Planning Board – Meeting Minutes
Tuesday, April 5, 2022 - 6:00 p.m.

Westerly Town Hall | Town Council Chambers 45 Broad Street, Westerly, RI 02891

 

A. CALL TO ORDER –

Mr. Hopkins called the meeting to order at 6:01 p.m.

 

B. ROLL CALL AND ATTENDANCE

 

Members present:           Chair Justin M. Hopkins, IV, Vice Chair Richard W. Constantine, Secretary Christopher K. Lawlor, and Members Joseph M. Montesano, Andrew Delisio, Kevin Lowther, and Member Tabitha Harkin

 

Members absent:             None.

 

Staff present:                   Assistant Solicitor for Planning & Zoning Atty. Scott Levesque, Town Planner Nancy Letendre, Principal Planner Alyse Oziolor, Information Technology Technician Lanny Fuller, and Minute Taker Stephanie J. LaSota

 

Town Council Liaison Phillip M. Overton was absent.

 

C. APPROVAL OF MINUTES

 

1. March 1, 2022 Special Meeting – Mr. Lawlor made a motion to approve as presented the March 1, 2022 Planning Board meeting minutes. Mr. Montesano seconded the motion. The motion CARRIED by unanimous vote with an abstention by Mr. Constantine who was absent from the March 1 meeting.

 

D. CHANGES TO THE AGENDA

Review, discussion, and possible action by the Planning Board on changes to the agenda, including known continuances and the order in which items will be heard.

 

Ms. Letendre reviewed that items E.1. Zoning Ordinance Revisions and F.1. Housing Network of Rhode Island/Community Housing Land Trust of RI would no longer be on the agenda this evening. Item F.1. is rescheduled for the April 19 Planning Board meeting at 6:00 p.m. Planning case 2022-ATC-01: Bradford School Property is the only remaining business item under new business.

 

E. OLD BUSINESS –

There was no old business to discuss.  

 

F. NEW BUSINESS

 

1. 2022-ATC-01: Bradford School Property – Recommendation to Town Council (15 Church Street | AP 33, Lots 105 & 98) Review, discussion, and possible action and/or continuation to a future meeting by the Planning Board on request from the Town Council for Recommendation on potential future uses for and possible sale of the Bradford School Property.

 

Ms. Oziolor reviewed that the Bradford School was on the Planning Board’s agenda in January but removed at the request of Town Council so additional information could be gathered. Since January, the Town Council has discussed the property’s potential uses and sale with the Town solicitor. The Town Council has asked the Planning Board to review the property and determine whether it has ceased to be suitable for public use and what the best use of the property would be. Ms. Oziolor noted a template motion in the Planning staff memo to the Board if members feel they have enough information to make a recommendation to the Town Council tonight. She said the Town Council has also shared their opinion on what to do with property, along with the Zoning Official’s opinion.

Mr. Lawlor commented on the facility based on his in-person tour with Recreation Department staff. He noted safety concerns with broken windows and some missing floor and ceiling tiles. He noted the gym and cafeteria appear in good condition. He commented that the Bradford School received insurance company funds to fix an area where pipes burst, but it does not appear it was remediated. Mr. Lawlor said it seems that since the school closed, the Town has neglected to care for the property as it should have. He recommended the Town retain the school building and not tear it down or sell it. There are additional uses it could be used for and there is a letter from the Recreation Department endorsing its continued use, he said. Mr. Lawlor has determined that the parcel has not become unsuitable for public purposes and has not ceased to be needed for public use.

Mr. Montesano commented on a 1984 recreation grant received and wondered if that restricted any actions for the property. Atty. Levesque stated that the Town solicitor determined that the restrictions imposed should not be an impediment to the sale or reuse of property. Mr. Montesano asked for that legal opinion in writing from the Town solicitor.

Mr. Lowther said he was not able to be there in person to see the site in its present state, but he did attend after school programs there and emphasized its community value. Mr. Lowther noted Westerly’s history of struggling with how to manage community spaces. He said if the Bradford School is retained, it must also retain community services for the Bradford population.

Mr. Delisio said there are no specific uses for the property right now and the expense is too great to justify maintaining it when there are nearby existing outdoor recreation areas.

It was discussed that about 600 Westerly residents use the Bradford School for various purposes. The maintenance of the property comes from the municipal budget. Mr. Constantine noticed on his tour of the facility that much of it was in good shape, but it appears not much funding has been invested in it. He asked if a study of the property has been completed, besides the conditions reported in the staff memo. He said the Westerly Comprehensive Plan calls for community plans and there seems to be no plan for the school. Ms. Letendre said she would like to discuss a Bradford community plan with the Planning Board and Bradford community in the upcoming fiscal year as the State designated the village as a potential growth center. She said they will discuss next year’s priorities during June’s annual report. Mr. Constantine said given the fact that as the cost of demolition is unknown, that the Planning department is encouraging community plans, that Bradford lost a school five years ago, and is using the facility for programs, it is premature to demolish the school or sell it. He suggested the community be given the opportunity to decide. Mr. Hopkins said there was a similar discussion about the Tower Street School Community Center and there was a recommendation given by the Planning Board that was not heeded by the Town Council. He added that the Board needs a better understanding of the cost for the maintenance of the facility and the programs at the building.

William Aiello, of 79 Church Street, told the Planning Board he appreciated their thoughtful comments about the Bradford School. He submitted a petition from Westerly citizens to keep the Council from selling the property. He said the property is two lots: one donated for the purposes of a school and the other for recreation. Mr. Aiello also noted that the building is a contributing structure on the National Register of Historic Buildings as of April 9, 1996, and that it should still be valid. He said it is regularly used by the Township and regionally depending on the programs. Mr. Aiello said the school has potential to add programming but the Town needs to designate funds for a new roof as there have only been temporary patches. He noted a community health worker is assigned to the area and operates from the Bradford School. He said the playground on Bowling Lane is dedicated to a small area and not for wider community use, plus there is no parking. Mr. Aiello urged the Town to create a long-term vision for the building. Mr. Aiello said he used to work and volunteer in Bradford and other schools. He noted that the plywood in the windows that Mr. Lawlor referenced is there because air conditioner units use to be in the windows and that is a simple fix. He commented extensively on the building’s maintenance history. During a March 30, 2022 Finance Board hearing, Town Manager Shawn Lacey mentioned there is $68,000 left in an account for the school from an insurance claim. Mr. Aiello said there are also grant funding opportunities that will not impact taxpayers and this project fits perfectly for ARPA (American Rescue Plan Act) funding as it deals with quality of life. Mr. Aiello said the Bradford School is the only public facility in that entire section of Town. He urged the Town to follow the Comprehensive Plan, which calls for community planning. He hopes the Town Council will heed the Planning Board’s comments and recommendations.

Bruce Miner, of 71 John Street, said he went to the Bradford School in the 1960s. He thinks it is important to keep facilities for the children and agreed with Mr. Aiello’s comments. Mr. Miner helped get dozens of signatures on the petition to keep the school, he said, and he thanked the Planning Board for their positive commentary.

Ms. Harkin thanked the public for their comments. She noted there may be some other options on the table that are not listed in the staff memo and the Town needs a vision for the density of the property. She does not see a clear vision that has been studied to allow the Planning Board to decide the future of the property tonight.

Mr. Constantine said not only is there no vision for the facility, but the Bradford community has not been represented, which is critical. Mr. Hopkins polled the Board to see if more information was needed. Mr. Constantine said it would be helpful if the Planning Department could let them know how long it would take to do a study and who would be involved. Ms. Letendre said if she was given time, she could provide a clear recommendation for the building and its uses. Mr. Hopkins mused that if the Town does not adopt a wider lens for how to utilize Town-owned property, it could live to regret their decisions. He shared his experience as a coach for a non-profit youth sports team being unable to find local community space to hold practices. His team was forced into the private market with the difficulties of finding affordable space.

There was further conversation on how the Planning Board should proceed with their recommendation to Town Council. There was a consensus that the Planning Board needs to know the operational maintenance costs for the Bradford School, the fiscal impact of keeping it, what insurance funds exist for repairs, how the building could be repaired at what cost, a written legal opinion that the sale is allowed despite a previously received Department of Interior grant, the valuation of the community use of the property, and the existing programming available at the facility. Ms. Letendre requested Mr. Aiello send the Planning Office information on the Bradford citizens group, their activity, and their opinion on the Bradford School to be included in the record for the Planning Board’s reference for ongoing projects. Mr. Hopkins suggested they also include an opinion on the school from the Recreation Board and the Economic Development Commission (EDC). The October 2021 correspondence from the Recreation Board is already included in the record. Mr. Hopkins recommended discussing this business at the next special meeting. Ms. Letendre said that meeting will be a May 3 joint meeting between the EDC and Planning Board. Mr. Lawlor added that the Planning Board should also have a list from the community and Recreation Department of what programs or services could be accommodated if the building were better maintained. He also asked for information about the existing community health services offered. Mr. Lawlor noted that The Westerly Sun published that the Town Council has already authorized the Town Manager to begin to market the property. Ms. Letendre suggested the Board come to an agreement and draft a letter responding to this Town Council action.

Mr. Lawlor made a motion that the Planning Board Chair draft a letter to Town Council asking that they delay the marketing of the property to allow more information to be gathered, including all the listed items requested at the April 5 Planning Board meeting. Mr. Constantine seconded the motion. The motion CARRIED by unanimous vote with no abstentions.

Mr. Lawlor made a motion to continue the Bradford School discussion to the May 3 Planning Board meeting. Mr. Delisio seconded the motion. The motion CARRIED by unanimous vote with no abstentions.

 

G. ADMINISTRATIVE OFFICER’S REPORT –

There was no report.

 

H. ASSISTANT SOLICITOR FOR PLANNING AND ZONING’S REPORT –

There was no report.

 

I. CONFIRMATION OF QUORUM FOR NEXT REGULAR MEETING

 

1.      April 19, 2022 Regular Meeting Members of the Planning Board are asked to notify the Administrative Officer if they will not be present at the next special meeting. The following topics are anticipated to be discussed:

 

· Burger King DPR Application

 

· Harbor Ridge – Preliminary Plan

 

· Zoning Amendments Discussion

 

Ms. Letendre reminded the Board that May 3 is a joint meeting with the EDC that will feature a Route 1 corridor study presentation at 5:30 p.m. The June 7 meeting will also be with the EDC and include discussion on the Downtown stormwater infrastructure project at 5:30 p.m. Mr. Lawlor made a motion to add the June 7 special meeting to the Planning Board calendar. Mr. Montesano seconded the motion. The motion CARRIED by unanimous vote with no abstentions.

Ms. Letendre noted that a public workshop to discuss Route 1 is planned for June 16. A Downtown event will be held June 25 and 26 and highlight the green stormwater infrastructure project. She anticipates a completed master plan for the project by July 18.

 

J. ADJOURNMENT –

Mr. Lawlor made a motion to adjourn the meeting at 7:23 p.m. Mr. Constantine seconded the motion. The motion CARRIED by unanimous vote with no abstentions.

 

Respectfully submitted,

 

 

Stephanie J. LaSota

Minute Taker

 

Approved by vote of the Board on May 3, 2022