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Smithfield zoning board approves Sun Builders extension, Roofmasters permit and multiple variances
Summary
At its July 8 meeting the Smithfield Zoning Board granted a one-year extension for Sun Builders' master-plan approval, approved Roofmasters' special-use permit to operate a construction services office, and approved variances including a pool cabana, a chiropractic office tenancy, and a front-yard recreational vehicle with conditions.
The Smithfield Zoning Board on July 8 voted to approve several land-use requests: a one-year extension for Sun Builders' master-plan approval (case 23-12), a special-use permit for Roofmasters to operate a construction-services office (case 186-005), a pool-cabana side-yard variance for the Arkins property (case 26-006), a chiropractic office tenancy at 3 Commerce Street (case 26-007), and a front-yard recreational-vehicle variance for John Fabiano (case 26-008) granted with conditions limiting storage and habitation.
Sun Builders (case 23-12): Attorney Timothy Kane told the board his client received master-plan approval in spring 2023 and has repeatedly pursued the traffic-signal condition with the state Department of Transportation. Kane said the applicant has spent on traffic studies and has continued to pursue the permit, and asked the board for a one-year extension under the ordinance’s due-diligence standard: “we would ask for a 1 year extension,” Kane said. The board voted to grant the extension.
Roofmasters (case 186-005): Legal counsel Julissa Arce described Roofmasters as a local Smithfield business that purchased the former auto-body property and intends to use the existing building for administrative offices, with no long-term exterior materials storage and minor exterior improvements. Owner Rich McKenna confirmed hours would be largely 9 a.m.–5 p.m., with crews traveling to job sites and no permanent exterior dumpsters. The board took the application under advisement, later returned to deliberate and approved the special-use permit following members’ comments that Roofmasters is a “reputable contracting firm.”
Pool cabana (case 26-006): The board heard a variance request for a cabana eight feet from the sideline (seeking a 7-foot variance from a 15-foot setback). Owner Dante Arkins explained the structure is intended to house pool equipment within the fenced pool area. The board voted to accept the variance.
Chiropractic office (case 26-007): Applicant Robert Grace described plans for a low-volume, one-practitioner chiropractic office in an 800-square-foot unit at 3 Commerce Street with weekday appointment hours. After a period under advisement the board voted to approve the special-use permit as applied.
Front-yard vehicle variance (case 26-008): John Fabiano requested permission to store a recreational vehicle in the front yard. The board discussed neighborhood precedent and the risk that a parked vehicle could become long-term storage or habitation. Members amended the motion to include conditions that the vehicle remain operable, not be used for general storage and not be occupied as living space, and approved the variance with those conditions.
Votes at a glance • Case 23-12 (Sun Builders) — one-year extension: approved. • Case 186-005 (Roofmasters) — special-use permit: approved after deliberation. • Case 26-006 (Arkins) — pool cabana side-yard variance: approved. • Case 26-007 (Robert Grace) — chiropractic office special-use permit: approved. • Case 26-008 (John Fabiano) — front-yard RV variance: approved with conditions (operable, no storage, no habitation).
What’s next: Most approved items were resolved that night; some applications were taken under advisement earlier in the meeting for deliberation and then decided. Applicants retain appeal rights as permitted by local procedure.
