Planning commission approves Shoreline Plaza preliminary plan with lighting and phasing conditions

The Charlestown Planning Commission voted to approve the preliminary plan for the Shoreline Plaza redevelopment at 3769 Old Post Road, subject to conditions addressing lighting, phasing, parking circulation and groundwater protections.

Attorney Michael Monti, representing owner John Sullivan and Solari RI Commercial Properties LLC, asked the commission for a decision on the preliminary plan, saying, “we are requesting a vote and decision tonight” after presenting revised landscaping, an enclosed trash area and a reduced lamp‑pole height from 20 to 15 feet. Monti also presented the project’s traffic and photometric studies and said the team would continue to refine lighting at the final plan stage.

Why it matters: Neighbors raised repeated concerns about nighttime lighting, traffic speeds on Old Post Road and how parking will be staged if later phases are not built. The commission tied approval to specific, enforceable conditions intended to reduce light spill, preserve groundwater protection areas and require administrative checks at certificate of occupancy.

Key conditions the commission read into the record require an updated lighting plan and photometric site plan at final plan approval; rear‑mounted building lights must be replaced with flush, reduced fixtures and be dark‑sky compliant; wall‑mounted fixtures at public entrances must be limited in number as determined by a lighting expert accepted by the Town of Charlestown; exterior lighting must not exceed 3,000 Kelvin; building and pole lighting are to be on only during business hours and security lighting must be motion activated. The commission also directed that at least 20% of the parcel remain permanently conserved as undisturbed open space to comply with the groundwater protection overlay.

During public comment, resident Lou Johnson asked whether the town would use a light meter at certificate of occupancy the way it had after the Cumberland Farms installation; town staff said site inspection and CO conditions make such verification possible. Several neighbors asked the commission to limit permanent clearing and avoid overbuilding parking if later phases are not developed; the applicant said the central cleared area is needed for utilities, emergency vehicle circulation and pervious parking, and that certain areas are constrained by CRMC and state approval.

Traffic testimony: The applicant’s traffic engineer said site‑distance and speed studies followed AASHTO standards and measured operating speeds higher than the posted 30 mph (reported operating speeds in the study were in the 40s), and noted that curb cuts and additional driveways typically reduce approach speeds.

Vote and next steps: The commission moved and seconded the conditional preliminary plan approval and took a roll‑call vote; commissioners present voted in favor and the motion passed (affirmative vote recorded; administrative record notes the vote as passed). Final plan approval, including the final lighting plan, is delegated to the town planner and may involve review by a town‑accepted lighting expert prior to issuance of building permits and certificates of occupancy.

The applicant team thanked the commission; the commission recessed briefly and then continued other business on the agenda.