[{"_1":2,"_86":-5,"_87":-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",[32,75],{"_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":68,"_72":73,"_74":73},"mediaId",6520945,"mediaKeyId","5116031-30920fee42cfc7bac8edbe53bde92bcf","parentId",5116031,"title","Tiverton board continues Longplex Ice & Golf master‑plan hearing, schedules Aug. 5 public hearings for comp plan and zoning changes","audioSeconds",4048,"startMs",3600000,"endMs",7648000,"viewUrl","/Search/View?dp=1&key=5116031-30920fee42cfc7bac8edbe53bde92bcf&start=3600&end=7648","thumbnailUrl","https://assets.pipeline.soar.com/5116031-30920fee42cfc7bac8edbe53bde92bcf/thumbnail_3600000.jpg","articleUrl","/articles/6520945/Tiverton/Newport-County/Rhode-Island/Tiverton-board-continues-Longplex-Ice-Golf-masterplan-hearing-schedules-Aug-5-public-hearings-for-comp-plan-and-zoning-changes","mediaUrl","https://secure.pipeline.soar.com/6520945-68d0ca4b4181ac18810ce87b67d3c925/orig.mp4?Expires=1770448335&Signature=NeFzJTvKcJhzdZt0bpZtfL0G6J2TRhJNOGQWBW9RMcKmfxoEibUv1v-XIe-Aq3Xs36VqESL8wzpbjbvt7Hzxmb1xmHZnPhBIAR3Tr9NfgC4dh-MoBWdq2KCLeL3nzhWDB8hcPsDlKWlQJyDpsrCi9X1jdDdWhvA8v69d1e5R7dxiCxE4NyIh5Vj6W7Hx0u3XZWUnx29sz7OdF9IIHgR6dcyOPEMh1VGpUO8L9oFi0nMSRS9i28Uh29A5cY~Smtxz76JHgLjeUncCLXx9KHMmTBaA5tBApISxX4UpyG8j3YHuMKLwAsybxcPZvjcI6gect52s-zgMoRFzNAWoZ499ew__&Key-Pair-Id=KUT5TJCACFTXG","author","Tiverton","date","2025-07-02T07:45:18Z","article","The Tiverton Planning Board on July 1 opened and continued the public hearing on Longplex Ice & Golf’s proposed 91,000‑square‑foot indoor recreation complex, and voted to schedule related public hearings on August 5 to address required comprehensive plan and zoning ordinance changes.

The applicant described a two‑story, approximately 92,000‑square‑foot recreation facility that would include two ice rinks, bleacher seating, 12 pickleball courts across two levels, about 37 driving‑range bays, a restaurant of roughly 140 seats and other entertainment spaces. The board agreed to continue the master‑plan hearing to allow the town to pursue necessary comprehensive plan and zoning amendments and to permit additional technical review by town departments.

Why it matters: The project would introduce uses not currently specified in Tiverton’s Planned Development Park (PDP) zoning framework; before the planning board can approve a master plan it must be consistent with the town’s comprehensive plan and zoning code. Board members and town reviewers urged the applicant to resolve outstanding technical questions — notably water and sewer service capacity and fire‑and‑life‑safety occupancy calculations — before substantive approvals proceed.

Attorney Daniel Riley, representing Longplex Ice & Golf, described the facility’s program and asked the board to review the master‑plan submission alongside proposed zoning text allowing the indoor recreation uses. Project engineer Chris Duhamel said the 52‑acre combined parcel includes about 32.45 acres of upland and 18.9 acres of wetlands and buffers; the site plan concentrates development on roughly 22 acres of upland with approximately 442 parking spaces proposed against an estimated requirement of 412.

Engineering and utilities: Duhamel told the board public water is available from a 12‑inch main on Progress Road; the applicant requested a will‑serve letter for an estimated maximum day water demand of about 22,000 gallons per day, a figure the applicant said had been reviewed by North Tiverton Water and the fire district at a conceptual level. He said sewer will‑serve was being requested and would be refined at preliminary plan stage.

Fire marshal and occupancy concerns: Fire Marshal Marshall Murphy said he had not completed a detailed review at TRC because he was called away on an emergency, but presented an initial code‑based capacity analysis that showed a far larger potential occupancy than the applicant had reported. Using NFPA occupancy factors and the plans as submitted, Murphy reported calculations that could put building occupancy in the thousands (his preliminary summation ranged in the low thousands, driven by bleacher seating and restaurant areas), and emphasized that egress widths, main‑entrance capacity and other life‑safety measures must reflect the correct occupancy. He asked the applicant and the board to resolve occupancy and related water and fire‑flow assumptions before permitting.

Public comment and neighboring property issues: Nearby landowners and residents raised multiple issues. Peter Monis and other residents questioned sewer capacity and whether the existing Longplex pump station had adequate capacity or ownership to accept additional flows; Duhamel said the project team was pursuing will‑serve letters and a refined sewer analysis. Property owner Jeff Kielbasa of Maverick Properties warned that abandoning a paper road (Communication Drive) for the proposed parks plan could land‑lock his parcel unless an alternative access strategy is preserved; the applicant said the paper road in question falls within a separate area considered for future development and agreed to begin discussions with the owner.

Traffic: Multiple commenters and board members said the intersection near Route 24 and Fish Road needs state attention because the development would add substantial traffic. Project counsel said the applicant has requested state traffic commission review and the town administrator had previously sent a request to the state traffic commission. Board members asked staff to coordinate with the town administrator and state officials to pursue safety improvements.

Board actions: The board took three procedural votes: it continued the Longplex master‑plan public hearing to the board’s August 5, 2025 meeting (time clock clarified to Sept. 7, 2025, effective Sept. 8 because Sept. 7 falls on a Sunday), it scheduled and authorized advertisement for a public hearing on proposed amendments to the comprehensive community plan on Aug. 5, 2025, and it scheduled a public meeting on proposed zoning ordinance amendments related to an indoor commercial athletic/recreation facility. All three votes were unanimous among members present.

Next steps: Planning staff and the applicant will pursue additional coordination with the fire marshal, building official, North Tiverton Water and the wastewater district to produce definitive service letters and occupancy calculations. The planning board directed staff to circulate a proposed ordinance amendment to the applicant for comment before the August hearing. The board also agreed to hold a preliminary plan TRC (Technical Review Committee) meeting when engineering and architectural plans are at higher fidelity.

The board closed the item after scheduling the required hearings and moved remaining procedural zoning items to a workshop set for Aug. 21 to continue ordinance updates.","mediaType","Video","parentTitle","Tiverton Planning Board - July 1, 2025","oneSentenceSummary","The Planning Board continued the master‑plan hearing for Longplex Ice & Golf and voted to schedule public hearings for the required comprehensive plan amendment and zoning ordinance changes for Aug. 5, 2025; the board and public raised concerns about occupancy, water and traffic.","taxTitle","Tiverton, Newport County, Rhode Island","taxId",79581,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":44,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6520952,"Tiverton planning board grants conditional master-plan approval for Street Legal car‑vault with 16 conditions",3467,133000,"/Search/View?dp=1&key=5116031-30920fee42cfc7bac8edbe53bde92bcf&start=133&end=3600","https://assets.pipeline.soar.com/5116031-30920fee42cfc7bac8edbe53bde92bcf/thumbnail_133000.jpg","/articles/6520952/Tiverton/Newport-County/Rhode-Island/Tiverton-planning-board-grants-conditional-master-plan-approval-for-Street-Legal-carvault-with-16-conditions","https://secure.pipeline.soar.com/6520952-1f98885ef23c2daa629d2fe91ce3db1e/orig.mp4?Expires=1770448335&Signature=jG~2wAPr5FdTCj1C4nX-LZlNMa6tJInNWUiWNHDUo7-3zbjuBT5jYDYolGzhcotIc9w~QBLsZEbF1DwgHdw5LqIsTZuqV49MBxLYRP0gkOAaKGcLT3UccPfavD3E9PglIJ~JbYW4KOggSHMaqSZb0RE1IWJXbxa1gR7TaDCzWorBK36th5kqLJ24aXkdQZzAZDQkEkayqzHISFrW7SgbOipSO93y5Nl7mO-u~TEiVP2USlHJ50pNY3kC77tXQJT6aGxsiCksnNbRL0Xwpjifcd-jWHr12LmUDr6SvjnFI5I8xqrIcjCH~J329RY-et9X4nxNIO6r-dNsCHBIMcKPKQ__&Key-Pair-Id=KUT5TJCACFTXG","The Tiverton Planning Board on July 1 voted unanimously to grant conditional master‑plan approval to Street Legal LLC for a proposed two‑story, roughly 27,200‑square‑foot private “car vault” to be sited on about 15.7 acres off Progress Road.

The approval, moved and seconded during the board’s public meeting, applies to the plans that were advertised for the hearing and attaches 16 conditions, including requirements for sewer easements and will‑serve letters, pedestrian connectivity and review by the fire marshal. The vote was unanimous among members present, and the board clarified that a revised plan submitted after the notice period — showing additional parking and a new driveway — could not be considered at this hearing.

Why it matters: The project would create a private membership facility for high‑end automobile storage and related hospitality uses adjacent to the Longplex Sports Complex in the Planned Development Park (PDP) overlay district. The board’s conditions target known uncertainties the town staff and technical reviewers said must be resolved before final approval, including utility service capacity and emergency‑access geometry.

Street Legal’s application seeks master‑plan approval for a 27,000‑plus square‑foot building described by the applicant as a private car club that would store up to about 200 vehicles, include a lounge and ancillary hospitality functions, and provide parking on and off the development parcel. Attorney Daniel Riley presented the application along with project engineer Chris Duhamel and owner James Long. Duhamel described the advertised site plan as showing a 27,200‑square‑foot rectangular building, roughly 170 by 160 feet, with 142 spaces around the building and an overflow lot of 79 spaces intended to tie into parking at the adjacent Longplex Sports Complex.

Town staff, represented by interim planner Ashley Sweet, and planning counsel Todd Romano, emphasized procedural limits: Romano told the board that a revised plan the applicant filed after public notice — adding about 83 parking spaces and a connecting driveway — could not be considered at the advertised hearing. \"We cannot proceed forward on that revised plan this evening,\" Romano said, explaining options for re‑advertising or seeking an amendment prior to preliminary plan submission.

Board members and reviewers pressed the applicant on utilities, stormwater and emergency access. Duhamel said public water would connect from a 12‑inch main on Progress Road and that sewer service was proposed via a private force main tied to the Longplex pump station; he said will‑serve letters from the wastewater authority were still pending. On stormwater, Duhamel described proposed catch basins, culverts and two stormwater basins with sand filters and extended dry detention to meet DEM and town stormwater design standards.

Fire Marshal Marshall Murphy raised operational concerns about site grades and maneuverability for fire apparatus, asking the applicant to demonstrate truck turning templates and confirm that driveway grades would not cause ladder trucks to bottom out. Duhamel said the slope from the lower lot to the proposed parking would be about an 8 percent grade and agreed to do a turning demonstration using the town’s 49‑foot ladder truck as part of preliminary review.

Public commenters raised questions on sewer capacity, landscape buffering and cultural resources. Resident Peter Monis asked whether the sewer pump station had capacity and whether the 22,000‑gallon‑per‑day figure cited later by another applicant applied; Duhamel said will‑serve letters would quantify projected sewer flow at the preliminary stage. Resident Susan Anderson and board member Stu Hardy urged more landscaping in parking areas and noted important stone walls and rock mounds on the larger park property that could merit archaeological review before disturbance.

The board’s conditions — read into the record by staff and referenced in the approved draft master‑plan decision — include, among others, that the accessory overflow parking shown on the advertised plan (79 spaces) be connected to the Street Legal facility on the preliminary plan; a recorded easement for any sewer tie‑in and confirmation of wastewater district approval; a pedestrian connectivity plan and safety measures at preliminary plan; a turning‑radius and grade demonstration for fire apparatus; and updated water and sewer service letters consistent with final agreed occupancy and fire‑flow needs.

The board’s approval was expressly limited to the plans that were publicly noticed for the hearing; the applicant acknowledged that design changes are likely and said it would coordinate with staff before preliminary plan submission.

The decision leaves the applicant able to seek a major‑change hearing if it chooses to adopt the subsequently filed parking plan prior to preliminary plan submission. The board indicated staff will work with the applicant on whether planned design changes constitute a major amendment that would require re‑advertising.

Planning Board Chair Bill Gerlach closed the agenda item after the vote and moved to the next agenda item.","The Tiverton Planning Board granted conditional master-plan approval to Street Legal LLC for a 27,200‑square‑foot private car‑vault on Progress Road, subject to 16 conditions including sewer easement, pedestrian connections and final utility service letters.","actionData","errors"]

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Tiverton board continues Longplex Ice & Golf master‑plan hearing, schedules Aug. 5 public hearings for comp plan and zoning changes

Tiverton planning board grants conditional master-plan approval for Street Legal car‑vault with 16 conditions