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Planning board approves unified plan for Trout Brook Lane with conditions, including fire-department driveway approval
Summary
The board approved dimensional variances and preliminary subdivision for a three-lot reconfiguration on Trout Brook Lane, imposing conditions including that the lot be limited to one residence and driveway construction be approved by the North Smithfield Fire Department.
The North Smithfield Planning Board on Feb. 13 approved dimensional variances and preliminary subdivision for a unified development plan on Trout Brook Lane, allowing a new 25-foot access to a rear lot and several lot-line adjustments between four parcels.
The board granted the dimensional relief for reduced frontage and lot width on the cul-de-sac and approved the subsequent minor subdivision and preliminary plan. The approvals were unanimous by roll call.
Legal counsel Cale Keeble said the proposal resolves more than a decade of litigation among four adjoining landowners by consolidating four small lots into three and granting a 25-foot access strip from Trout Brook Lane to serve one proposed single-family home in the rear. "All three parties have signed the subdivision application," Keeble said, describing the outcome as a "rare win-win-win."
Surveyor Michael Darvo (Darbo) described the lot configurations, noting wetlands and a stream across parts of the site and explaining why access to Pound Hill Road would require wetland crossings. He said the new 25-foot access would provide sufficient width for a driveway and utilities but was intentionally kept below 50 feet to prevent constructing a town road.
Board members asked about emergency access. Dr. Benoit expressed concern about a heavy fire apparatus using a private driveway. The applicant agreed to a stipulation that driveway construction must be approved by the North Smithfield Fire Department to ensure load-bearing capacity. The board made the dimensional-variance approval conditional on approval of the proposed minor subdivision, limited the lot to one residential building due to limited access, and adopted the planning office findings.
After additional stipulations from the applicant, the board voted by roll call to grant preliminary subdivision approval with the planning department's recommended findings. Votes on both actions were unanimous (Dr. Benoit, Dr. Roberts, Mr. Porter, Mr. Menard and the chair voting yes).
The board's conditions include: variance approval conditional upon subdivision approval; the lot limited to one single-family residence; adoption of planning-office findings; and North Smithfield Fire Department sign-off on driveway construction and load-bearing standards prior to building permit issuance. The board recorded votes and closed the item.
