Kobeissi Realty Corp. came before the Warwick Planning Board on Oct. 8 seeking preliminary plan approval and zoning relief for a retail gas station and convenience store at the intersection of Post Road and Warwick Avenue.

This wasn’t the first time this applicant has come before the board. On Oct. 9, 2024, almost exactly one year previously, the applicant received master plan approval from the board. Since then, it has received the required permits from the state Department of Environmental Management and Department of Transportation.

The plan involves merging three lots on the southwest corner of the intersection to create a single lot totaling about 31,265 square feet. The property is in a General Business Zoning District. The zoning variances requested were the following: Special Use Permit, front yard setback, drive-thru access lane, side-yard setback, dumpster enclosure and landscape less than required landscape buffer.

Philip Henry, an engineer from Civil Design Group LLC, representing the applicant, gave a brief presentation to the board.

“The site’s about three-quarters of an acre, so it’s a fairly small site,” said Henry. “The reason why we’re requesting some of those special variances is because of the uniquely shaped lot.”

Henry said the lot is shaped like a bowtie, which presented challenges with designing the development.

Part of the plan includes a convenience store with a “small coffee shop” including a drive-through lane wrapping around the building’s rear. It is unconfirmed what specific franchise of gas station and coffee shop would be constructed on the site.

Board member Tammy Bouchard-Baker voiced concerns about noise from ordering at the drive-through annoying abutters, a worry that was echoed by Vice Chair Kevin Flynn. However, Henry noted the vinyl fence in the plans to block any noise pollution from the backyards of homes on Crossing Court.

Maureen Lapatin, project manager with Bowman Consulting, said that the initial traffic assessment of the drive-through showed fewer than 100 additional new trips per day, the DOT threshold for conducting a more in-depth study. Lapatin said the assessment showed “generally a low number of new trips to the roadway network.”

The Planning Board unanimously approved the zoning relief and the preliminary plan. Planning Director Tom Kravitz made added one stipulation that the property owners will obtain a police detail for Post Road if the drive-through line overflows into the street. The applicant agreed.

“Overall the plan was received very well,” Kravitz said after the meeting. “It’s a blighted sight … it’s a good opportunity to freshen that site up.”

Kravitz said the site formerly held a gas station and said that he received confirmation from the Department of Environmental Management that the site had been properly remediated.

One neighbor who resides nearby on Gavel Avenue is concerned about flooding near the site on Post Road. However, Kravitz said that having this business on the lot will decrease runoff into the street because it will mostly be contained on the property with curbing and underground stormwater infrastructure.

“It will only help in that regard,” Kravitz said.