Minutes 2026-04-09

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TOWN OF PORTSMOUTH
PLANNING BOARD
2200 East Main Road
Portsmouth, RI 02871
401-683-3717

PORTSMOUTH PLANNING BOARD MEETING MINUTES

April 9, 2026

I. CALL TO ORDER AND ROLL CALL

The Planning Board meeting was called to order in the Town Council Chambers by
Vice Chairman Harding at 7:00 p.m.

Members Present: Vicechair Luke Harding, David Garceau, Ryan Tibbetts, Kathleen
Wilson, Don Clukies, and Frank Rego

Members Absent: Chairman Edward Lopes

Others Present: Giovanni Cicione, Attorney; Lea Hitchen, Town Planner; Kristen
Black, Planning Technician; and Heather Raposa, Planning Board Secretary

II. Approval of Minutes
MOTION: Mr. Garceau made a motion to approve January 8, 2026, minutes as written;
seconded by Ms. Wilson.

Mr. Tibbetts made a comment that on page 8, after the special use permit, his motion
leaves out, providing for zoning relief for the driveway being counted as part of the
proposed side yard setback.

VOTE: 5 – 0 (Vice Chairman Harding, Mr. Garceau, Mr. Tibbetts, Ms. Wilson, and
Mr. Clukies) Frank Rego recused himself as he just joined the Board.
III. Elm Street/Portsmouth Heights Subdivision Progress Report – At the December
11 Planning Board Meeting, Harkins Development Company was granted an
extension to January 8, 2026, to remedy outstanding work wo be completed, being:
1. Installation of Concrete Bounds, 2. Completion of As-Built Plans, 3. Installation
of loam and see after the final paving to complete the roadway, 4. Homeowners
Association has been established.

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Ms. Hitchen stated that the attorney for the Elm Street/Portsmouth Heights Subdivision
reached out to her that they need more time to finish the Homeowner’s Association
(HOA). Which is why they requested the 2-month continuation.
MOTION: Ms. Wilson made a motion to accept the continuation to the June 11, 2026
Planning Board Meeting, seconded by Mr. Garceau.
VOTE: 6-0 (Vice Chairman Harding, Mr. Garceau, Mr. Tibbetts, Ms. Wilson, Mr.
Clukies and Frank Rego)
IV. Request for a Review/Approval of the Town’s Community Development Block
Grant (CDBG) Application’s consistency with the Comprehensive Community
Plan and with local development ordinances and regulations, including
certification, to forward to the Town Council.
Christine Nolan, Community Blessings Foundation, 155 Harris Avenue, and Frank
Spinella, FJS Associates, 95 Indian Point Road, Tiverton, presented together for the
recovery housing at 79 East Main Road. This project is for a sober house, to continue
the mission of Community Blessings. The money ($1,100,000) they are asking the
Board to submit the application for has already been set aside by the state CDBG
program. They have already received $900,000 through the Department of Housing
through the state, and this additional funding would complete the entire project and
construction, so they can house families who require the sober housing.
Ms. Nolan added that Community Blessings had a recovery house previously in
Portsmouth at 2538 East Main Road. At that house, they housed women who were in
recovery. At the house there was a focus on living healthier and being more of a
contributor to their families and to the community. They gathered to support one
another as well as reconnect with the community and some of the employment
opportunities that are there. A lot of these women worked at Clements, or they were
engaged in some volunteer services with some community partners. When COVID hit,
they had to close that house, and they have been trying to reopen a recovery house for
the last 18 or more months.
Bob Plain, Church Community Housing (CCHC), 50 Vine Street, East Greenwich,
helps manage the CDBG program. He told the Board that their job was to certify that
the activity that Community Blessings is applying for is not in conflict with the
Comprehensive Community Plan. In his opinion the project furthers a bunch of
objectives in the Portsmouth Comprehensive Community Plan, but added that it is for
the Board to decide.
Ms. Wilson asked how many units there were going to be. Ms. Nolan replied there
would be 6 bedrooms with up to 10 beds.

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Vice Chair Harding asked how many apartments it will be. Ms. Nolan replied that right
now, the house is set up for multi-family, and it can be used as a single-family or multi-
family use.
Mr. Tibbetts made the comment that the staff report from Ms. Hitchen was very helpful
for this application. He would have had questions to ask if it were not for the report.
MOTION: Mr. Tibbetts made a motion to approve and certify that the Town’s
Community Development Block Grant Application is consistent with the
Comprehensive Community Plan and with local development ordinances, regulations
including certification reporting to the Town Council. Additionally, the Vice Chair is
empowered to sign the certification. Seconded by Mr. Rego.
VOTE: 6-0 (Vice Chairman Harding, Mr. Garceau, Mr. Tibbetts, Ms. Wilson, Mr.
Clukies and Frank Rego)

Administrative Officer/Town Planner Report
I. Administrative Subdivision of property located at 0 Route 24; being Map 8 Lot 3
and Map 13 Lot 9, property owned by Rhode Island Department of
Environmental Management. The intent of the plan is to move the lot line between
Map 13 Lot 9 and Map 8 Lot 3, so that 6.994 acres remain with the cement plant,
and the rest of the property joins the RIDEM land, Gull Cove.

II. Minor Subdivision of property located at 582 Wapping Road; being Map 65 Lot
7, property owned by Wapping Road Partners LLC and prepared for Aquidneck
Island Land Trust. The intent of the plan is to create a 1 acre parcel fronting on
Wapping Road; the remaining parcel will be 20.44 acres. A minor subdivision that
does not involve a street creation or extension or variances can be administratively
approved.

III. Correspondence – The Department of Environmental Management’s (“DEM”)
Freshwater Wetlands Program (“Program”) has under consideration the
application of the Aquidneck Country Club, Inc., of 125 Corys Lane, Portsmouth,
RI is requesting permission to alter freshwater wetlands in the Town of
Portsmouth, RI.

IV. The Superior Court of Rhode Island heard an appeal brought by APEnterprise,
LLC (APE) challenging the decision of the Town of Portsmouth Zoning Board of
Review denying APE’s application for a special use permit for an outdoor beach
volleyball facility on the site of the former Portsmouth town dump. Jurisdiction is

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pursuant to G.L. 1956 § 45-24-69 (a). The Board’s decision was affirmed. Filed
March 24, 2026.

Motion to adjourn by Mr. Garceau; seconded by Mr. Tibbetts.

MEETING ADJOURNED AT 7:22 p.m.

Respectfully submitted:
Heather Raposa
Planning Board Recording Secretary