CUMBERLAND – A plan to build a new two-story commercial development at 3 Pine Swamp Road at the border with Woonsocket will likely need some modifications as it heads toward a more official process, if the Planning Board’s response on May 28 is an indication.
Board members, in a pre-application meeting meant to sort out concerns before official considerations begin, had questions about the project for a property at the corner of Pine Swamp Road and Bound Road currently containing a gas station, including on traffic control and commercial space demand.
Applicant TMSA Realty LLC is proposing a 7,200-square-foot, two-story commercial building to add to the gas station. The applicant will be required to seek a zoning change from C-1 (limited commercial) to C-2 (general commercial) to bring the existing gas station next to where the building would be into conformance with the zoning ordinance.
No votes were taken last week.
Jeff Garabedian, speaking for the applicant, said they’re planning three commercial units on the top floor and three on the bottom of the building, and the units wouldn’t be connected to each other. New curb cuts would be added to control traffic, he said. Garabedian indicated that they were looking for guidance before moving forward with a zone change and other approvals.
Board member Chris Butler said six commercial units seems like quite a few for this more rural area. He said officials will likely want to target certain uses that would cause excessive traffic and “knock out some that won’t fit” to not allow them here. Uses will be recommended to the Town Council for when the council takes up the zone change application.
New board member James St. Thomas said he doesn’t think a zone change is the right pathway for this project. He said he also doesn’t believe a two-story building is right for the neighborhood.
Responding to St. Thomas and his comments on possibly going a “less perilous route” that doesn’t require a zone change, Solicitor Kelley Morris Salvatore said this path is needed because the proposal requires an intensifying of a nonconforming use already here with the gas station.
Member Joshua O’Neill offered concerns about plans for a big increase in lot coverage by adding the new building, saying it would preclude increased landscaping. Member Steven D’Ambrosia said he too would like to see the 73 percent proposed lot coverage brought down when the applicant comes back for the conceptual master plan stage. Morris Salvatore said board members can make any suggested revisions at that point.
O’Neill asked if there’s a market for an intensification of the gas station site with new businesses, saying they don’t want to see vacancies.
Board members agreed that they’ll want to get the uses right so the building won’t see vacancies.
Member Bill Zuck asked what sort of tenants are planned, and Garabedian said the top half will likely be more office space while the bottom three units would be uses such as coffee shops or smoke shops. He said they’ll need to figure out the demand for minor commercial uses, and he doesn’t see such uses as a doctor’s office.
