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TOWN OF WESTERLY
Zoning Board Regular Meeting- Meeting Minutes
Wednesday, June 11th, 2025
Westerly Town Hall | Town Council Chambers
45 Broad Street, Westerly, RI 02891
Members Present: Chair Larry Cioppa, Vice Chair Dawn Robinson,
Members: Larry Burns, Alan Martone, Lori Moore (Alternate – acting as full member), and Leonard Saponare (2nd Alternate)
Absent: Member Jeffrey Russo
Staff Present: Administrative Zoning Official Martin Loiselle, Solicitor for Planning and Zoning: James Murphy, Minute Taker Chloe Chenot,
and Information Technology Lanny Fuller
A. CALL TO ORDER: Mr. Cioppa called the meeting to order at 6:00 p.m.
B. ROLL CALL:
1. Mr. Cioppa introduced the board and read the Zoning Rules of Procedure into record.
C. CONTINUED BUSINESS/PUBLIC HEARINGS: Consider, discuss, and act upon
1. Shelter Harbor Holdings, LLC, 10 Wagner Road, AP ‘125’ Lot ‘042’, is seeking a Special Use Permit to expand a legally non-conforming use to construct a 557 square foot addition to the existing structure to create additional space for the existing dining area. Pursuant to (§260-34) Special Use Permits, and (§260-32 (D) Nonconformance)
Mr. Martone motioned to move discussion of this item to the July 9th meeting, and Ms. Moore seconded the proposed motion. The board was all in favor, and the motion passed unanimously. This item will be continued to July 9th.
D. NEW BUSINESS/PUBLIC HEARINGS:
1. Cameron Banks, 53 Pleasant St, AP ‘46’ Lot ‘114’, is seeking a 19.5’ front yard setback variance to construct a 22’x31.5’ second story to the existing garage to accommodate a two-bedroom accessory dwelling unit pursuant to RIGL 45-24-37(e), and (§260-33) Dimensional Variance
Mr. Martone motioned to open the public hearing of this item, and Ms. Moore seconded the motion. The public hearing was opened at 6:06 p.m.
Administrative Officer Loiselle read the narrative of the project and stated that the Zoning Department supports the application.
Jack Banks, father of the property owner, was present to speak on behalf of the applicant. Mr. Banks explained that his son plans to live in the proposed structure above the existing garage with his fiancé, and the variance is necessary to provide a livable space. The board did not have any further questions for the applicant. There were no members of the public present to speak on this item.
The board was polled at 6:12 p.m. to discuss. All board members were in favor of approval and were satisfied with the materials as presented. Ms. Robinson moved a motion to close the public hearing, and Mr. Martone seconded the motion. The board was all in favor, and the hearing was closed at 6:13 p.m.
Mr. Martone provided a summary of the application and discussion from the public hearing. The board granted administrative authority to the Zoning Official to approve further nonmaterial modifications to the approved plans. Mr. Martone then motioned to approve a 19.5’ front yard setback variance for a two-bedroom accessory dwelling unit above an existing garage at 53 Pleasant Street, pursuant to Rhode Island General Laws 45-24-37(e), Section §260-33 “Variances”, and §260 Attachment-10 “Schedule of Dimensional Regulations” of the Town of Westerly Ordinance, without conditions. Ms. Robinson seconded the motion. The board was all in favor, and the motion carried unanimously. The variance was granted.
E. APPROVAL OF MINUTES:
The board reviewed the minutes from the May 14th meeting. There were no further revisions to the draft minutes. Ms. Robinson moved a motion to approve the minutes as submitted, and Mr. Martone seconded the motion. The board was all in favor, and the minutes passed unanimously.
F. NEW BUSINESS/PUBLIC HEARINGS:
1. Brian Busconi, 30 George St, AP ‘77’ Lot ‘138’, is seeking a 0.61’ side yard setback variance to construct a second floor to the existing single-family residence. (§260-33) Dimensional Variance.
Administrative Officer Loiselle provided a summary of this item and stated that the Zoning Department supports the application.
Matthew Williston, licensed architect of Tidal Build, represented this item on behalf of the property owners, Brian and Karolyn Busconi. Mr. Williston reviewed the architectural plans for the project and addressed a privacy concern received from the neighboring property.
Public comment was opened at 6:31 p.m. Bonnie Bross Van-Ingan, 32 George Street, Westerly, RI 02891, spoke against this application. William Van-Ingan, 32 George Street, read a statement detailing his family’s privacy and property visibility concerns, raised by this project. Mr. Williston and Ms. Robinson addressed the public comments. The board then engaged in discussion, and suggested resolutions to alleviate the privacy concerns, such as removing the window, adding a privacy film, changing its shape, and adjusting the size. It was suggested that a condition of approval be added for the applicants to install a privacy film. Max Heerlein, builder and business partner of Tidal Build, added to discussion that he believes they have been conservative with the property’s design, and that the application is currently under design requirements.
Mr. Cioppa polled the board at 6:50 p.m. to vote on this matter. The board was all in favor of approval, and there were no additional questions. Ms. Robinson motioned to close the public hearing at 6:51 p.m., and Mr. Martone seconded the motion. The board was all in favor, and the motion carried unanimously. The public hearing was closed.
Ms. Moore provided a summary of the application and discussion from the public hearing. The board granted administrative authority to the Zoning Official to approve further nonmaterial modifications to the approved plans. Ms. Moore then motioned to approve a 0.61’ side yard setback variance to construct a second floor on the existing 832 square foot single-family ranch, at 32 George Street, pursuant to Section §260-33 “Variances” and §260 Attachment-10 “Schedule of Dimensional Regulations” of the Town of Westerly Zoning Ordinance, with no conditions. It was added that the property owners could install a privacy film, only if they choose to do so. Ms. Robinson seconded the motion. The board was all in favor, and the motion carried unanimously. The variance was granted.
2. Graeme Bennie, 31 Cove Road, AP ‘143’ Lot ‘72’, is seeking a 3’ front yard setback variance, and 11.3’ corner-side yard setback variance to remove the existing wooden deck and replace with an enclosed addition (14’x30’) to the principal dwelling. (§260-33) Dimensional Variance.
Administrative Officer Loiselle provided a summary of this item and stated that the Zoning Department supports the application.
Helen Saxon, and Greg Beannie, property owners of 31 Cove Road, Westerly, RI 02891, were present to speak on this application. The applicants explained that they are seeking a variance request to increase living space in their current home. The proposed addition would accommodate for visiting extended family, as well as the addition of a proper dining area, which the applicants have not had since they purchased the property.
No members of the public were present to provide comment. The board was polled at 7:04 p.m. to discuss. All board members were in favor of approval, and there were no additional questions for the applicants. Ms. Robinson motioned to close the public hearing of this item, and Ms. Moore seconded the motion.
Mr. Burns provided a summary of the application and discussion from the public hearing. The board granted administrative authority to the Zoning Official to approve further nonmaterial modifications to the approved plans. Mr. Burns then motioned to approve a 3’ front yard setback variance, and 11.3’ corner-side yard setback variance to demolish the existing deck and construct with an enclosed addition (14’x30’) to the principal dwelling, pursuant to Section §260-33 and section §260 attachment-10 “Schedule of Dimensional Regulations” of the Town of Westerly Zoning Ordinance. Mr. Martone seconded the motion. The board was all in favor, and the motion carried unanimously. The variance was granted.
G. APPLICATIONS DECLARED COMPLETETE: Waivers granted and scheduled for public hearing. Informational only, no action to be taken.
1. Town of Westerly – Wastewater Treatment Facility, 87 Margin Street, AP ‘86’ Lot ‘55’, is seeking a 54’ residential zone setback request for the installation of two (2) aeration tanks to accommodate the nitrogen reduction upgrades. (§260-33) Dimensional Variance
H. STAFF COMMENTS: There was no discussion
I. ADJOURNMENT:
Mr. Cioppa entertained a motion to adjourn the meeting at 7:11 p.m. Ms. Robinson moved the motion, and Mr. Martone seconded. The board was all in favor, and the motion passed unanimously. The meeting was adjourned at 7:11 p.m.
Next Regularly Scheduled Meeting- July 9th, 2025, at 6:00 p.m.
Submitted by Chloe Chenot on 7/1/2025