Narragansett Zoning Board of Review Meeting - 2026-07-17

The Zoning Board of Review convened in the Large Boardroom at Narragansett Town Hall. The provided meeting timestamp is 2026-07-17 (July 17, 2026); the agenda, minutes, and transcript identify the noticed meeting as Thursday, July 23, 2026, at 6:30 PM. Chair Keith Kyle presided, with Vice Chair Ellen Flynn Corneau, Secretary Christine Brochu, members David Trenteseaux and Leslie McKnight, and Alternate John Ball present; Alternate Karen Catuogno was absent with cause. The meeting was streamed live on the Narragansett Boards YouTube channel, and there was no remote participation.

Appeals

• Micheli (continued) - Plat L-1, Lots 4 and 250, 16 Pocono Road: The appeal was withdrawn, so no motion or vote was taken. Board members asked the Assistant Solicitor to circulate an educational memo on the lot un-merger concept, including how older and newer statutes interact, because the issue may return.
• Aschman - Plat W, Lot 154, 0 Tern Road: Attorney Christopher Zangari requested a continuance on behalf of the appellant. The minutes record a 5-0 vote to continue the appeal to August 20, 2026; the transcript contains apparently conflicting references to a later September or October date, and this discrepancy is noted.

Public Hearings

• Gibson Court Condominium Association (continued) - Plat E, Lot 34-CM, Gardencourt Drive: The association's attorney, Karen Auclair, requested a continuance while working on a possible resolution involving the fence. The board voted 5-0 to continue the public hearing to August 20, 2026.
• Brooks - Plat L, Lot 1-12, 39 Major Arnold Road: This was the board's only substantive hearing. Attorney Matthew Broomberg represented applicant and property owner Alexandra Brooks. The existing 1967 two-story, four-bedroom dwelling is 1,764 square feet on a 6,935-square-foot substandard R-10 lot in the Coastal Resources Overlay District. It encroaches into the VE17 velocity flood zone and is not FEMA-compliant; the structure is assessed at about $266,000, so work exceeding about $133,000 could trigger FEMA's substantial improvement requirement. The applicant proposes to demolish the dwelling and build a 2,065-square-foot, four-bedroom, three-and-a-half-bath home with a first-floor garage, living space above it, a detached rear deck, and a rain garden, while moving the structure away from the coastal feature. The applicant seeks a Special Use Permit under Section 4.4, a height variance originally stated as 4 feet 2 5/8 inches, and a floor area ratio variance of 0.03 (about 8 percent, or about 160 square feet over the maximum). During the hearing, a staff member corrected the height variance calculation: because the town ordinance measures height from the base flood elevation rather than the design flood elevation, the actual height relief needed is 3 feet 2 5/8 inches, not 4 feet 2 5/8 inches. The assistant solicitor confirmed the board has authority to grant a floor area ratio variance as a dimensional variance, noting the board has done so previously.
  • Applicant experts testified that the design reduces structural lot coverage from 27.74 percent to 20.5 percent, impervious coverage from 26.76 percent to 22.41 percent, and roof coverage from 15.72 percent to 15.14 percent, while adding water-quality treatment and silt controls. They argued that the coastal setback, flood elevation requirements, and undersized lot create more than a mere inconvenience and that denial would require a redesign.
  • Opponent Frank Bottari testified against the floor area ratio and height variances, arguing the house is too large for the lot, the hardship was not demonstrated, neighboring rebuilt homes have stayed within height limits at 27 feet, and a two-car garage and added massing are not characteristic of the neighborhood. His wife added that the applicants never lived in the existing home and that the new massing will appear larger even with the same number of bedrooms. Applicant counsel clarified that the existing floor area ratio calculation did not include decks; it included conditioned living space and the enclosed porch.
  • The board voted 5-0 to close the public hearing, then voted 5-0 to reopen it so it could lawfully continue the matter to August 20, 2026, for a written decision. Board members indicated that the case required more time to review the packet and the issues, including whether the floor area ratio variance should be granted.
• Ocean Vibe Development, LLC/Mahoney - Plat N, Lot 56, 0 Stanton Avenue: Attorney Jack McGreen requested a continuance because the applicant's expert witness was unavailable. The board voted 5-0 to continue the public hearing to August 20, 2026.

Administrative Matters

• The board confirmed it was on track to have a quorum on August 20, 2026.
• The Rules of Procedure update was discussed but tabled. Staff said the draft needs more meticulous edits and review by the solicitor. Board members raised concerns about lawyers submitting large packets at the last minute and discussed a rule allowing the board to defer or decline to consider late-submitted materials, or to continue the hearing. No action was taken.

Approval of Minutes

• The May 21, 2026 amended minutes were approved 5-0.
• The June 17, 2026 minutes were not ready and were deferred to the August 20, 2026 meeting without a motion or vote.

Reports from Staff/Board

• Jill Sabo reported on the Comprehensive Plan Update. The town is targeting local approval before October 2, 2027, before sending the plan to the state. A public workshop had been held, and a public survey was available. John Ball was confirmed as the Zoning Board stakeholder liaison for the comprehensive plan update.

Key Outcomes

• Withdrawn: Micheli appeal (no vote).
• Continued to August 20, 2026: Aschman appeal (5-0), Gibson Court public hearing (5-0), Brooks public hearing for decision (5-0, after 5-0 votes to close and reopen), and Ocean Vibe public hearing (5-0).
• Approved: May 21, 2026 amended minutes (5-0).
• Deferred/tabled: June 17, 2026 minutes and Rules of Procedure update.
• Liaison: John Ball confirmed as Comprehensive Plan Update stakeholder liaison.
• Adjourned at 7:45 PM by a 6-0 vote.