Planning board continues review of Church Community Housing proposal for two Portsmouth lots

PORTSMOUTH — The Portsmouth Planning Board continued, to Oct. 9, 2025, a public hearing on preliminary plan review of two linked comprehensive-permit applications from Church Community Housing Corporation that together would create 40 homeownership condominium units on two adjoining properties at the intersection of Turnpike (Bristol Ferry) and Sprague Street.

Church Community Housing presented the proposal as two coordinated applications. The “North Lot” at 13 Bristol Ferry Road (tax assessor plat 28, lots 24 and 25) would contain 15 units in two buildings: a 12-unit walk-up and three four-bedroom townhouse units. The “South Lot” (tax assessor plat 28, lots 49 58 and 50C, at Turnpike and Sprague) would contain a single three-story building with 25 units and shared amenities. Christian Belden, executive director of Church Community Housing Corporation, told the board the project is a workforce homeownership development intended to add family-oriented affordable units to a town whose affordable stock is small.

"This is a homeownership workforce family housing development," Belden said, adding that Portsmouth currently has about 204 affordable homes, or roughly 2.66% of the housing stock.

Why it matters: Planning staff and the applicant said the two lots are underutilized, have nonconforming prior uses (daycare, gas station/service), and sit on a corridor the town's comprehensive plan designates for denser, infill development. The applicant's planning expert, Doug McClain, testified the proposals provide 100% deed-restricted affordable homeownership units across a range of income bands and in his opinion satisfy the statutory findings under Rhode Island's comprehensive-permit law.

What was presented and tested - Unit mix and affordability: Stephanie Booker, real estate development director for Church Community, said the project would total 40 homeownership condominium units with an affordability mix proposed using HUD area median income (AMI) guidelines: 11 units at 50% AMI, 11 at 80% AMI, 9 at 100% AMI and 9 at 120% AMI. Booker and other witnesses said the units would range from one- to four-bedrooms; project materials list 16 one-bedroom, 15 two-bedroom, 6 three-bedroom and 3 four-bedroom units overall. McClain testified the owner intends the units to be deed-restricted affordable housing serving households from 50% to 120% AMI.

- Engineering and utilities: Civil engineer Mike Russell (LDC Engineering) described on-site wastewater treatment systems (OWTS) and stormwater work, noting additional soil testing and coordination with the Rhode Island Department of Environmental Management and the state review that will follow town-level hearings. Russell said both sites will receive municipal water, gas and power and that OWTS and stormwater are driving the layout because of restrictive soils and high groundwater.

- Traffic and parking: Traffic engineer Paul Bannon (Crossman/Cross Bend Engineering) reviewed counts and a traffic impact study. He reported the main study intersection (Turnpike/Bristol Ferry and Sprague) currently operates at a level of service B in peak hours and that adding the project trips (an estimated 35 morning and 38 afternoon vehicle trips) would not materially degrade operations. The applicant is proposing a single Sprague Street driveway to serve both lots and a secondary Turnpike Ave. access to the South Lot with a recommended restriction of right-turn-only exiting onto Turnpike. The applicant proposes 67 total parking spaces (19 on the North Lot, 48 on the South Lot) and three accessible spaces; Bannon and the applicant said that figure is above the ITE (Institute of Transportation Engineers) multifamily rate of 1.31 spaces per unit and within management targets that apartment operators use.

- Site design and appearance: Architect Joel VanderWeel (Union Studio) and landscape architect Melissa Desjardins presented elevations, a stepped New England vernacular design intent, and amenity and planting plans. Desjardins described patios, bike racks and screening; she said in areas where OWTS features prevent planting, the team would provide solid fencing and other hardscape buffering.

Public comment and concerns Residents who spoke at the hearing raised recurring concerns about parking overflow onto nearby Sprague Court and other local streets, existing water pressure, pedestrian safety, sight lines for driveway exits, lighting spill, and the scale of the proposed buildings relative to neighboring homes.

"If there's not enough parking ... the next closest spot is Sprague Court. And if they park there, emergency vehicles will have a problem," said Nate Selig, a nearby resident. Thomas Lanieris, who lives on West Main and owns nearby property on Turnpike Avenue, questioned sight lines for drivers exiting the proposed drives and said he has experienced poor water pressure.

Applicant responses and zoning relief requests The applicant said the water department reviewed capacity and confirmed the parcels can be served; the team pointed to the traffic study and DOT review that will follow as part of state permitting. Christian Belden said the project size is driven by funding realities: developers pursuing subsidized affordable homeownership must propose a minimum scale to be competitive for scarce state funding.

Mike Russell read a list of zoning waivers and adjustments the applicant is requesting as part of the comprehensive-permit application, including variances for front/side/rear yard setbacks, building height and coverage, parking and landscape requirements, lot area-per-unit rules for on-site sewage systems, multi-building separation, maximum building length, and a waiver for the limit on the number of units in a single building. The board's planning staff also requested that the applicant file a written list of all requested adjustments for the record.

Board action After testimony and public comment, the board voted to continue the preliminary plan public hearing to the Planning Board's Oct. 9, 2025 meeting to allow members and staff time to review recently submitted materials (including the full traffic report) and to give the public and the applicant the opportunity for further questions. The hearing will remain open and public comment will be accepted as provided by board rules.

What remains: The project will proceed through local review of requested waivers under the town zoning ordinance and then to the state-level comprehensive-permit process. The applicant said state permitting and funding steps follow any local approvals.

The Planning Board did not take a final vote on the comprehensive permits or any waivers at the Sept. 25 meeting; the continuation keeps the public hearing open and schedules additional review.