Planning board gives preliminary approval to Village Gas on Route 146 with multiple stipulations

The North Smithfield Planning Board granted preliminary approval to a development plan for a new Village Gas station, convenience store and drive‑through at 1241 and 1253 Eddie Dowling Highway after public comment raised environmental and flooding concerns.

Attorney David M. D'Agostino, representing applicant Zayshawn/ Zeesha Abid, framed the application and emphasized state oversight of underground storage tanks. "Rhode Island DEM has primary jurisdiction over underground storage tanks," D'Agostino said, noting modern installations use double‑walled tanks, double‑walled piping and leak‑detection systems.

Engineer Gary DuBois (Vertex Companies) walked the board through the site layout: the applicant proposes to merge the two parcels, remove the existing residences and construct a roughly 4,200‑square‑foot convenience building with a coffee shop/drive‑through and space for two tenant food operators; plans call for four gasoline dispensers (dual‑sided) and diesel dispensers, 18 parking spaces, a 12‑foot drive‑through lane and riprap slope stabilization at the site's rear. DuBois said initial OWTS test fits were acceptable but a previously unrecorded Woonsocket Water Authority main and easement along Route 146 requires shifting the septic and portions of the design 8–12 feet landward and coordination with the authority.

Multiple adjacent residents spoke during public comment. Christine Krekorian read a letter from Betty Upham citing well and wetland concerns and requesting an independent environmental impact report, saying that "Gas stations so close to neighborhood wells, public water lines, and wetlands have far reaching negative consequences that outweigh any potential benefits." Neighbors including Brenda Adams and Jacqueline Gromquits described chronic runoff and flooding problems on and near the parcels and questioned whether the development could worsen those problems.

Applicant representatives replied that state permitting (RIDEM/DEM) and the site stormwater design require on‑site management and that proposed drainage measures aim to keep or reduce post‑development discharge rates. Traffic consultant Derek Hugg (Par Corporation) presented a conservative traffic analysis that modeled a stop‑controlled access (worst case) and reported that peak‑hour impacts would be a small percentage increase in background traffic (roughly a 3% increase during peak hour), noting the proposed acceleration lane improves real‑world access.

After discussion the board accepted a motion to grant preliminary approval subject to the planning office findings, the packet’s conditions (1–14) and additional stipulations added at the hearing: submission of a water‑quality report for the proposed public well to the planning office as a baseline, provision of 3‑D renderings for public review at final plan submission, sectional (east‑west and north‑south) drawings to illustrate elevations and cuts, a detailed landscaping/buffer plan to mitigate visual and idling impacts at the drive‑through, and explicit final‑plan review by the board rather than an administrative final given the outstanding technical changes. The motion passed by roll call with unanimous votes in favor.

Next steps: the applicant must secure all required state permits (RIDEM/OWTS, DEM stormwater) and provide the water‑quality baseline report and proposed 3D and sectional drawings. The board emphasized final approval will occur only after those items and other technical stipulations are satisfied.