NORTH SMITHFIELD – After a three year process that has included approvals, denials, a lawsuit, creation of a new town board, changes to local water protection laws and ultimately, the addition of a 1,800-foot water line extension to the project, a Central Street business is now primed to begin construction on a new 23,600-square-foot warehouse, pending a final confirmation of the plan.
Material Sampling Technologies received unanimous approval of both a variance to add a fence to the project and a new preliminary plan from members of the Planning Board on Thursday, June 26. The business aims to move forward with expansion onto a second vacant property adjacent to its current operations at 800 Central St.
It was a relatively quiet meeting for a project that initially brought out heated opposition from many in the business’s primarily residential neighborhood. Opponents at the time took issue, in part, with a zone change passed by the North Smithfield Town Council in 2020 that had opened the door to expansion for the metals reclamation business on a lot that features extensive wetlands and sits over an aquifer.
In an effort then hailed as a way to make the town more business friendly, councilors at the time changed the boundaries of North Smithfield’s Water Supply Overlay District, an area deemed important to protection of the town’s water supply. The change removed the Central Street lot from an area governed with additional oversight from the Rhode Island Department of Environmental Management. MST purchased the vacant 9.7 acre property, an immediate neighbor to its industrial operations, the following year.
The blowback that followed the business’s initial application included creation of a new water protection board and ultimately a new ordinance that reestablished the previous protection boundaries. But the change came too late to halt the controversial expansion.
Zoners attempted denial of a variance associated with the project in 2022 – but that decision was overturned in Superior Court after MST appealed the ruling.
Last year, MST added the extension of town water lines to the plan, mitigating some of the concerns for area residents served by private wells.
And so, on Thursday, planners focused primarily on other quality of life issues, such as noise, lighting and general aesthetics of the building. Most concerns had already been addressed in the business’s latest plan.
Planner Jeffrey Porter asked if the business could somehow bring the neighbors up to speed on the project.
“The landscaping plan that you presented tonight – it’s fine for us, but we’re not living across the street from them,” Porter said.
An engineer representing the applicant, Joe Casali of Casali Engineering, quickly objected to the idea of any additional delays.
“This has been a little acrimonious with the neighbors,” Casali said. “The last time we saw them was at the zoning hearing. We spent two years going to court. Unfortunately, this is costing millions and millions of dollars to build this building today. We want to be as complimentary as possible, but we can’t tie this up for months and months to get neighbor approval.”
Planners ultimately asked that the business provide renderings of the plan to the town, which will be shared with those who live in the neighborhood.
Last week, the only resident to testify during the public hearing did so via a letter read into the record.
“I am deeply disappointed in the conduct of my town and its handling of this matter,” wrote Christian de Rezendes. “With that said, I do not have the power to stop MST, and I have accepted that they will be building a warehouse.”
de Rezendes asked that planners address concerns that the building will be an eyesore, as well as noise, traffic and environmental issues. He also referenced a recent incident where hazmat crews were called to the business following a chemical leak of silver cyanide.
“Promising it will not happen again is not good enough and a clear plan of action must be provided by the town,” he wrote.
Planners were assured there will be no silver cyanide in the new building, and that vacuums that create much of the noise at 800 Central St. will not be used in the new warehouse.
While the initiial expansion plan was subject to review by zoners for a variance, state laws have since changed, giving planners full authority over many projects when a developer requests unified plan review. MST’s application would have been subject to the old process since it was first submitted in 2022, but state law allows the applicant to also request unified plan review if the project undergoes changes – and last week’s version included the addition of a chain link fence to surround the new building.
The new, single-story warehouse will now be surrounded by a six-foot high security fence screened by plantings along the front. The building will feature three loading docks with an access road and associated parking.
Planner Mark Carruolo had recommended passage of the major land development plan with stipulations including that use of the new warehouse be accessory and subordinate to the existing operations with heavy industrial uses prohibited.
The water line element, set to begin late this summer, will extend the town’s system from its current end by Marshfield Commons on Mechanic Street to MST’s building at 800 Central St., adding access to some 14 homes along the way.
“There will be service connections for everyone to tie in on either side,” said Casali.
The project is still subject to final plan approval, either administratively or by the Planning Board.
