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Newport senior housing facility receives zoning variances

By Patrick Adrian
EAGLE TIMES STAFF
NEWPORT — A proposed senior housing facility for North Newport will proceed to its planning stage after developers received a green light from the Newport Zoning Board on Thursday.

The Newport Zoning Board approved two variances, including one to exceed a 40-foot height limit, to developers seeking to build a four-story senior housing facility on North Main Street abutting Parlin Field Airport.

Developers Jack Franks, president and CEO of the Walpole-based Avanru Development Group (ADG), and Doug Campbell of North Newport Land Holdings are proposing to build an apartment building for residents ages 62 and older on a 16.5 acre lot in the rural outskirts of North Newport.

The proposed building would have 98 apartments, including 60 two-bedroom units, and an approximate square footage of 22,500. The building would operate on the town’s public water and sewer system and aims to include about 92 parking spaces, according to contracted engineer Erin Darrow, owner of Right Angle Engineering, a New London firm.

Franks, who is also developing a 42-unit workforce housing facility on Spring Street, cited the area’s high need for affordable housing options for its fast-aging communities, with many retirees looking to downsize their homes and living costs.

“If you call up any senior housing facility within 100 miles of here, you will find a waiting list, in some cases of an excess of eight years,” Franks said.

The developers needed approval of two variances prior to advancing the project planning phase. One variance was to build a multi-unit residential building in the zone and a second variance was to exceed the zone’s maximum building height limit of 40 feet.

The developers anticipate a building height of 43 feet, which Franks said is necessary to accommodate a thicker building insulation aimed to control energy costs.

“We are asking for three feet, not a full story or six to eight feet,” Franks explained. “The idea is to put in extra insulation so that we are better stewards of the environment, which we feel is worth considering.”

But neighboring residents in attendance conveyed their concerns about the project setting a precedent for further development, which residents said would compromise the aesthetics and quality of life for their neighborhood.

“Are we talking more development, and if so what type?” asked Lori Schink, who lives across Route 10 from the proposed project. “If we okay this for zoning, what’s coming next?”

Potential light pollution and heightened traffic risks were among residents’ concerns, as well as a possible impact from development on a local community well that supplies water to 17 neighboring homes.

Residents also objected to the project’s proposed height, which would block their view of the mountain backdrop.

“It’s great that 96-plus residents will get to look across the street at a great view, but there are also people who live across the street who have to look back,” said resident Jason Avery. “This is going to impact the neighborhood, change things and affect property values.”

Avery said that he supports growth and the need for housing, though he does not feel that the housing shortage needs to be addressed “all on one property.”

Zoning board members stressed that most of the residents’ concerns will become relevant when the project goes to the Newport Planning Board. But the Zoning Board’s focus is narrowed to whether the project qualifies for a zoning variance or exception, which is based on a specific set of criteria.

The board easily concluded that the project merited a multi-unit variance as its residential purpose already fit with the zone’s current use and allowance.

Regarding the height variance, the board concluded that allowing a three foot exception would not conflict with the ordinance’s purpose, which board members believed was meant to preserve the zone’s aesthetic character.

“The first couple of times people drive by it they may say it’s huge or way out of place, but after a while they will get used to it,” said Selectboard Chair and Zoning Board member Jeffrey Kessler.

Three feet will not make a difference aesthetically, Kessler said, nor will a 43 foot building height affect airplane landings or takeoffs, as the two properties are separated by a stand of trees whose height vastly eclipse 43 feet.

Board member Burt Spaulding expressed hesitation to support a height variance due to a condition stating that not granting the variation could create a financial hardship on the applicants.

Spaulding said he had trouble seeing the financial hardship for the developers to either reduce the building height or to build three feet deeper into the ground.

Darrow explained that sacrificing any of the insulation would have a likely impact on the project’s total cost.

“In the long term we have to be energy efficient,” Darrow said. “It’s all over the news that people are losing their houses over this [cost]. That is the hardship. It’s about how we can keep this affordable to build the number of units needed.”

Changing the foundation depth would require significant height reconfigurations to project components such as Americans with Disabilities Act (ADA) accesses and the driveway, which would likely trigger additional costs or logistical challenges.

Board member Scott McCoy, who also serves on the Airport Advisory Board, recused himself from the zoning board vote to avoid any perception of a conflict of interest.

reporter @eagletimes.com

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