New Shoreham Planning Board
Wednesday, January 14, 2026, 4:00 P.M.
16 Old Town Road, Town Hall
Block Island, RI 02807
MINUTES
The New Shoreham Planning Board convened for a meeting on Wednesday, January 14, 2026, at 4:00 P.M. at Town Hall, 16 Old Town Road, Block Island, RI.
Present: Chair Margaret Comings, Vice Chair Gail Ballard Hall, Socha Cohen, Christopher Willi, Clair Comings and Mary Anderson.
Also present via Zoom: Town Planner Peter Friedrichs.
Chair Margie Comings opened the meeting at 4:00 pm
1. Public Hearing for Proposed Amendments to New Shoreham Land Development and Subdivision Regulations
Proposed amendments to multiple sections of the New Shoreham Land Development and Subdivision Regulations to bring the regulations into compliance with state law changes effective January 1, 2024.
Proposed amendments include sections that concern: subdivision and land development improvements
§ 903 Improvement Guarantees.
§ 905 Maintenance Guarantees.
§ 906 Acceptance of Improvements.
Ms. M. Comings moved to open the public hearing for the Proposed Amendments to New Shoreham Land Development and Subdivision Regulations. Motion seconded by Ms. Cohen and the motion passed with a vote of 6-0.
Ayes 6 (M. Comings, Ballard-Hall, Anderson, Willi, Cohen, C. Comings)
Town Planner Peter Friedrichs submitted a memorandum on September 3, 2025 outlining the proposed amendments.
Mr. Friedrichs presented the proposed amendments to the board.
Guarantees are useful tools when seeking to subsidize public development. By changing the wordage from “Planning Board,” to “permitting authority,” this allows for expedited approval during the zoning process.
The proposed amendment concerns §903 Improvement Guarantees, §904 Required Forms of Guarantees, §905 Maintenance Guarantees, and §906 Acceptance of Improvements In all but one case, alterations are confined solely to changing “Planning Board” to “permitting authority.” However, in §905 Maintenance Guarantees, “total estimated” cost is changed to “original,” and “required” is changed to “public.”
Ms. M. Comings made a motion to adopt the proposed amendments. They are consistent with the Comprehensive Plan. Updating the town’s governing body of guarantees from the Planning Board to “permitting authority” will ensure that the island progresses expeditiously. Motion seconded by Ms. Cohen and the motion passed with a vote of 6-0.
Ayes 6 (M. Comings, Ballard-Hall, Anderson, Willi, Cohen, C. Comings)
2. Capital Improvement Program 2027-2031. Act on the consistency of the proposed Capital Improvement Program with the New Shoreham Comprehensive Plan.
No action taken and tabled until February 11, 2026
3. Zoning Ordinance Amendment. Review and act on amendments. Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan.
· Section 202 Definitions – Floor Area and Gross Area
· Section 406 Residential Structures meeting Certain Thresholds.
Part 1
§ 202 Definitions.
A. In the Zoning Ordinance the following words and terms shall have the following meanings:
79. FLOOR AREA, LIVING — The total floor area, measured in square feet from the exterior limits thereof, of that portion of a residential building which is used for habitation purposes, but excluding garage space, unfinished basements and exterior spaces such as porches and decks. [Amended October 6, 2008]
86. GROSS AREA — The total area of a building, measured in square feet from the exterior limits thereof, including all living areas, attic space, unfinished basements, crawl spaces, porches, decks, attached garages and any exterior space attached to the building, excluding uncovered patios. [Added October 6, 2008]
Ms. M. Comings moved to send a favorable recommendation to the Town Council that the proposed ordinance is consistent with the Comprehensive Plan. It is consistent with the overall vision of the document, “ensure the growth and change on Block Island sustains the community we treasure and protects the resources on which it depends,” because the way people use and understand residential space changes with time and updating these definitions in accordance with the state allows Block Island residents to reflect greater Rhode Island’s land use plans. Motion seconded by Ms. Cohen and the motion passed with a vote of 6-0.
Ayes 6 (M. Comings, Ballard-Hall, Anderson, Willi, Cohen, C. Comings)
Part 2
406 Residential Structures Meeting Certain Thresholds.
B.
2. Total living area in excess of 4,000 3,600 square feet;
3. Total gross area in excess of 5,000 4,500 square feet, exclusive of ground level or first floor decks or one story unenclosed porches;
4. Total building volume in excess of 45,000 41,050 cubic feet; and/or
C. 1. Interior work, including the conversion of existing floor area, such as an attic or unfinished basement, into living area;
After several meetings considering amendments to Section E-406, Residential Structures Meeting Certain Thresholds (large homes), M. Comings made a motion not to proceed with the amendments to section 406. Motion seconded by Ms. Cohen and the motion passed with a vote of 4-2.
Ayes 4 (M. Comings, Ballard-Hall, Willi, C. Comings) Nays (Anderson, Cohen)
No public comment was received during the Board’s deliberations.
Zoning Ordinance Amendment. Review and Act amendments regarding Development Plan Review. Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan.
· Sections: 202, 319, 320, 321, 322, 403, 404, 405, 406, 407, 409, 411, 415, 420, 422, 423, 426, 502, 505, 506, 508, 513, 517, 702, 703, and 704.
Clair Comings left the meeting.
Ms. M. Comings moved to send a favorable recommendation to the Town Council that the proposed ordinance is consistent with the Comprehensive Plan.
Motion was seconded by Ms. Cohen and the motion passed with a vote of 5-0.
Ayes 5 (M. Comings, Ballard-Hall, Anderson, Willi, Cohen) Absent (C. Comings)
Zoning Ordinance Amendment. Review and act on amendment to Zoning Ordinance Section 113, Non-Conformance. Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan.
· Section 113
Christopher Willi left the meeting.
At the request of the land use solicitor, the board reviewed draft amendments concerning Article I Section 113 Non-Conformance and Article 4 Criteria for Special use Permits. Non-conforming uses and structures predate the desired goals of land use regulation the Town currently holds. By increasing clarity in the zoning ordinance, the Town can more effectively regulate non-conforming structures and uses with state enabling law, and limit future development nonconforming development. Tabled until February 10, 2026.
Zoning Ordinance Amendment. Review and act on amendment to Zoning Ordinance Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan.
· Cannabis
At the request of the Town Council. The board reviewed to regulate Cannabis Establishments within the Town of New Shoreham by establishing the time, place, and manner of their operation in order to protect public health and safety, preserve Block Island’s unique character, and ensure locations remain as distant as reasonably possible from schools, parks, and Family Activities. Tabled until the February 10th meeting.
Approval of Minutes
Ms. M. Comings made a motion to approve the minutes from December 10, 2025. Motion was seconded by Ms. Cohen and passed unanimously.
Ms. M. Comings made a motion to adjourn at 5:55 P.M. The motion was seconded by Ms. Cohen and carried unanimously.
Respectfully submitted,
Jennifer Brady
Land Use Administrative Officer