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Planning Board – Meeting Minutes
Tuesday, August 20, 2024 - 6:00 p.m.
Westerly Town Hall | Town Council Chambers
45 Broad Street, Westerly, RI 02891
A. CALL TO ORDER –
Mr. Constantine called the meeting to order at 6:01 p.m.
B. ROLL CALL AND ATTENDANCE
Members present: Vice Chair Richard W. Constantine, and Secretary Andrew Delisio, Members Matthew O’Neil, Christopher K. Lawlor, John Armstrong, and Jean Gagnier, and Auxiliary Member Karen Lentz Madison
Members absent: Chair Justin M. Hopkins
Staff present: Assistant Solicitor for Planning & Zoning Atty. Scott Levesque, Town Planner Nancy Letendre, Information Technology Technician Lanny Fuller, and Minute Taker Stephanie J. LaSota
C. APPROVAL OF MINUTES
1. May 21, 2024 – Mr. Delisio made a motion to approve as submitted. Approved with abstentions from Mr. Lawlor and Mr. Constantine.
2. July 16, 2024 – The Board discussed changes to the minutes. Mr. Gagnier made a motion to continue the July 16, 2024, Planning Board meeting minutes to the next regular agenda. Approved.
D. CHANGES TO THE AGENDA –
The Board reviewed, discussed, and upon a motion made by Mr. Gagnier, the following changes were made to the agenda.
• New Business will be considered before Old Business.
• New Business item F.4. will be considered first.
F. NEW BUSINESS
4. 2024-ATC-03 – Petition for Road Abandonment At the request of the Town Manager and the need for further information. Mr. Armstrong made a motion to table this item. Mr. Lawlor seconded the motion. There was a brief discussion. The motion CARRIED by unanimous vote.
1. 2024-MJLD-02 – Pre-Application – Major Land Development – Sell It Holding Co 5 LLC (82-92 Airport Road | Assessor’s Map 118, Lot 19) The Planning Board engaged the applicant in a discussion of the proposed project, asked questions and provided feedback. The Chair asked for public comment. There was none.
2. 2024-LMIH-02 – Preliminary Plan – Comprehensive Permit – Sandpiper Landing Development (4, 12, 18 Chamber Way & 92-98, 100 Post Road | Assessor’s Maps 109 & 110, Lots 21-23, 34, 35)
Mr. Lawlor made a motion to open the public hearing at 6:46 p.m. Mr. Armstrong seconded the motion. The motion CARRIED by unanimous vote with no abstentions. The agenda item was introduced by Ms. Letendre.
Attorney Jeffrey F. Caffrey, Esq., of Resnick & Caffrey, PC 300 Centerville Road Summit West, Suite 300 Warwick, Rhode Island, was present on behalf of the application. He introduced project engineer, Sergio Cherenzia, professional planning consultant Edward Pimentel, landscape architect Brian Muoio, and the traffic engineer Paul Bannon. Joseph Catelli, principal of Shoreline Properties, Inc. 400 South County Trail, Ste. A207, Exeter, was also present. The proposal was to develop 38 two- bedroom units, of which 10 would be low and moderate income (LMI) units. Mr. Cherenzia described the layout of the project and the site improvements, extension water main through Chamber Way, submissions to RIDEM. Of note: a cemetery exists on the parcel and will require the maintenance of a 25-foot buffer. FAA application has been submitted.
Anticipated site changes were described. Some adjustments were made to the wetland flags and no build buffer, location of structures closer to the roadway, cul-de-sac reconfigurations were explained.
ARB recommendations will be incorporated.
Mr. Pimentel was accepted as a planning expert and testified on the merits of the plan , the needed LMI housing units and the almost complete adherence to regulatory requirements requiring minimal relief.
Mr. Bannon provided expert testimony regarding traffic. Mr. Muoio, landscape architect with offices at 1075 Scituate Avenue, Cranston, described the landscape plans for the site.
Upon questioning, Mr. Cherenzia explained the FAA application is under review and may take up to 60 days. Mr. Armstrong requested additional consideration be given to ensure equal distribution of the LMI units.
There was further discussion about landscaping, retention basin maintenance and stormwater protocols, and septic plans. Mr. Gagnier requested that potential occupants be made aware of the air traffic in that area. There was further discussion on the distribution of LMI units within the project and the timeline of project phasing.
Mr. Constatine asked for public comment. There was none.
Atty. Levesque assumed that the deadline for the decision will extend to the end of the next meeting and asked for the applicant’s permission to extend that deadline. The applicant had no objection. Mr. Cherenzia reviewed the outstanding documents and steps needed. Mr. Caffrey confirmed Mr. Gagnier’s request that a septic management system and plan be written into the homeowners association documents, and that airport traffic disclosure be incorporated into any sales agreements.
Mr. O’Neil made a motion to continue the application to the next regular meeting in September. Ms. Lentz Madison seconded the motion. The motion was CARRIED by a unanimous vote.
The Planning Board called a recess and reconvened the meeting at 8:34 p.m.
3. 2024-LMIH-03 – Preliminary Plan – Comprehensive Permit – Habitat for Humanity off Robin Hollow Lane – (Assessor’s Map 114-96, Lots 2-11 & 15)
The agenda item was introduced by Ms. Letendre.
Attorney William Nardone, with offices at 42 Granite Street, Westerly was present on behalf of the applicant, along with Project Engineer Molly Titus, Habitat for Humanity representative Colin Penny, Dan Warner, and John Shevlin, professional engineer from Pare Corporation.
Ms. Titus shared her credentials and described the plans for the site.
Mr. Armstrong made a motion to open the public hearing at 8:53 p.m. Mr. Gagnier seconded the motion. The motion CARRIED by unanimous vote.
Mr. Penny, the executive director of South County Habitat for Humanity Rhode Island provided an overview of the organization and the specifics for the Hickory Knoll project. Dan Warner, director of construction for South County Habitat for Humanity, described the building project, which has a 20- month construction timeline.
John Shevlin, of Pare Corporation, testified as an expert, to traffic impact analysis, describing the findings from the study. There was discussion about the potential number of residents and cars, the study and conditions including the line of sight. Discussion turned to speed and road safety. It was confirmed that the road into the development would be private and the responsibility of the homeowner’s association. There was further discussion on parking rules and the cul-de-sac.
There was also discussion of the site’s location in the aquifer protection overlay district, the management of septic tanks. Mr. Constantine asked for public comment.
Charles Hollin, of 15 Robin Way
Maria Algiere, of 33 Robin Hollow Lane
Brian Thomas, of 17 Robin Way
Tony Giuliani, of 31 Robin Hollow Lane
Jessie Bewlay, of 77 Old Post Road
Brian Mastera, of 12 Robin Hollow Lane
Philip Mason, of 7 Robin Way
Diane Masera, of 12 Robin Way
Rose Matera , of17 Robin Way
Concerns relevant to this review were centered around traffic safety along Robin Hollow Road. Speed enforcement, site distances, and marking of lanes were suggested along with the introduction of a second means of access off of Old Post Road. Other concerns expressed were impact on the environment by the community septic systems. Also present in support of Habitat for Humanity were Austin Menta, and Debra Burn.
Mr. O’Neil asked Ms. Titus to address the suggestion of a second access. Ms. Titus showed a 75-foot no-touch buffer zone, which would require a significant alteration permit from RIDEM. She said they would not qualify since there is another access to the site. There was further on the wetland buffer.
Rich Morrisey, a member of the Board of Directors for Habitat for Humanity, recognized the Town’s obligation to build safe communities and the need to look at traffic control to slow down cars. Mr. Penny responded there is a need to increase in housing density and this discussion of other common concerns in advance of development is good and a sign that a community may integrate better.
The Planning Board discussed how to proceed. Ms. Letendre suggested the applicant have a conversation with the Town Engineer about Robin Hollow resurfacing and safety matters.
Mr. Armstrong made a motion to continue the public hearing to the September 17 Planning Board meeting. Mr. Lawlor seconded the motion. There was discussion on further preparations for next meeting. The motion CARRIED by unanimous vote.
E. OLD BUSINESS
1. Planning Board Annual Report for FY 2023-24 There was discussion on the revised report. Mr. O’Neil made a motion to accept the report as revised and forward it to Town Council. Ms. Lentz- Madison seconded the motion. The motion CARRIED by unanimous vote.
2. 2024-RFI-01 – Planning Board Discussion Utility Availability There was discussion on utility availability. Mr. Armstrong made a motion that the Jacobs Report dated June 21, 2024, be entered into the record, and forwarded formally to the Town Council. Mr. Gagnier seconded. There was discussion regarding, the list of new development already approved and pending, clearly worded request to the Town Council for action, and how to handle development applications. Ms. Letendre said the Board could grant approval subject to sewer availability. There was further discussion about Town responsibility and the effect on their decision-making process. The Board intends to relay to the Town Council, Jacobs’ recommendation of “no more sewer connections”, inform the Town Council that the Planning Board will be required to approve future development applications conditionally on sewer capacity availability, and suggest immediate attention be given to the sewer ordinance about the timing of this information during the sewer permit process. Mr. Armstrong volunteered to write a letter, consulting with other members before returning to the Planning Board for approval. , and provide it to Ms. Letendre who will forward it with the Jacobs report through the Town Manager. The motion CARRIED by a vote of 6-1.
G. ADMINISTRATIVE OFFICER’S REPORT
1. Development Projects Status Report was received by the Planning Board.
2. Announcement - Call for Interest: Congress for New Urbanism Legacy Projects was received.
It was reviewed that Mr. Armstrong renewed his Board membership and Ms. Lentz-Madison retired as of this meeting. Mr. O’Neil was reminded that his term ends in 2028.
H. ASSISTANT SOLICITOR FOR PLANNING AND ZONING’S REPORT
There was an update on a self-storage application appeal.
I. FUTURE AGENDA ITEMS & BOARD QUESTIONS
J. CONFIRMATION OF QUORUM FOR NEXT MEETINGS
1. September 17, 2024, Regular Meeting at 6:00pm – Mr. Armstrong will be absent.
2. October 15, 2024, Regular Meeting at 6:00pm – TBD
3. November 5, 2024, Special Meeting at 6:00pm – CIP discussion
I. ADJOURNMENT –
Mr. Armstrong made a motion to adjourn the meeting at 11:31 p.m. Mr. O’Neil seconded the motion. The motion CARRIED by unanimous vote.
Respectfully submitted,