New Shoreham Planning Board
Wednesday, March 11, 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, March 11, 2026, at 4:00 P.M. at Town Hall, 16 Old Town Road, Block Island, RI.
Present: Chair Margaret Comings, Socha Cohen, Christopher Willi, Clair Comings and Mary Anderson.
Absent: Gail Ballard Hall and Maddy Murphy
Also present via Zoom: Town Planner Peter Friedrichs and Town Solicitor Kerin Browning
Chair Margie Comings opened the meeting at 4:00 pm
1. Application to Amend Zoning Ordinance. Discuss and Act on a request to provide the Town Council with findings and a recommendation on a proposed amendment by Gary Pollard to amend Zoning Ordinance Sections 111(A)15 and 311(D) re: Game Rooms. Planning Board must respond by March 27, 2026.
Attorney Joseph Priestley was present on behalf of the applicant, Gary Pollard.
Gary Pollard was present and explained the proposed application.
Ms. M. Comings made a motion for a favorable advisory to the Town Council for the proposed amendment to the Zoning Ordinance of the Town of New Shoreham regarding Subsections 111 (A) and 311 (D). Gary Pollard as Empire Productions is requesting amendments to the Zoning Ordinance to expand the permitted use of arcade games. Currently, arcade games are only available within taverns, and the applicant is requesting an amendment to stand-alone arcades in the Old Harbor Commercial/ Historic District. Under § 111 (A) (15) game rooms are presently listed as a prohibited facility. The applicant is proposing to strike this from the list of prohibitions and add game rooms to the list of permitted uses under Subsection 311 (D).
The proposed amendment is consistent with the Comprehensive Plan. It is consistent with an action that states: ED. A.5. “Conduct a review of the current zoning ordinance and map to identify potentially suitable additional areas where commercial uses would be appropriate. A huge part of Block Island’s appeal and thus economic backbone is the child-oriented nature of the island. Efforts should be made to take advantage of the economic opportunities that could come with arcades. Zoning exists as a set of guidelines for residents to follow when considering altering the existing use of land. Residents should be able to input their opinions alongside Town employees. This amendment, if adopted, could provide a diverse array of recreational activities on the island which could improve the general welfare. The Town currently caters towards child and family activities, however many of those are outdoor activities. Providing additional indoor family-oriented activities could incentivize tourism despite inclement weather and bolster the economy of the Town, which reflects the current and expected future needs.
Motion was seconded by Ms. Cohen and passed with a vote of 4-0.
Ayes 4 (M. Comings, Willi, Cohen, C. Comings) 3 Absent (Anderson, Hall, Murphy)
2. Application to Amend Zoning Ordinance. Discuss and Act on a request to provide the Town Council with findings and a recommendation on a proposed amendment by the Block Island Land Trust to amend Zoning Ordinance Sections 306(E) and 410(B)(2) re: Disc Golf. Planning Board must respond by April 9, 2026.
Mary Anderson joined the meeting.
Block Island Land Trust’s Attorney Per Vaage was present.
Thomas Brown was present and spoke in favor of the proposed amendment for disc golf.
Robert Closter, Sr. spoke from the audience. Mr. Closter was in opposition of the proposed amendment.
Board discussed possible revisions to the proposed amendment.
1. Definition of disc golf
2. Update the use table
3. Parking standards
4. Proposed buffer
5. Management plan
6. Lighting
7. Times of operation
8. Specific and objective criteria
Attorney Vaage agreed to extent the time for the Planning Board to respond to May 15th.
3. Amendment to Zoning Ordinance. Review and act on an amendment to the Zoning Ordinance. Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan. (Town Council)
· Cannabis
The board requested that Mr. Friedrichs create a map showing the properties that would be available for this purpose.
Attorney Browning stated that the town voted at financial town meeting to allow the sale of cannabis. The board should decide which zoning districts will be permitted.
No action was taken. The board was tabled until April 8, 2026.
4. Amendment to Zoning Ordinance. Zoning Appendix B – Use Categories Allowed by Zoning District (Zoning Official)
No action was taken. The board was tabled until April 8, 2026.
5. Amendment to Zoning Ordinance. Review and act on amendment to Zoning Ordinance Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan. (Compliance w/ State Law)
§ 202 Definitions 135. Modification
§ 705 Modification Permits
No action was taken. The board tabled until a future meeting.
6. Amendment to Zoning Ordinance. Review and act on amendment to Zoning Ordinance Recommendation to the Town Council including a finding of consistency with the Comprehensive Plan. (Zoning Official)
§ 306(E) Residential A Zone (RA)
§ 307(E) Residential B Zone (RB)
Ms. M. Comings moved to send a favorable recommendation to the Town Council that the proposed ordinance is consistent with the Comprehensive Plan regarding amendments to §306(E) Residential A Zone and 307(E) Residential B Zone. Both Sections detail an addition from the total living area footprint threshold from 3,300 square feet to 4,000 square feet. This threshold was previously approved and exists in several sections, updating affiliated sections is now necessary. §306, §307 and §406 contain provisions that require a special use permit for residential structures exceeding certain thresholds. §406 was previously amended to set the maximum total living area without a special use permit to 4,000 square feet, but §306 and §307 were never updated. Increased clarity surrounding maximum total living area will provide for expeditious review of future development projects within the Town of New Shoreham.
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)
ADJOURNMENT
Ms. M. Comings made a motion to adjourn at 5:30 P.M. The motion was seconded by Ms. Cohen and carried unanimously.
Respectfully submitted,
Jennifer Brady
Land Use Administrative Officer & ZO
Town of New Shoreham