[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6558334,"mediaKeyId","3271207-042035550f730cd230628bb9db87ab1d","parentId",3271207,"title","Design Review Board hears Steel Giraffe LLC plan to add Morton-style building in West Maple industrial area","audioSeconds",1378,"startMs",31931,"endMs",1410845,"viewUrl","/Search/View?dp=1&key=3271207-042035550f730cd230628bb9db87ab1d&start=31&end=1410","thumbnailUrl","https://assets.pipeline.soar.com/3271207-042035550f730cd230628bb9db87ab1d/thumbnail_31931.jpg","articleUrl","/articles/6558334/Rhode-Island/Design-Review-Board-hears-Steel-Giraffe-LLC-plan-to-add-Morton-style-building-in-West-Maple-industrial-area","mediaUrl","https://secure.pipeline.soar.com/6558334-9afc4ab1dbbf3b0b0a1d47b9079b2017/orig.mp4?Expires=1771036299&Signature=O4tTR7KA7zOSSuTAGdLqYKFZctZTZrjey5POisQqDSTLqbA2MpeC0tOG7oIYn~uc6I5i5kS~bdTb0vAASbV0k3Ocvhy-TrEwcnIWDSG3EHqSXlp82mZbWUgoA0TGP721r4kK6Pd2kPBCUQGy6nsFrxLgp7K8kSKKMVVME7l3EmVpy~Dn6IbvtW3PIKdH7M0q7GxNaUdL3IKHRLsRqI2bFrTWBJj7WNec3z-Rh5XbzTeSEIaZBydF2~bMz4JvIr7UghlTq0l8FRQUYFgpukUdFoUmwyyhSUFBTK1UB8Uv8zv3747NBjtvNuM3CymhHGkDhQcIckXTD70oKb5oMbhgmg__&Key-Pair-Id=KUT5TJCACFTXG","author","Portsmouth","date","2025-05-12T16:05:42Z","article","Portsmouth — The Portsmouth Design Review Board on a continuation hearing reviewed a proposal by Steel Giraffe LLC to build an addition to an existing industrial building in the West Maple industrial/commercial area.

The petitioner told the board the proposed Morton-style addition will be sited on existing macadam and, according to engineering calculations presented to the Planning Board, will not increase runoff to the town storm system. The applicant said the new structure is required so the company can move expensive frames and cranes indoors and keep work areas accessible.

The project previously went to the Planning Board, the petitioner said, and the Planning Board placed a condition that the applicant meet with the adjacent homeowner and install a screening row (described in the Planning Board record as arborvitae) to improve the view from the residence. The applicant said the addition moves the building 5 to 6 feet farther from the neighboring lot line and that commercial abutters filed letters of support; the adjacent homeowner voiced concerns at the Planning Board hearing and asked for additional screening.

From a zoning standpoint the applicant said two variances were needed: a rear-yard setback variance and a small side-yard encroachment caused by steep topography and existing site constraints. The petitioner said the building must meet a 45-foot clearance requirement to accommodate the petitioner’s crane operations, which shaped the building footprint and location.

Board members focused on materials, lighting and landscaping. The petitioner said the addition will match the existing building in appearance and finish: cement-based siding (referred to in the packet as hardy/cement board), trim details, and architectural garage doors. Lighting is specified as dark-sky–compliant, building-mounted security and soffit lighting rather than large pole lights. The applicant also told the board that some exterior cement will be removed to make room for footings and that Planning Board conditions prohibit storage in the area closest to the neighbor.

Several board members raised minor design issues: making sure garage door styles in final shop drawings match the rendering, specifying downlighting rather than uplighting for dark-sky compliance, and working with the neighbor on a small plateau and planting plan behind a stone wall that separates the properties. Melissa DeJardins, a board member and landscape architect, noted, \"Just be careful when you're specifying that because you can do either or.\" The applicant agreed to coordinate final planting species, size and spacing with the neighbor to meet the Planning Board condition.

No formal vote was taken at the review meeting; the applicant said the matter would return to the board only if changes were judged a \"material change\" by town planning staff. The board indicated it would provide its review comments to the applicant and to Planning staff for any follow-up.

The petitioners concluded the presentation and the board indicated it would issue comments on exterior details, lighting specification, and the neighbor screening plan. The Planning Board condition to meet with the neighbor and the required variances remain part of the public record.","mediaType","Video","parentTitle","Portsmouth Planning Board Meeting - 5/5/25","oneSentenceSummary","Portsmouth — The Portsmouth Design Review Board on a continuation hearing reviewed a proposal by Steel Giraffe LLC to build an addition to an existing industrial building in the West Maple industrial/commercial area.","taxTitle","Portsmouth, Newport County, Rhode Island","taxId",79583,"location","Rhode Island","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6558329,"Design review of Borden Farm Estates: 20-unit plan, historic farmhouse retention, StormTech drainage and septic discussed",2743,1437510,4181390,"/Search/View?dp=1&key=3271207-042035550f730cd230628bb9db87ab1d&start=1437&end=4181","https://assets.pipeline.soar.com/3271207-042035550f730cd230628bb9db87ab1d/thumbnail_1437510.jpg","/articles/6558329/Rhode-Island/Design-review-of-Borden-Farm-Estates-20-unit-plan-historic-farmhouse-retention-StormTech-drainage-and-septic-discussed","https://secure.pipeline.soar.com/6558329-c47080f552f31442fc25799173326988/orig.mp4?Expires=1771036299&Signature=owjmsfnqWtyXEKDgoii-J7M1X-8ACrxykIwJugkq-r~udIQ0~igBn0n71Y1wQ8kl30Ids5pD~xu55iScmiURzZbvIzNLcIp5GDiUp7x57KAKr-p~n1t4pkldH3qnEkdOVnSJODd5B2ioKslECrT6lR0efMCs9o5SNlcO9jh79l40isY-8aTkHWGmGh8xHxigYJ3Qy25DbDgSRHHDG0mkzSnNGc5PaBWSbbzwJUu8VCd58UIifby7ucQydCGRTZ3yA~ImNi55wG3ssXQj9ag1Ht55vD4lmLjiBNR0HnABBlTv3K93AcaRMmobtSd0X9XTBwokM0Q9xPmnEV4yabcJLw__&Key-Pair-Id=KUT5TJCACFTXG","Portsmouth — At a continuation meeting of the Portsmouth Design Review Board, Garrett DeCastro presented a site plan for \"Borden Farm Estates,\" a residential infill that retains a historic farmhouse and barn while adding new residential buildings behind the existing structures.

DeCastro said the existing farmhouse and barn will remain; the barn will be renovated into four two‑bedroom, townhome‑style units and the plan calls for 16 new units in four buildings behind those structures, for a total of 20 units. DeCastro told the board the development will be sold as condominiums and that \"25% being affordable, per state requirements, 75 at market rate.\" He emphasized preserving the historic character and sightlines on East Main Road.

Engineering and drainage were prominent topics. Tom Principe of Principe Engineering described an underground StormTech (Coltec) infiltration system: systems in the central island and a long narrow unit to the north will collect roof runoff for infiltration, and were raised where necessary because of the seasonal high groundwater table. Principe said the design conforms to applicable DEM standards for infiltration and is intended to drain within 72 hours. The applicant said asphalt drive aisles are preferred for fire apparatus access and ADA compliance; the fire department has signed off on the circulation plan, and the applicant proposed two new hydrants to serve the site.

Sewer and wastewater plans rely on three private sand-filter septic systems (two front systems serving the front buildings and one rear system for the back quadplexes). The applicant acknowledged the systems are visible at the street and agreed to soften their appearance with landscaping where feasible. Board members suggested low-maintenance plantings rather than deep‑rooted trees adjacent to septic infrastructure.

Landscape and public‑realm items drew significant board discussion. The applicant proposed a single row of perimeter trees plus a cedar-wood-on-steel post fence along the east property line, per negotiations with abutting neighbors. Board members recommended refining species selection and spacing (applicant indicated a plan to plant material starting at approximately 6 feet height with 4–6 foot spacing), adding sidewalks from the front parking area to East Main Road, providing additional planting islands where feasible, and specifying downlighting and gooseneck fixtures for a low-impact, consistent look.

Other design details discussed: the barn will retain wood shingle cladding and the project will use hardy/cement board and architectural asphalt shingles on new buildings; building-mounted gooseneck-style dark-sky‑compliant fixtures are proposed; mailboxes will be collected at an off‑street station; exterior materials and elevations will be refined to avoid inconsistent appearances noted in past neighborhood projects.

The board asked that the applicant provide a planting and materials list that addresses long‑term maintenance, irrigation considerations (applicant indicated no permanent irrigation system planned), and screening for sand-filter boxes. The board also asked the applicant to consider sightlines at driveway curves and to show striping/signage for internal circulation.

No vote was taken. The applicant said the project has met earlier Planning Board discussions and is awaiting the physical alteration permit; the applicant indicated the next step is to finalize details and submit final shop drawings and the Board will forward its comments to Planning staff.","Developer Garrett DeCastro presented plans for Borden Farm Estates: 16 new units and four renovated units in the existing barn (20 total), with 25% required affordable units, underground StormTech infiltration, three private sand-filter septic systems, and a mix of landscape and circulation items the board asked to refine.","actionData","errors"]

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Design Review Board hears Steel Giraffe LLC plan to add Morton-style building in West Maple industrial area

Design review of Borden Farm Estates: 20-unit plan, historic farmhouse retention, StormTech drainage and septic discussed