Planning Board Regular Meeting- Meeting Minutes

Tuesday, November 19th, 2024, 6:00 p.m.

Westerly Town Hall | Town Council Chambers

45    road Street, Westerly, RI 02891

 

A.        CALL TO ORDER –

Chairman O’Neil called the meeting to order at 6:00 p.m.

 

B.        ROLL CALL AND ATTENDANCE -

Mr. O’Neil recognized all board members and staff present

 

Present: Chairman: Matthew O’Neil, Vice Chairman: Christopher Lawlor,

Secretary: Andrew Delisio, Members: John Armstrong, Richard W. Constantine, and Jean Gagnier

 

Absent: Member Justin Hopkins

 

Town Staff Present: Assistant Solicitor for Planning and Zoning: Scott Levesque, Administrative Officer/Town Planner: Nancy Letendre, Minute Taker: Chloe Chenot, and Information Technology: Lanny Fuller

 

C.        APPROVAL OF MINUTES –

October 15th, 2024 - Mr. Armstrong moved a motion to approve the minutes from the October 15th meeting. Mr. Delisio seconded the motion. All board members were in favor, and the motion passed unanimously

 

D.        CHANGES TO THE AGENDA:

 

ITEM E-1 2024-ATC-04- Petition for the Road Abandonment: James Street -

 

Mr. O’Neil proposed the following change to the agenda: to continue discussion on ITEM E-1 2024-ATC-04- Petition for the Road Abandonment, James Street, at the December 17th meeting. Attorney Steven Serdut, with offices at 85 Beach Street, Westerly RI, 02891, was present to speak on behalf of the applicants. Mr. Serdut stated the experts could not be present to speak at this meeting, and the applicants wish to present the completed project when all members are present. The board did not have any further comment on this item. Mr. Gagnier moved a motion to continue December 17th, and Mr. Lawlor seconded the motion. The board was all in favor, and the motion carried 6-0.

 

F.         NEW BUSINESS

 

1. 2022-LMIH-01-Comprehensive Permit - Request for a One-year Extension & Final Plan Review - Dakota Properties LLC Multi-family Residential Development (51 Franklins Street - 111 Wells Street | AP 87, Lots 146 & 147, AP 88, Lots 24 & 25)

 

Town Planner Letendre provided an overview of the application’s history. Attorney Matthew Landry was present to speak on behalf of the applicants. Mr. Landry discussed the two submission requests related to the project: 1) Request for an extension of the combined Master Preliminary Plan approval, and 2) the Final Plan approval of the project. Mr. Landry explained how the extension request would be necessary if the Final Plan was not approved at this meeting. The extension would allow additional permitting to be received, such as the RIDOT alteration permit, and ensure proper eligibility for the applicants to receive tax credits, as the application window opens in January.

Mr. Landry then presented the final plan to the board, for potential approval. Mr. Landry began by discussing improved conditions of the project, which were suggested by the board in a previous discussion of the project. Conditions included: the finalization of an administrative subdivision of the lots, easement agreements between the applicants and Westerly Land Trust, and monitoring agents for the project. Mr. Landry also listed additional permitting, such as Wetlands, Stormwater, and the Department of Transportation, have also been received.

Will Walter, Project Engineer of Benesch Engineering, 120 Hebron Avenue, 2nd Floor, Glastonbury Connecticut, 06033, was present to speak on the landscaping changes to the plan. Mr. Walter explained that as a condition of the Rhode Island Department of Environmental Management’s approval, the applicants were required to include new plantings within the area. Mr. Walter also presented physical design changes, such as the parking from “stacked” parking, to parallel parking, and a change in the curb edge, which would alleviate the potential for neighbor disturbance.

The board asked questions and engaged in further discussion with Mr. Walter and Mr. Landry. Topics of discussion included: Wells Street, wetland buffers, directions of traffic with the property, and traffic concern/control. Mr. Delisio inquired further about the timeline of construction if tax credits are obtained. Marc Pilotte, of Dakota Partners, Inc, 235 Bear Hill Road, Waltham, MA 02451, was present to address Mr. Delisio’s concerns. Mr. Pilotte explained that it could take up to 9 months to close on this application.

Mr. O’Neil opened comments to members of the public, to which there were none. Chairman O’Neil then polled the board on the applicant’s two submission requests. Mr. Gagnier stated that he needed more time to review, as he wanted to ensure he was knowledgeable of all materials. Mr. Landry expressed concern regarding a sense of urgency with the approval of this application, as it is more beneficial to have an approved project when applying for the tax credits. Mr. Delisio was in favor of administrative approval, and both Mr. Constantine and Mr. Lawlor believed all conditions were met.

Mr. Constantine made the following motion, as suggested in the Administrative Officer’s Memo: “The Town of Westerly Planning Board approves the Final Plan, for Southpoint Commons (109 Wells Street & 51 Franklin Street | Assessor’s Map 88, Lots 24 & 25) in accordance with the application and supporting materials including the Plan titled; “SOUTHPOINT COMMONS, 111 Wells Street, Westerly, Rhode Island, Submitted for Permit”; October 28, 2024, prepared for Connolly and Partners, LLC & Dakota Partners Inc.; by Alfred Benesch & Company, Glastonbury, CT, William Walter PE; and Architectural Plans titled ‘Southpoint Commons,” dated November 14, 2022, prepared by Ed Wojcik, AIA”. Mr. Levesque stated the Planner’s memo was marked as Board’s Exhibit 1. Mr. Lawlor seconded the motion. Mr. Lawlor, Mr. Delisio, Mr. Constantine, Mr. Armstrong, and Mr. O’Neil were in favor of the application. Mr. Gagnier abstained. The motion passed, 5-1.

 

 

2. 2024 LMIH-06 - Comprehensive Permit - Preliminary Plan Review - 116 High Street Residential Conversion (116 High Street | Assessor’s Maps 57, Lot 63)   (Administrative Officer’s Memo)

 

Mr. Gagnier was recused from the meeting at 6:29 p.m.

 

Anthony Nenna, of On-Site Engineering, INC, 3 Crestview Drive, Westerly, RI, 02981, was present to speak as an engineer on this application. Mr. Nenna introduced Cameron Nigrelli, architect of Azzinaro Architects and Associates, as well as Joseph Luzzi, partner of J&C Luzzi Homes, 35 High Street, Apt 3, Westerly RI, 02891.

Mr. Nenna provided an overview of the site plan, describing the history of the building, its prior use, and the surrounding properties. The building is to be turned into 29 1-bedroom residential apartments. Mr. Nenna explained the parking and traffic changes to the building. Parking would include thirteen parking spaces on-site, and an agreement at the church for off-site parking, arranged by the previous owner. Mr. Nenna also acknowledged a prior agreement with the Town, and the sewer system of the property will now be diverted to an underground filtration system, as the C&E study conducted by the Town showed it supported residential use. Mr. Levesque marked the graphic Mr. Nenna presented as Exhibit 1. Mr. Delisio requested further clarification on the proposed parking, as he did not think off-site would be as desirable amongst residents of the property. Joseph Luzzi further explained the on-site parking is determined per unit. The board and applicants further discussed the application’s draining, average water use, and parking.

            Cameron Nigrelli, architect of the project, proposed the design plans for the project. Mr. Nigrelli explained how the Westerly Education Center currently leases half of the first floor, and that it will later be turned into additional units once the lease expires. Mr. Nigrelli then outlined the building’s handicap and ADA accessibility accommodations, such as a ramp surrounding the property, and various handicap accessible units phased into the levels of construction. Ms. Letendre suggested Mr. Nigrelli adjust the layout of the plan, to ensure all units can get adequate natural lighting. Mr. Nigrelli stated he can make adjustments and provide an updated sketch of the plan at the December 17th meeting. Additional topics of discussion included: laundry facilities, resident storage spacing, integration of the LMI units, construction phasing, garbage disposal, tenants, parking, landscaping, and drainage and stormwater system.

The board opened comment to the public, to which there was comment. Louis Gaccione, of 26 West Street, Westerly, RI 02891, spoke against this application. He believed there was already a parking issue in the area and was concerned where all tenants and potential visitors would park comfortably. Mr. Gaccione also expressed concern regarding the sewerage, as he does not believe it can withstand residential use. Mr. Gaccione suggested the board visit the property before making a decision. No other members of the public were present to speak on behalf of this item.

Upon no further discussion from other members of the public, the board was polled for discussion. Mr. O’Neil asked Mr. Nigrelli to provide a revised plan ready to present for the December 17th meeting. Mr. Lawlor requested Mr. Nigrelli draft a layout of the church parking lot for the next meeting and suggested an on-site visit of the space. Mr. Armstrong moved a motion to continue the public hearing and discussion of the item at the December 17th meeting. Mr. Delisio seconded the motion. The board was all in favor, and the motion carried unanimously

 

G.        ADMINISTRATIVE OFFICER’S REPORT

 

1. Development Projects Status Report –

 

The board engaged in discussion on current projects in review

 

H.        ASSISTANT SOLICITOR FOR PLANNING AND ZONING’S REPORT

 

Mr. Levesque provided an overview on pending litigation

 

I.          FUTURE AGENDA ITEMS & BOARD QUESTIONS

 

1)      Mr. Gagnier suggest the board revisit the sewer capacity letter to Town Council

2)      Mr. O’Neil suggested the board review the CIP spreadsheet and provide any feedback to Ms. Letendre, so it can be included in her letter of support

3)      Mr. O’Neil suggested prioritizing the review and approval of ordinances

4)      Mr. Lawlor suggested the board add a future agenda items/progress report section to the meeting agendas. Ms. Letendre suggested adding a progress report within her Administrative Officer’s Report

 

J.         CONFIRMATION OF QUORUM OR NEXT MEETINGS

1.      December 3rd, 2024, Special Meeting at 6:00 p.m. - Mr. Gagnier, Mr. Constantine, Mr. Lawlor, Mr. O’Neil, Mr. Delisio, and Mr. Armstrong will all be present. Mr. Hopkins’ attendance is tentative

2.      December 17th, 2024, Regular Meeting at 6:00 p.m.- Mr. Gagnier, Mr. Constantine, Mr. Lawlor, Mr. O’Neil, Mr. Delisio, and Mr. Armstrong will all be present. Mr. Hopkins’ attendance is tentative

 

K.        ADJOURNMENT –

Mr. Armstrong motioned to adjourn the meeting at 7:57 p.m., and Mr. Constantine seconded. All board members were in favor, and the motion passed unanimously. The meeting was adjourned at 7:57 p.m.

 

Next Regularly Scheduled Meeting- December 17th, 2024- 6:00 p.m.

 

 

 

 

SUBMITTED BY CHLOE CHENOT ON 12/6/2024.

APPROVED BY VOTE OF THE BOARD ON 12/17/2024.