Why would it be in the towns best interest to turn this into commercial from light industrial?

We need more commercial development in town to help lower the tax base for residents. this town is too top heavy in residential development we need to balance that out and give the property oweners a break.

Yes, Please show up and support commercial business in this town. Times have changed folks, the town needs the revenue. We can no longer afford to be a Mayberry town. It's sickening to hear these people who don't want any retail business in town bigger than the size of a garage and at the same time complain about paying too much taxes.They speak with fork tongue. Wake up! You can't have it both ways. Oh and by the way, the proposed site of this retail location is right across the street from the INDUSTRIAL PARK! Hmmmm, and that's a bad spot? oh, yes, I forgot, this is Portsmouth. Any spot is a bad spot.

What else could you possibly do with land across the street from the dump? I don't imagine anyone is going to want to live there so why not allow some commercial development. There has been an increasing number of small businesses closing their doors in Portsmouth.....

There are ways to mandate that commercial buildings be aesthetically pleasing. We need revenue...

Excellant Ideas, Why dont we let the bigger commercial retailers into the town so we can get rid of the smaller pawns in town. What needs to be addressed is the town council and how they budget the funds. We said the same about Bill Oneil and his tower disaster and now the town is almost 2.0 Million in the hole. ALOT of help he did with the town.

Do you actually think the town will pass down the savings into lower our taxes? If so I am building a bridge over the Sakonnet River and will give you a great deal on it..

We need a balance. $3.6 billion in residential assessments with only $243 million in commercial assessments is not acceptable. GOOD commercial development is needed NOW. All taxpayers must know that the State funding to cities & Towns will be less every year until Escobar's cows start flying. I'm interested in hearing what this developer plans to do. Requesting a change from LI to C1 without describing the plans are is not in the best interest of Portsmouth
I support & encourage GOOD, logical, commercial development of what's needed in Portsmouth. I like to bowl. Where can we bowl on Aquidneck Island? Not everyone can get on the Navy base. Yet a bowling facility with a restaurant would require a 20,000 sf building.
Portsmouth residents & taxpayers must know we need $750,000. Per year, for the next 10 years to replace our Town roads. No funding is in the current budget to address the conditions of our crumbling blacktop. This is one of the reasons why we need GOOD commercial development, to create more income for the Town. I do not support just changing Light Industrial to Commercial without knowing what the developer plans on building. I expect the turnout Monday to be large. Let's be professional in our tone. No clapping or nonsense behavior noise. Let’s listen & learn what could benefit Portsmouth.
Anyone with a problem can call me 952 1953. I do not know this developer. I do know that without a larger commercial tax base, we may need to accept dirt roads.

Let them build it! We need the tax revenue! Just make sure the Briggs house is not lost in the mix, it would be a shame to see such a wonderful old house destroyed.

To the family in this mornings Daily News, you didn't notice your house was surrounded by Lt. Industrial when you bought it?

How about an approval... only if the developer agrees to another Portsmouth taxpayer subsidized alpaca farm.

Lower Residential Taxes in Portsmouth cannot & in my lifetime, will not happen.
Having more commercial, & light industrial taxpayers will create revenue that is not available to replace/repair our Town roads, and possibly a new Transfer Station designed to accomodate our population & promote more recycling. We need to have more income, and continue to lower our expenses. Be Advised Glen Farm is paid for, but the barns are in dire need of more $$$ to restore them.

So is the consensus that we would not receive any tax revenue from a light industrial development? Why are commercial taxes that much higher than industrial?

Albert,
I understand our tax rate per $1000. of assessment is the same on all property.
Commercial & light industrial usually encompass more land than a residential lot & the building is normally larger than the average home in Portsmouth. These assessments are taxed at the same rate, but the expense to the Town is less, due to less in Town service's, compared to residential. Johnston just approved a $30Million dollar industrial operation to be built. $30,000,000 x $13.91 per $1000. would have our roads in much better condition. We need to increase our income from undeveloped commercial & light industrial property along West Main Rd. BUT it needs to be the correct type of development for Portsmouth.

Albert,
That is my point from my original posting. I don't agree that our Town Council should cahnge this zoning without a definite plan of who the tenants will be. Also, be advised that Portsmouth would benefit from a business ,, retail of trade sevice that is currently not here. We don't need any more pizza shops or Subways.
Boston Market, a bowling facility, a real ice cream shop,,more marine trade space IF Oneil gets Weaver Cove built are a few expamples. I'm constantly asking what do we need in Portsmouth,, that would do a good business and/or offera service we don't have?

Sandy,, Get a spell checker installed on your site,, Please,, I type to fast

I regret that so many people posting here would rather allow big boxes and commercial development than really think about the quality of life in our town. Although the compactor is right across the street from this lot, there are also many homes nearby. Green Animals, one of the tourist attractions that actually draws people into town, and the Portsmouth Abbey are right down the street. The industrial park that is behind that does not cause heavy traffic nor does it intrude on the landscape. One hardly notices it. That would not be the case with a shopping plaza. The people who are featured on the front page of the Newport Daily News today had no reason to believe that a 150,000 square foot big box store or a commercial development would come to their backyard less than a year after they purchased their home. The property, if I understand correctly, is actually zoned light industrial and residential. Neither one of these zones allow for big box developments.

No one has permitted a 150,000 sq ft anything, please don't pour gasoline on this potential fire. Anyone that buys residential property that abuts commercial or light industrial property which is privately owned MUST realize what could be developed.
Buyer beware is most appropriate. We have a Planning Board & a Board of Review that would scrutinize any development to protect the abutters rights & interest. I als believe after the Target deal, the Town imposed a big box rule not to exceed 25,000 sq ft. Fo an expample Clements Market is 30,000 sf.
Please have an open mind, if this developer can develope this property within the Town of Portsmouth's regulations, that would be beneficial to all that live here.
An open mind from all taxpayers & residents then good debate by the two Boards is the best direction for all of us.

Does anyone remember the roads in Mayberry? Weren't they dirt roads?
Plenty of accidents are already happening at this intersection,, a GOOD developemnt may reduce what happens if designed correctly. Yes, I see dollar bills that this Town needs to offset the years of economic downturn. Why are we replacing the Sakonnet & Cove Bridges? Due to lack of maintenence.
Get real Isis,, we need to increase our revenue. GOOD COMMERCIAL DEVELOPMENT is an opportunity to do just that.

The article says that the developer wants to put a 150,000 square foot anchor store on the property. What do you think that means? I'm not pouring gas on the fire, and I'm not against good commercial development. I want what is best for the town.

Ihave lived in this town all my life and would love to see a couple of big box stores a McDonalds and maybe a few other franchise restarants. I am sick of pizza and chinese. This town is fooling itself if you think this is a nice quaint place to live. Get with the times or be left behind.

It comes down to tax revenues. If we say no to businesses or development then our either our taxes will go up (they are already one of the lowest among RI towns) and/or our services will drop below the pathetic level level they are already at. Read Bob Gilstein's comments in todays Newport Daily News - it comes down to bringing businesses in or raising taxes. As much as I don't care to see a "big box" store in town, if a developer needs one to make a cluster of other stores viable, then the Briggs property would be a good place to put it. The people who bought houses in the area should have looked at the zoning for the open area. Would they rather have a light industry manufacturing plant or a shopping mall?

Let's say that the we accept the commercial development and the revenue stream associated with it. As a home owner with a median priced home, how much will I be saving a year in taxes? I would guess that the the savings benefit would not be large enough to offset the increased traffic, etc.

I agree with those who are in favor of this "big box" proposal. This town needs increased revenue. For those who are worried about the aesthetics, and the proximity to residential properties, consider King's Grant and the commercial property that one needs to drive through to get to their homes. I consider this property to be one of the more attractive parts of West Main Road. I have often been embarassed to indroduce out of town friends to our town and the greeting they get of it as RT 24 ends. And don't even get me started about the traffic and the fools who think it acceptable to run the red light at W. Main & Headly street just because they weren't able to move while the light was green. I believe this town has enough voice so that W. Main doesn't turn into RT 6 in Dartmouth, but we need to find a balance, we need this income, we need to bring shoppers here, we need to stop leaving the island to shop, because we know we all do, and we need to make sure that aesthetically it suits our town, and if the Briggs House can be saved, BRAVO, for the past 30 years I've wished I could do it myself.

It boggles the mind that people who want to say yes to any kind of commercial development in town don't see what is around them. Are they true Rhode Islanders that don't drive more than 5 miles? Look at where Cherry and Webb stores were built, and you see vacancy or temporary businesses such as fireworks stores open on a short term basis. We have an oversupply of large retail space in this state. In fact there is an overabundance on Aquidneck Island...look at what has happened to the shopping center where Barnes an Noble is located.

I don't see any reason why we should not learn from the history all around us. The O'Neill development while by no means a blight was not the "savior" that people bought into...nor is this property.

You can't un-ring a bell.

send the guy to Tiverton, we need the tax money

Bring in the business, we need it!!! As far as the homeowners nearby this lot, it was classified as light industry, so there is always the possibility of just that - light industry being developed next to these homes. That was the risk in buying the home in that location.

Dave - I strongly believe we need business in this town outside of chinese restaurants, pizza parlors, and tattoo shops. These are already established businesses and we don't need any more. By having zoning for a proposed big box store, at least we'd have an organized plan of business along with future growth in this area.

I also don't see where a vacant lot is of any use. It needs to be used somehow.

If you have a shot, i'd go see the the President of the Aquidneck Land Trust along with the Escobar family. If they support this effort (I think they would) you'd have them on your side and give this a bump in credibility. From the outside this fight has already been one by members near PMS and i'm not sure the second time around the outcome would be the same.

The idea of the increasing traffic burden , run off, light pollution, etc..next to two schools is frightening. There is already an accident a day at Cory's Lane & 114. Perhaps something could be done w/ the empty commerical space currently in town or just over the line in Middletown.

For anyone who is not familiar with the plethora of studies that have been done regarding Big Box revenue vs. Local Mom and Pop shop revenue, feel free to follow the link at the end of this comment. Preserve Portsmouth is all in favor of commercial development, but the Big Box route does not bring in the revenue that some seem to think. A good example of smart, mixed-use "retail" is the Clock Tower Development at King's Grant and West Main Rd. http://www.livingeconomies.org/sites/default/files/file/midcoaststudy.pdf

Promises of lower taxes and good jobs are what gets these large stores in towns. If this helped with taxes why do towns with smart planning and smaller stores do better?These larger stores add nothing to the taxes. They cost the town money. Police , roads, crime, congestion...these all come at a cost, a cost that a large commercial building will not be paying with all the tax loopholes they get.
A bigger cost to the town is what it takes from the beauty of the town. I only feel so sorry for someone who has to drive to Middletown to get his "happy meal". Perhaps we could put one on his corner?

Bravo, Moxie!

This town can have a big box and smart growth. It takes leadership. Something that is lacking from our current TC.

There is no promise of lower taxes, maybe your taxes just won't go up as much if we find GOOD commercial development. NO ONE has approved this BIG BOX,, most of the commenst see this as a done deal,, IT'S Not.
Rt 114 is a Sate road which means anything that would be approved would require a PAP,, & that takes time,, even if you were a State Legislator.
My advice, Listen & Learn.
Give the presenter/developer the opportunity to present what he wants to do. Bring a calculator so you can remind yourself what this development would be assessed at & the potential commercial tax revenue.
I am not in favor of the zoning change without knowing what would be built.
I have experience in THIS TOWN & I know how ell the Boards, Design Review, Planning & Board of Review work for the people of Portsmouth, to protect the quality of life & the look of this Town. We need revenue & this could be a substantial revenue source.
Please let's be professional & polite, Listen & learn, voice our genuine concerns and work through the process & details.

So sorry Dave Hart, it is not fair and I apologize. Less than ten years ago I stood in front of the TC and tried to raise an awareness of climate change and the risks that we face by not considering the global changes taking place all around us. Our economic status has suffered due to an eroded manufacturing base over the last 30 years and in the words of Steve Jobs to President Obama, "...those jobs are not coming back..." that produce i-phones (by hand) over in China.
And so the 'need" for more revenue should not be the driver for unbridled development. Our growing threat to our grand-children’s' quality of life will come to hunt us great-grand parents for our are unwillingness to think outside the box. We should instead institute perma-culture, fight for equality in organic farming against big agri GMO and industrial animal farming, and stop the penchant for more tax revenue.
But, I repeat myself. The developer will play hardball and I wish the TC good luck. I am saddened to see that all our efforts that changed the ordinance back in 2008 failed to nip this project as it exceeds the requirement 3x over. Nevertheless, as we like to say in the government, no one promised fairness, besides, we are only the 99% and may lose the day until we create our own OWS. I have faith in our TC; they came through on the Omni Road project.

Werner,
Your all over the place....
The ordinance from 2008 was a travesty...a simple case of NIMBY.
Why your ranting about GMO's and OWS I have no idea...

We're talking about commercial development and you want to discuss Apple's product line being made in China? Really? The penchant for more tax revenue is driven by rising costs, which in turn drives up our property taxes....Do you get that? Have you looked at our budget? Do you see any fat in there?

I believe YOU meant..... lit up like a Holiday Tree every night... Didn't YOU... Maybe Mr. Loell you are not as hard left as I had first thought. I rest easy knowing you have discovered life's truths and are choosing to enlighten the rest of us here.

Why develop this property when we can't even keep businesses here? If you haven't noticed but three business have closed and only one has opened in the plaza on East Main Rd where Dunkin Donuts is. We have to make Portsmouth attractive to keep businesses before we can build more empty buildings and in the wrong zone. Build houses and a small light industry park as that what the land's intended use is for.

Middletown's commercial nightmare continues to be built out all around us. Trees are bulldozed, top soil stripped, acres of asphalt is poured and the runoff runs into Bailey Brook (the island's main drinking water source). It takes 10 minutes to pull out of your own driveway due to the increased traffic on ALL our surface roads. Walking or riding a bicycle is extremely dangerous. HVAC units drone throughout the night, 24 hour security lighting pollutes the night sky, wildlife is displaced and *gasp* ends up in our backyards.

When you're talking about the larger national retailers (that many people in these comments seem to favor) you're talking about cheap crap made overseas and sold by employees being paid the minimum wage while profits get sent back to HQ in the midwest somewhere. In Middletown, we're often left with the blight of empty storefronts and their crumbling, over-sized parking lots after retailers pull out due to lack of demand (leaving a lease that no one else is willing to pick up). After many years Portsmouth's Clock Tower development still is not built out. What is the realistic demand for retail in your town?

After all this, not one resident in Middletown has enjoyed the windfall of tax revenue these developers have always promised. In fact, my taxes have continued to go UP - significantly while my quality of life goes down.

It is hard for me to comprehend why anyone would want their town to be another Middletown. But then again, I have never understood those that see vacant land as "wasted space", wild animals as "pests", etc., so I expect disagreement. Please just consider Middletown's plight and take pride in your beautiful town before you lose it forever. Drive the extra 5 minutes to get your happy meal next door to me. Just don't toss the wrappers outside your car window and try to keep all 4 wheels on the pavement when exiting the parking lot. Thank you.

Just curious where PS Thayer recieves this vast knowledge of vacant commercial property in Portsmouth, & what criteria is used to assess it's developement.
What is the cost to join the Portsmouth Fiber & Culture Club?
Can you say crumbling roads? Can you say irreplaceable barns at Glen Farm?
I invite PS Thayer to speak with the the Portsmouth Public Works Director, and really learn what we have not done & continue to ignore.
Be advised for every action, there is an equal & opposite reaction.
Please get off the BIG BOX mentality.

The Briggs Farm decision is not over as stated above. This is prime real estate - up the road from established schools where $ pours in from in and out of this town and state, it's at a location with a traffic light, it's just off route 24 and quick access to Bristol Ferry, the town's offices, and industrial park. Here is the issue...as the town folk suggest getting more business in other locations, this real estate becomes more prime. For example, should a manufacturer go into the industrial park and create jobs and tax revenue for Portsmouth, a support business such as a Deli, etc would be prime in this Briggs location since it would support the manufacturing folks and the town. I believe either way, the Briggs location is going to be commercial one day. It's just to valuable of a location.

Every one that is on here pulling the "I shop locally to support our neighbors", I've got a message for you. Don't let me catch you in the drive-thru at Dunkin Donuts, while Dave the owner is a really nice guy, he doesn't live here...so that's not local. And CVS or RiteAid? I don't even have to say it do I.....Your message is duplicitous at best. I would be willing to bet, most of your shopping is done over the bridge, (I know, I've seen the Preserve Ports stickers at S&S Fall River many times) or in Middletown. Buy anything at Home Depot in the last year? Yes? I bet the guy that owns Hadren's wishes you had practiced what you preached. Stop kidding yourselves.

Ms.Thayer, Please review the Portsmouth Zoning Table to be familair with what is allowed in Light Industrial. Then compare this to commercial C-1.
I agree if the rear (Westerly) lot is leagally zoned residential, then that lot should not be changed. We still have an impact fee associated with residential developement of more than one bedroom. I don't see that lot being developed to soon. Island Park is a seaside paradise. Everyone that knows me , knows how I feel about Island Park. I'm not aware of one street that is not in dire need of repair.
A quick quote, It cost approximately $200,000. to repave one mile of road properly.
How long before developers decide not to consider Portsmouth, due to the difficulty to get it approved?

The Comp Plan is a plan that was a direction for the Town to follow. Only problem in Feb 2012,, that plan is at least 10 years + old, & the Town Council is considereing volunteers to review & update the Comp Plan to reflect current economic conditions.
To use/refer to the Comp Plan, written way before the financial meltdown of 2008 is not a logical plan. Most of the Town Councilors have reffered to the plan, but have admitted it needs review & updating to reflect current market development conditions.

IF and I do say if...we keep level funding, and keep to this 4% a year budget growth, Our property taxes will increase by 67% over the next ten years. Now, factor into that neighborhoods like IP, Ports Park and CFP, which will probably be adding sewer usage fees and installation costs....

That means $1000 in prop taxes this year, will be $1667 in ten years...

The commercial development on Russo Rd, off West Main is a 7 lot commercial subdivison. The developer had no idea who was going to buy lots, but did get Planning Board approval. The Board of Review was responsible for issuing the Special Use Permits for what is currently there.
Any developer that is seeking a zoning change may not have a plan due to the expense of creating a plan prior to getting the zoning change. Manufacturing has always been a difficult sell due we are on an Island. Manufacturers need to know they can get their goods to market,off island. Our bridges have also hampered commercial development due to the 18Ton weight limit, a truck getting material in Tiverton, needs to drive through Fall River, Swansea, Warren & Bristol to get materials & equipment on or off our Island.
It's very expensive for developers to do business here, then we add the "process" for permits & approvals. 19,000 people in Town,, 100 show up,, clap like they are at an entertainment venue when they hear a point they like, and they believe they are the majority. Preserve Portsmouth has value ,Promote Portsmouth must have an equal value. Portsmouth is difficult to get developments started due to the rules regulations & time, somebody has to do it!
New business developers will not consider Portsmouth due to the hoops they must jump through,
New RIDEM requirements of OSWTS, it use to be an ISDS or septic system, because we don't have a sewer system. These newer systems start at $30,000.

My idea of manufacturing (which does happen here-Hodge's Badge, Hood Sails, Vanguard) was being used as an example as an expanding business other than large retail. Everyone is shouting retail is the answer to our problems and it is not the golden egg. We will be getting a new bridge soon and tractor trailer trucks will once again be using the bridge. I do not see anyone coming up with new ideas on how to attract, develop, and maintain businesses in our town without compromising our quality of life. Yes developers and builders have to jump through hoops to get things done-that is not unique- that is to protect the town's reputation of attracting quality commerce. Do you truly believe this particular developer had the best interest of the town or only his wallet?Do you want a cheap labor force or a skilled employee that can afford to work and live here? Quality of Business+Quality of Workers=Quality Life.

And to follow up..No one. Not one person on here has said "retail is the answer to our problems"....I will say, it is part of the solution. Sooner or later there will be a developer that won't work with us. We need a balanced approach...and everyone's fear of Big Box's needs to go away.

NIMBY is moronic. and a little elitist too.

Considering I live in Island Park accusing me of being an elitist is an oxymoron. I have used manufacturing as an example and part of the solution too. Everyone has been hell bent on the Briggs property as retail and no one has come up with another idea that will be positive and condusive to the area.

All Views Are Valid. The Briggs property potential developer was attempting to change the zoning of LI to C-1,, I didn't agree with the R going to C1,, it's moot anyway. The developer in very plain words wanted this Council to consider the change.
The developer must be a smart business person & must protect his wallet to be profitable or leave the development un-finished. That doesn't mean they would run rough shod over the Town or the three different Boards that review & approve what is to be built. Please be advised I am well versed & experienced in all details of the above. We need commercial developement, which can include retail, or manufacturing. We need more income/revenve for this Town. Our new Town Administrator is not starting for 2 weeks. The Town Budget this year will be a challenge, due to State cuts and Town services costing more. Preserve Portsmouth must realize that to continue to "clap" for what they don't want, will keep most real developers out of Portsmouth.

I am collecting ideas and information for the PEDC on ways to generate revenue for the town that is mutually beneficial to the taxpayers, the Preserve Portsmouth folks, the open space folks, the developers and existing business owners. We are exploring ways to promote existing businesses and attract new businesses that will complement the ones that are here. Some entities that could be useful to the town would be a hotel, bowling alley, banquet facility, and a multi-purpose function facility. One example to consider would be South County Commons. We are also looking at ways to attract businesses to complement King's Grant. Please visit the PEDC webiste at http://www.portsmouthriedc.com/Revenue.html to send us your suggestions and ideas.

Thank you Ray. I will check it out and pass on some of my ideas for business development.