant will provide a buffer. All of the planting would be on town
property. Turning it halfway around, ample room to do that Lot is 115 feet wide. If
turned the back is facing the street and it is not appealing. Do we want 50 ft facing Clinton or 90 ft facing Clinton. Gail
Sheehan owns building next to Jacks building; Consistent Care, she is familiar
with zoning issues in Jamestown, and she said that originally Jack told her he was going to do
something different than what is proposed now, a small office and an apartment.
That property has had a number of restrictions throughout the years. She has drainage issues and she has sump pump
problems now. Why are you talking about
a well? Is there going to be people
living there? There is not a lot of
property there and a
building this size would take up all the property. She is stuck in the middle. She feels this is not consistent with the
comprehensive plan in Jamestown.
Mr. WG Boll - 33 Clinton Ave. -
values his property and does not like the way the lower street looks, the
butternut tree will not survive very long if moved. He knows about arboretum. Wants tree kept in present state. Cannot be transported
easily.
David Martland – Attorney - Is this a
conceptual review or is this DPR? He
feels the checklist is incomplete. There
is no traffic report, drainage report, engineers report, list provided the
applicant is required to provide, what
about drainage for the parking If you
want to approach it in a more strict interpretation the 12 spots inside don’t
conform.
The applicants intention is for lot 201. On Zoning map
201. Issue as to where the actual
boundary line is. Lisa Bryer explained
the utility easement. Town Clerk Arlene
Petit has all the information on that. There are grandfathered uses. Attorney Mr. David Martland
wants clarification on the restrictions. Mr. Martland
stated there are other deficiencies noted, located
hydrants and street lights not shown.
Existing features
like the storage containers that are on the property now are not shown, the
circulation pattern, and a side walk is not shown. Commissioner Holland asked if a sidewalk is
appropriate on 1 lot of Clinton Ave when there are no other sidewalks down the street. Lighting and illumination plans are not
complete, the light pollution flowing off of their lamps. The Landscape plan shows only 10 of those in
the list. Underground
stream? The Butternut tree is not
shown on the streetscape plan. Mr. Martland stated that until clarification for parking and
everything else mentioned is noted its unfair for the
neighbors to have it go forward at this point.
Mr. Gara - 19 Clinton Ave.
Building is to big to look at and noise
pollution, gravel with diesel and hydralics. The town put in a special drain for a sump
pump. Doesn’t like size and height of
building, property bought from HV Holland.
He asked Commissioner Holland if he is related the answer is no.
Judy Grisovich - Clinton Ave. – the size of the lot to small for the building,
trucks going back and forth, apartments too a concern.
Frances Goode - 27 Clintoln Ave. she is worried about the traffic with
several small children in the neighborhood.
Pam Lis - 31 Clinton Ave. She has 4 children and is concerned but
nothing specific.
Robert Dupre - 16 Green Lane – he looks across at the property on Clinton, not a great looking building, big for where
it is located. Window only 3 feet tall
bigger would be better. What could he do
to make the building look better, industrial building and shouldn’t be in Jamestown. This is an industrial use not commercial
use.
Ed Sutt 34 Clinton Ave, 2 small children, full lane is what a
stroller takes, submitted a letter which he read to the planning commission
that is attached at the end of the minutes.
He urges the planning commission and planner to take a good look at this
before it is approved.
Georgia Marsh – Jack’s business has already
become industrial. If the operation
changes hands what would the next use be of this to large metal building. The noise
pollution is of concern, and also the physical pollution.
Magdalena Andres – Clinton Ave. read letter. Attached at
end of minutes.
Mr. Gara, what effect will this building have on his house?
Commissioner
Holland asked Mr. Brittain what the size are of most of the trucks? Box 10 ft high 2 buckets boom 41 feet 21 feet long
height 11 feet clearance. The trucks leave in the morning and come back at
night. If down stream this building was
converted, there are restrictions that the planning board can put on the
use. Mr. Brittain answered Commissioner
Holland that he has had 3 deliveries from tractor trailer trucks since he has
been there when asked that question.
Steve Goslee, Director of Public Works has done a review on the drainage
plan that has been submitted.
Commissioner Girard is concerned with the drainage water issue. Mr. Brittain stated that Dr. Bush was given permission to tie
into the street drainage with the sump pump.
Commissioner Kelly is perplexed by the issue of it being built on Clinton Ave. He
says it is an eyesore right now. The
Planning Commission is looking at a building that the neighbors are not happy
with. Is there a compromise? What is the best use for that piece of
property? The Neighbors need to ask
themselves is a full blown commercial use better than this or not. Attorney Mr. Martland
stated he thinks there is a misunderstanding about what his clients are
interested in. Open to discussions, Mr.
Brittain only needs 1500-2000
sq ft of storage and office and he can put cars and trucks in the
back. Mr. Brittain stated lets work
together, is the building going to face sideways or forward? He wants guidance as to what everyone
wants. When the landscaping is done you
cannot see the garage doors. He tried to
design it with the neighbors in mind too.
The Planning Commission urged the applicant to go back and look at
different ideas and alternatives. Commissioner Kallfelz
made a motion to continue the meeting past 10:00 p.m. Commissioner Girard seconded the motion. So unanimously voted.
Mr. Brittain stated this is a service and a trade not industrial
use. Commissioner Girard stated there
should be more discussion with Mr. Brittain and the community for
guidance. Commissioner Holland stated
the basic issue seems to be size and orientation of building. If the building is to big are you willing to
leave the vehicles outside? Will the
neighbors be happy? There could be more
traffic if it’s a different use that is permitted.
Commissioner
Hubbard stated when she was talking about parking around back she would like to
see parking around back and a smaller building would be more acceptable to her.
Mr. Brittain stated he followed the zoning codes to the letter. Did not go outside, a
little under. Commissioner Kelly
stated that it is an eyesore now and it is grandfathered and can be used the
way it is being used now. Commissioner Kallfelz said to look outside the box. He also asked the Town Planner if there is a
budget for an architect that the planning commission had asked for during the Baptist Church review.
Ms Bryer stated yes there is. A
Motion to continue to the next appropriate meeting was made by Commissioner Kallfelz and seconded by Commissioner Kelly. A discussion ensued and it was suggested that
the applicant come back with a conceptual drawing to show to the Town Planner
and an architect and then proceed. So unanimously voted.
2. Review of petition at the Town Councils
request – Re: Boogie Boards at Mackerel
This item is a
safety issue that the planning commission wants to refer back to the recreation
department. Town Councilor Julio DiGiando recalls it should not have been sent to the
Planning Commission to his knowlegde. A motion was made by Commissioner Kallfelz to defer to the recommendation of the Recreation Director it was
seconded by Commissioner Girard. So unanimously voted.
A motion to adjourn
was made by Commissioner Girard and seconded by Commissioner Kelly at 10:25 p.m. So unanimously voted.
Attest:
Cinthia Reppe This meeting was recorded on 1 micro-cassette