NORTH SMITHFIELD – A busy intersection just by the town’s border with Woonsocket is on track to see construction of a second gas station following approval of zoning relief and a master plan by members of the Planning Board this month.
Marwan Eieadah of Shrewsbury, Mass. has applied to build a 3,400-square-foot convenience store with a drive through window, 23 parking spaces and a canopy covered gas station area at 3 Greenville Road, the property that once held The Beef Barn Restaurant.
When planners held a public hearing on the application on Thursday, Sept. 11, management from a gas station already established just across the street raised objections to the project.
“We’re opposed to the idea of opening this gas station for many reasons, one of the most obvious being the overwhelming traffic and congestion that we already have at this intersection,” said CT Gas Asst. Manager Margaret Conley, stating that the area has had 15 accidents in the past year alone.
“With ten gas stations within a one mile radius, where is the demand?” asked Conley. “More importantly, do we need another gas station across the street from a gas station?”
A traffic study presented with the project estimated the new business will result in around 30 additional trips per hour on average from the current number, with note that historically, the property also held Coffee & Cream, and the two restaurants once generated significant traffic.
Attorneys acting on behalf of Eieadah presented requests for relief from several zoning standards in the Business Neighborhood district, including the requirement of a ten foot landscape buffer along the full frontage of the property.
“There is landscaping being incorporated, and when they can meet the ten feet they are, and where they can’t they’re asking for the deviation,” explained Town Planner Mark Carruolo of the master plan. “In my opinion, it’s a substantial improvement to the existing conditions.”
The mostly paved one acre lot, situated at the corner of Greenville and Smithfield Roads, has sat vacant since the restaurant moved to Industrial Drive in 2022. Only the rear 40 feet of the property currently has trees, leading the developer to also request relief from the zoning requirement that he “preserve the natural landscape.”
“But those boulders are so beautiful,” joked Planner Jeffrey Porter of the request, referencing the current state of the lot.
Planners said they also took no issue with other requests including relief from the dumpster setback requirement of ten feet – set to feature only five feet – and an outdated standard prohibiting parking in front of the building. Carruolo noted that the requirement will be eliminated from code once the town adopts a new zoning ordinance in the near future.
The planner said the requirement that the project “meet architectural standards consistent with the local character of the area,” is also outdated, and unenforceable.
“I’m not sure what that means,” Carruolo said.
“I don’t think we want it to look like what the area looks like,” added Chairman Gary Palardy.
The board also approved deviation from the requirement of one shade tree for every 30 feet of frontage on the lot, with the project to feature low lying hedges and other greenery instead.
“There’s an issue with visibility,” explained Carruolo.
For the drive through, the planner noted that the applicant was looking to reestablish a preexisting use, as Coffee & Cream once featured a drive through, prior to moving to Slatersville Plaza in 2020.
But the planners did take issue with one request, relief from the limits on signage to one of 12 square feet and 8 feet in height. The applicant initially asked for a 36-square-foot, 12 foot tall freestanding sign, along with two additional signs on the building and one on the gasoline canopy.
“To have a very large outstanding sign to greet everybody seems to me to be a little overwhelming,” said Porter of the freestanding request.
“We could come back with a different sign package,” said Attorney Elizabeth Noonan before ultimately withdrawing the full signage request.
“For me, it’s the height of the sign,” said Palardy. “As you’re rethinking it, take that into consideration.”
The board approved the master plan in a 5-1 vote, with Planner Roland Menard casting the only dissent.
The decision is subject to approval of a water and sewer connection and other standards such as state permitting and fire inspection.
The project will still need to return before the board with a preliminary plan and then seek final approval. Board members requested that final plans include additional landscaping, and that the applicant consider reducing the number of parking spaces.
That whole 4 way is a real bugger. All the driveways, the business crowd, the traffic lights. Plain nuts. 2 hills coming down into each other. Not to mention all the backup. You just have no where to turn, it’s a nightmare. Now this! My guess is seeing no one was breaking down the doors to bring something else in, since they denied a car wash once, here it is…..anyone keeping tabs on the total gas stations, including the ones on 146 outta town? And wow when the tankers come in to fill up.
Two gas stations, and three convenience stores on one corner is absolutely ridiculous. Zero thought goes into developments in this town.
Simply amazing, the Town Council snubbed it’s nose at a car wash at that location a few years back saying there would be too much traffic. But now it’s ok with a gas station and convenience store. What give? We do not need another gas station with a convenience store. There will be far more traffic for this than the car wash. Now with Woonsocket putting a new school right up the street, this is going to be a very bag nightmare that nobody wants!