[{"_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",6112445,"mediaKeyId","2747675-0637b8c4442ac6ccdffe6bebe473ffc9","parentId",2747675,"title","Residents and planning board preview Malcon Estates duplex/condominium proposal on Bristol Ferry Road","audioSeconds",2612,"startMs",2222000,"endMs",4834000,"viewUrl","/Search/View?dp=1&key=2747675-0637b8c4442ac6ccdffe6bebe473ffc9&start=2222&end=4834","thumbnailUrl","https://assets.pipeline.soar.com/2747675-0637b8c4442ac6ccdffe6bebe473ffc9/thumbnail_2222000.jpg","articleUrl","/articles/6112445/Rhode-Island/Residents-and-planning-board-preview-Malcon-Estates-duplexcondominium-proposal-on-Bristol-Ferry-Road","mediaUrl","https://secure.pipeline.soar.com/6112445-e791b4683ef7f8ea615bf1723d9013d5/orig.mp4?Expires=1770521015&Signature=kZaGT2JGFK0NcO0H7mGg4ovXIi5I1SHu46S3MpoTKsYqc83PTp0BXT~-XTNBCzehbIHXyTXrfK7DKJgaaGjGxpAZeyF7wMYOhukBeW1kUuhbMZ7pNv8OsNYQBp53CqPkn5pbQDr2zpanpGw4~pqjoWCGFr6yfPJ4Z~dADV4Rvtxs~hKOk~1MsJWa7QW9A-udnErDN0NoBlOjuOF4ngGUQYSauI9uG6peYHS7oXE2urNcKfIpFaVoV~9WzrDQpLDhEia9emS4k0Wl9pYvWrIBvsN5yTxnsOt8hcG3ffViqitwICpXM61w6xnlnt9tG837cC1UQg4RCJET3wj17G6TjA__&Key-Pair-Id=KUT5TJCACFTXG","author","Portsmouth, RI","date","2025-01-06T00:00:00Z","article","Portsmouth — Developers previewed plans for a four-building, eight-unit condominium development off Bristol Ferry Road that would place four duplex-style buildings on about 2.5 acres in the town’s R-20 district. The planning-board members heard architectural, landscape and engineering overviews and asked for clarifications on drainage, screening and sequencing of plantings.

A petitioner’s representative described the project as four identical two-unit buildings (eight units total) designed as single-story primary living with a garage and a “bonus” bedroom over the garage. The project team emphasized that the buildings “are modeled a little bit just for a high end condominium,” and the design intent is to preserve mature perimeter trees and to concentrate development on the interior so the front of the road presents a winding, shaded drive.

Designer Joe Fenton described the units as two-bedroom, two-and-a-half-bath homes with an open plan and a first-floor primary suite. “I was given [a] program to design a high-end … property with the exterior form trying to draw from the vernacular design of the area using local materials,” Fenton said. He said the intent was to keep garage doors away from the front elevation and to use cedar shingles, black windows, metal accent roofs and architectural shingles for the main roof.

Ashley, the landscape architect who designed the planting plan but was not present at the hearing, recommended four street trees (red maples) at the Bristol Ferry edge, perimeter buffer plantings (arborvitae/juniper species) and foundation plantings. Board members and neighbors raised specific requests for plantings to screen views and for removal of invasive bamboo on or near the site. The petitioner’s team agreed to coordinate plantings with neighbors and said they would consider evergreen screening to reduce view impacts during construction.

Engineering and stormwater: the team said there will be a subsurface infiltration gallery and porous pavement in some circulation areas; roofs and gutters will be piped into underground drainage. The petitioner noted the development is over one acre and will require state stormwater review in addition to local technical-review committee scrutiny. The project team also confirmed all utilities are planned to be underground and that the private road would be built to town specs to meet fire-department requirements.

Neighbor concerns and sequencing: abutters asked that border plantings be installed early in the construction sequence so screening is in place while building proceeds. The petitioner agreed to discuss phasing and said they would be willing to place perimeter plantings early so residents see a screening sooner rather than later.

No vote or recommendation was recorded at the forum. Planning staff said they expected to issue the planning-board advisory opinion in time for the project’s planning-board hearing (scheduled for the board’s upcoming Thursday meeting).","mediaType","Video","parentTitle","Portsmouth Design Review Board Meeting - 1/6/25","oneSentenceSummary","Developers previewed Malcon Estates, a four–building condominium project on Bristol Ferry Road, and planning-board members and neighbors focused review on landscaping, drainage and construction sequencing before an upcoming planning-board hearing.","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},6112450,"Portsmouth planning board defers final sign-off on Spaceport storage building after design-review concerns",1840,179000,2019000,"/Search/View?dp=1&key=2747675-0637b8c4442ac6ccdffe6bebe473ffc9&start=179&end=2019","https://assets.pipeline.soar.com/2747675-0637b8c4442ac6ccdffe6bebe473ffc9/thumbnail_179000.jpg","/articles/6112450/Rhode-Island/Portsmouth-planning-board-defers-final-sign-off-on-Spaceport-storage-building-after-design-review-concerns","https://secure.pipeline.soar.com/6112450-3d638a72b7b7beb2eed0694fd7828661/orig.mp4?Expires=1770521015&Signature=nYF9rLlLzdJW7Kc2i2Iu2cjSYsyBLx89Tu~pm8nC9HUenAw3cFlinOzYhIN~rKCDg1s9g~WlIg4t817gvL3-SLDsq2OEh6XeJR9phvm3xJqctO0o5XUkywtIabzM4AYGVgqNVcrDxF4-ExEJ~FHzLc2cj-mZgFjv8uhStHy1d6~PwPyN8yfIUclAVG5WhW-sTKP8Coj1f1T5QYt2T4Sr81piKCV6uiDQ~92HUxnQdyOYRy8j3u1XmNO6aMMXX86b-NrP6ZL-QJc0BbmSKN341Fx4UHrh0Sevy7V7N-sWbONtIR3OaaX~FBFeV3-g8XJmnJ96UhQal0rz0exkk4CoCg__&Key-Pair-Id=KUT5TJCACFTXG","Portsmouth — Developers of a proposed storage building at the Portsmouth Industrial Park on Highland Point Avenue won planning-board planning approvals but must return to the town’s design-review process after staff and board members identified missing materials and site details.

Court Chapelle, speaking for applicant Spaceport, told the board the project went through the new state-authorized development-plan-review process and received planning-board approval for master and preliminary plans. “It's a little bit cart before the horse,” Chapelle said, describing how the item proceeded to planning first and then was sent to design review for façade, materials and site-fit questions.

The building is intended as private, interior storage for several restaurant businesses owned by Spaceport’s parent group; Chapelle said the roughly 15,000-square-foot structure will contain multiple tenant storage bays under a single ownership umbrella and that “the testimony was that there's no outside storage.” He told the board that the planning board granted a small setback variance (the site is in the town’s Limited Light Industry Park, which has a 50-foot setback standard, while the project aligns with the town’s 30-foot setback used elsewhere) and approved the project unanimously at the planning-board hearing.

Board members and staff said technical-review sign-offs (police, fire, water and public works) are in place, but design-review materials were incomplete. Planning staff and multiple board members said the packet lacked a materials list, a lighting plan, transformer location and mechanical (RTU) screening details. One board member noted the submitted renderings pre-dated revisions to the site that added a fire access road, which in turn expanded required infiltration basins and reduced available landscaped area in front of the building.

Project engineer Tommy Principe outlined site constraints: the parcel is about 2.37 acres, contains wetlands and significant grade change, and required new grading, retention basins and a fire access loop. Chapelle said the fire department insisted a road be installed to allow apparatus to reach multiple sides of the building, which pushed the front basin and reduced the space available for planting. Chapelle also described porous-pavement maintenance requirements and said the team had filed necessary permits and drainage plans.

Planning-board members asked for clearer details on exterior materials, lighting levels and transformer placement; staff asked for a photometric plan and manufacturer specifications for the proposed cladding and fenestration. Chapelle said the design team is still finalizing supplier contracts and that the team had requested a grace period from the building official regarding the 2025 energy-code submission deadline.

No final action was taken at the meeting. The board indicated it would reschedule a design-review session once applicants supply the missing materials. A planning staff member said staff will accept an updated submittal and re-notice the item for a future meeting when the checklist is complete.

What happens next

The applicant will supply the materials requested by planning staff (detailed material schedule, photometric/site-lighting plans, transformer/utility locations, and mechanical screening). Once those items are submitted, staff will place the application on a future design-review agenda and the board will revisit any design issues that could affect the planning approvals or the previously granted variance.

Quotes in context

Court Chapelle, applicant representative: “It's a little bit cart before the horse,” describing why planning review preceded design review for this project.

Court Chapelle: “The testimony was that there's no outside storage,” describing how the building would be used by the applicant’s restaurant subsidiaries.

Ending

The project retains planning-board preliminary approvals and the variance granted by the planning board, but design-review approval is required before the town’s administrative final can be issued. The applicant and planning staff agreed to coordinate a resubmittal and to schedule a follow-up meeting once the complete checklist items are provided.","Applicants for a proposed ~15,000 sq ft private storage building at Portsmouth Industrial Park won planning-board planning approvals but must return for design review after staff and board members flagged missing material, lighting and mechanical details and a required fire access change.","actionData","errors"]

Article not found

Residents and planning board preview Malcon Estates duplex/condominium proposal on Bristol Ferry Road

Portsmouth planning board defers final sign-off on Spaceport storage building after design-review concerns