Planning commission approves Coventry Center master plan, recommends ordinance changes to council

The Coventry Planning Commission on Aug. 27 approved a master plan for Coventry Center, a planned mixed-use development on two lots owned by Star Capital LLC, and sent a favorable recommendation on the associated zoning ordinance to the town council.

The project envisions about 48,000 gross square feet of commercial space (including retail, restaurant and a proposed drive-through gas/convenience use) on Lot 23 and a 218-unit multifamily residential development on Lot 24. The applicant proposed that 18% of the residential units be deed-restricted as low- and moderate-income (LMI); at the hearing the applicant asked the commission to consider reducing that percentage to 15% and to defer the final decision on that reduction until the preliminary-plan stage.

Traffic analysis and off-site improvements were a central part of testimony. Kelly Morris Salvatore, the applicant's attorney, said the project team had completed a peer review and would present graphics of proposed off-site improvements. Robert Clinton of VHB described proposed changes at the New London Turnpike–Arnold Road area, including conversion of an approach lane to a right-turn-only lane and widening on the applicant's side of New London Turnpike to accommodate projected queues created by the full build-out of that corridor. John Shevlin of Parr Corporation, the commission's peer reviewer, told the commission the consultant had resolved earlier data issues and generally concurred that the proposed off-site improvements would be beneficial for the intersection and study area.

Commissioners and reviewers also discussed an existing utility pole that intrudes into a sidewalk at Grandview Street and creates a sight-distance problem; staff said the pole appears to be under Rhode Island Energy or similar authority and the applicant was asked to identify the responsible party and possible mitigations. Staff also recommended optimizing signal timing along New London Turnpike as part of coordinated improvements.

Design and ordinance details were also debated. Planning staff proposed and commissioners discussed adding “walk‑in and urgent care” to a list of permitted uses in the ordinance; the applicant supported that change. Staff and the applicant discussed allowable roof treatments for large commercial and residential buildings and whether faux parapets or pitched roofs should be required on both the commercial-facing corner and taller residential buildings; staff suggested allowing different treatments for the commercial and residential halves of the site to avoid unworkable mandates on large apartment buildings.

On affordable housing, applicant representative Tim Eden said an 18% requirement is a high bar that could hinder project feasibility and urged a 15% standard; commissioners discussed precedent and the fact that the town council will ultimately decide zoning standards. Planning staff recommended deferring the applicant's request to reduce the percentage to 15% until the preliminary-plan review but the commission debated the trade-offs and precedent. The record shows the commission approved the master plan and adopted conditions that include deferring consideration of any reduction in the LMI percentage to preliminary plan review.

Commissioners voted to approve the Coventry Center master plan with associated conditions and to forward a favorable recommendation on ordinance 2025-19 (the Coventry Center zoning change) to the town council, inclusive of the applicant-proposed revisions discussed at the hearing. The commission also approved ordinance 2025-22 (amendments to chapter 255 article 3) on the night’s agenda, adopting the planner’s memo as part of the record.

The planning director noted that the project requires two approvals: the planning commission’s action on the master plan and the town council’s action on the zone change. Staff said the council hearing will likely be scheduled in October and that the commission’s recommendation will be transmitted with an explanation of the revisions proposed by the applicant. The commission asked staff to prepare final recommendation language and a decision document to send to the council.