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Town of South Kingstown Zoning Board of Review Dimensional Variance Application

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Town of South Kingstown Zoning Board of Review Dimensional Variance Application Town of South Kingstown Zoning Board of Review Dimensional Variance Application 191 Lake Avenue Assessor’s Plat 87-4 - Lot 39 Prepared For: John and Michelle Savastano Prepared By: Pimentel Consulting, Inc. 22 June 2020 PIMENTEL CONSULTING, INC. (401) 529-0647 – Cellular Edward Pimentel, AICP Tax ID No. 56-2331684 26 Avon Road on-line: [email protected] Cranston, Rhode Island 02905 SUMMARY of QUALIFICATIONS Forward-thinking, pragmatic urban planning professional with twenty (20+) years of practical experience. Skilled in a variety of neighborhood and commercial planning and zoning activities, frequently in a supervisory or managerial capacity. Solid track records with proven effectiveness in, but not limited to, the following areas: ⇒ Zoning Boards of Review ⇒ Community Planning and Consulting ⇒ Planning Boards / Commissions ⇒ Subdivision Review and Planning ⇒ City / Town Councils ⇒ Superior Court ⇒ Code Enforcement ⇒ Residential, Commercial and Industrial Development SELECTED EXAMPLES of ACCOMPLISHMENT • Testified before numerous boards, commissions and councils on matters of residential, commercial, and industrial development, as well as changes / amendments to Zoning Ordinances and Comprehensive Plans. • Testified before Municipal and Superior Court on matters of code enforcement and general land use planning. • Authored various documents including Cost of Community Services Study, Revitalization Plans, Zoning Ordinances, Comprehensive Plan Amendments and the first Telecommunications Ordinance in the State of Rhode Island. • Responsible for reviewing all development associated with the Quonset Point / Davisville Industrial Park, an approximately 3,500 acre industrial park, site of the former Sea Bee Navy Base, numerous mill rehabilitation projects, including Pocasset Mill, Johnston, RI (Comprehensive Plan Amendments). • Responsible for reviewing numerous residential subdivisions, especially expert in the field of Comprehensive Permits (Affordable Housing). Work product cited by the Rhode Island Supreme Court. • Represented clients before numerous Zoning Boards of Review throughout the State of Rhode Island, on a variety of variance and special use permit petitions, with a greater than 90% success rate. • Extensive energy and renewable energy projects, including solar, wind and gas-fired eccentric generating assets. EDUCATION MASTERS OF COMMUNITY PLANNING AND DEVELOPMENT University of Rhode Island - Masters Received 1994 University of Florida - Studied City Planning - 1991 / 1992 BACHELOR OF ARTS – URBAN AFFAIRS; MINORS IN MATHEMATICS AND PHILOSOPHY University of Rhode Island - BA Received 1990 ACCREDITATION: AMERICAN INSTITUTE of CERTIFIED PLANNERS – May 1996 PROFESSIONAL EXPERIENCE Land Use Consultant PIMENTEL CONSULTING, INC. East Providence, Rhode Island Zoning Officer CITY OF EAST PROVIDENCE East Providence, Rhode Island Consulting Town Planner TOWN OF BARRINGTON Barrington, Rhode Island Town Planner TOWN OF WAYLAND Wayland, Massachusetts Principal Planner TOWN OF NORTH KINGSTOWN North Kingstown, Rhode Island Assistant Planner CITY OF EAST PROVIDENCE East Providence, Rhode Island Planning Consultant NEWPORT COLLABORATIVE Newport, Rhode Island Planning Intern CITY OF ORANGE CITY Orange City, Florida RHODE ISLAND AIR NATIONAL GUARD Plans and Implementation Communications Specialist Rhode Island Air National Guard 1995 – Retired 2013 Security Police Officer Rhode Island Air National Guard 1987 – 1990 CIVIC WGBH – Community Advisory Board Member Cambridge, Massachusetts 2000 - 2003 SPECIAL SKILLS AND TRAINING • Fluent in Portuguese INTRODUCTORY STATEMENT Attorney John F. Kenyon has retained my professional land use planning and zoning consulting services on behalf of John and Michelle Savastano [hereinafter ‘Applicants’], in order to evaluate the proposed redevelopment of property located at 191 Lake Avenue for single-family purposes. It should be emphasized at the outset that the current proposal will realize greater neighborhood compatibility, considering the property is presently improved with a two-unit residence. Redevelopment necessitates dimensional relief in order to realize more appropriate land usage. Although, in one minor instance a slight setback increase will be realized, the majority of the redevelopment will actually improve overall pre-existing conditions. In light of the stated redevelopment proposal, I have conducted a thorough neighborhood analysis. In addition, I have reviewed the subject application and associated surveyed site plan, as well as the Town of South Kingstown, RI, Comprehensive Community Plan – 2014 Update – State Approved April 2014 [hereinafter ‘Comprehensive Plan’], Town of South Kingstown, RI, Draft 2019 Comprehensive Community Plan [hereinafter ‘Draft Comprehensive Plan’], Zoning Ordinance [hereinafter “Ordinance”], and respective state statutes. I offer the following conclusion(s) regarding the requested front-yard setback deviation, to realize redevelopment of the subject property for single-family purposes. FACTS The subject property, being addressed 191 Lake Avenue, otherwise designated Assessor’s Plat 87-4, Lot 39, and containing approximately 41,219 square feet, is presently improved with a two-unit residence [hereinafter ‘Property’]. The referenced one-story, four-bedroom two-unit residence, has an approximate building footprint of 3,050 square feet. In addition, there is a detached approximate 528 square foot accessory garage and detached approximate 176 square foot accessory shed. Finally, there are several impervious improvements, to include a driveway and several walkways. Therefore, in total, inclusive of all building and impervious lot improvements, the property is presently approximately covered with 5,281 square feet, or 12.8%. Finally, the present residential structure is dimensionally non-compliant. Decking situated along the northeasterly corner of the dwelling, is situated approximately 14.9-feet off of the front property boundary. In addition, the accessory detached garage is situated within 14- feet of the front property boundary. The following illustrations, excerpted from the Town’s GIS and applicant’s submission package [Credit: James G. Flynn], respectively, detail existing Property conditions Town of South Kingstown Zoning Board of Review Page 2! of !10 Dimensional Variance Application 191 Lake Avenue Assessor’s Plat 87-4 - Lot 39 Town of South Kingstown Zoning Board of Review Page 3! of !10 Dimensional Variance Application 191 Lake Avenue Assessor’s Plat 87-4 - Lot 39 Redevelopment of the Property necessitates dimensional relief, due to the pre-existing placement of the two-unit residence and all detached accessory improvements. Albeit, a proposed covered deck will be situated in slightly closer proximity to the front property boundary than present decking, overall regulatory site conditions will realize improvement. Furthermore, and in the opinion of this land use consultant equally important, is the reduction in development intensity by reducing the two-unit to a single-family residence. Not only is overall activity level reduced (e.g., vehicular trips), but also environmental considerations, such wastewater usage. The following illustrations, as excerpted from Google Earth, illustrates present Property conditions from a street perspective. Town of South Kingstown Zoning Board of Review Page 4! of !10 Dimensional Variance Application 191 Lake Avenue Assessor’s Plat 87-4 - Lot 39 The Property is situated in the R20 - Medium High Density Residential District [hereinafter ‘R20 District’], defined pursuant to Section 101.A ‘Zoning Districts - Residential,’ of the Ordinance, in the following manner: Section 101 - Zoning Districts: “For the purpose of this Ordinance, the Town of South Kingstown is hereby divided into 18 zoning districts as set forth below. The specific purpose of each zoning district shall be as follows:” R20 - Medium High Density Residential District: “This district allows a residential density of up to 2.2 dwelling units per acre. The lot sizes for single-household detached dwellings is 20,000 square feet. This district reflects the amount and type of development that al- ready has taken place, as well as areas into which future expansion would be appropri- ate. These areas should be considered a high priority for the provision of public water and sewer service and for general infrastructure upgrading. However, public sewer service in Matunuck, and Snug Harbor is not recommended. A waste water management approach for these areas is preferred. Mixed uses historically have developed and should be permitted to continue and to expand subject to strict environmental controls. A neighborhood center/village district approach should be taken for additional development in this district. Special care in site planning must be taken. However, such patterns of residential development can be economi- cally and environmentally sound. While the population density may be high, the existing phys- ical development is varied and extensive. Shopping districts, personal services, community facilities, and public water and sewer generally are available and convenient and support local residents as well as the region. This district is highly accessible and served by a well-devel- oped network of roads and public transit.” The referenced zoning district is further substantiated by the Draft Comprehensive Plan - Map 7: Zoning and Future Land Use Map Analysis [Page 52], which illustrates that the subject property and all immediate blocks are classified ‘Residential
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