Tiverton residents wary over proposed convenience store

'Seasons' market will be back before planning board early next month

By Ruth Rasmussen
Posted 5/27/22

A proposal to build a 24-hour convenience store, gas station and drive-through coffee shop at Souza and Main roads isn't sitting well with neighbors and some planning board members, who are concerned …

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Tiverton residents wary over proposed convenience store

'Seasons' market will be back before planning board early next month

Posted

A proposal to build a 24-hour convenience store, gas station and drive-through coffee shop at Souza and Main roads isn't sitting well with neighbors and some planning board members, who are concerned about the potential for serious traffic congestion, crime, and the negative impacts of visual and noise pollution if the project moves forward. Critics also say the it does not align with the town’s comprehensive plan and if approved, would negate the plan’s goals of maintaining the town’s scenic beauty and rural quality of life.

Members of the planning board last week heard from representatives of Colbea Enterprises, LLC,  who want to build a Seasons Corner Market on a 1.52-acre parcel of undeveloped land that abuts a primarily residential neighborhood on Souza Road. Colbea was before the board seeking Master Plan approval. Immediately, the property's zoning became the focus of part of the discussion.

The company’s attorney, Robert Stolzman, contended that the property is in the town's general commercial zoning district, but assistant town solicitor Todd Romano said it actually has a split zone designation, with a portion zoned as the 'pedestrian friendly destination' district.

In a memo to the planning board dated May 16, Stolzman said the town did not properly adopt the pedestrian district and that designation was never properly implemented into the town’s zoning maps. Romano disagreed, saying the ordinance was properly adopted.

“The law will side with us,” he said. “It does not invalidate what the town has adopted as a pedestrian-friendly village.”   

The planning board heard presentations from a variety of professionals representing the company, including an environmental consultant and an engineer who reviewed highlights of a traffic impact study conducted in January of this year.

Planning board member Peter Bramante questioned whether the traffic study could be relied upon by town officials.

“I thought there had to be a very specific traffic study,” he said. “Snapshot studies at certain times of day versus full traffic counts are not very helpful for this board.”

Bramante also referenced the town’s comprehensive plan, noting that while one of its goals is to maintain the rural character of the town, that does not mean commercial development needs to be restricted. Rather, the goal was to not jeopardize citizens’ quality of life by increasing vehicular traffic and negatively impacting safety.

“This is a pedantic design which does nothing to enhance our community," Bramante said. “It is thoroughly inconsistent and undesirable from our point of view of what our comprehensive plan stands for.”

His comment generated spontaneous applause from some audience members.

Correspondence relating to the proposal included a letter to the Planning Board from Main Road resident Susan Anderson, who referenced numerous concerns including the 24-hour operation and drive-through traffic features, violations to the pedestrian zoning designation, and the fact that the neighborhood includes the Osborn-Bennet National Register Historic District. She said the proposal is not appropriate for the location, “since it abuts residential homes and the town is small-business friendly.”

The planning board will continue consideration of the applications at its next regular meeting on June 7. 

 

 

 

 

 

 

 

 

 

 

 

 

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