ZONING BOARD OF REVIEW

Wednesday, July 23, 2025 

6:00 P.M. at Town Hall

Block Island, RI 02807

 

MINUTES

 

The Town of New Shoreham Zoning Board of Review convened for a meeting on July 23, 2025, at 6:00 P.M. at Town Hall, 16 Old Town Road, Block Island, RI.

 

Members present:

Vice-Chair Robert Lamoureux

Susan Bush

Steven Filippi

Robert Closter, Jr.

First Alternate Mark Maguire

Second Alternate Cori Black.

 

Members absent:

Chair Kate Atwater Butcher

 

Staff:

Town Solicitor Kerin Browning via Zoom

Stenographer Sally Brassard

 

Vice-Chair Robert Lamoureux called the meeting to order at 6:05 P.M.

 

Mr. Lamoureux made a motion to move the decision up on the agenda. Motion seconded by Ms. Bush and passed unanimously.

 

Decisions:

1.      251 Spring St., LLC. Plat 7, Lot 27. Fire #251 Spring Street. Application for a Special Use Permit under Section 408, Inns to renovate the existing walkout basement into a five room Inn for employee housing

 

Ms. Black moved to approve the application of 251 Spring St., LLC. Plat 7, Lot 27. Fire #251 Spring Street for a Special Use Permit under Section 408; Inns to renovate the existing walkout basement into a five room Inn for employee housing.

 

This approval is based on the following findings of fact:

1.      The Applicant is proposing to convert a portion of an existing structure, Hotel Manisses, a Hotel, to an Inn for employee housing.

2.      The property is located in the Residential C/Mixed Use (RC/M) Zone and the Historic Overlay District.

3.      The New Shoreham Zoning Ordinance Section 309E allows for use as an Inn in the RC/M Zone by Special Use Permit.

4.      The property, Plat 7, Lot 27, consists of approximately 95,185 square feet. 

5.      There is no change proposed to the existing footprint of the structure.

6.      The proposed Inn will have five (5) bedrooms with bathrooms and two (2) additional employee parking spaces.

7.      The Planning Board, in a written advisory dated June 20, 2025, voted to send a favorable advisory to the Zoning Board on the application under Section 408 for a Special Use Permit.

8.      The Conservation Commission voted to send a favorable advisory to the Zoning Board on the Application for Special Use Permit.

9.      The Historic District Commission issued a Certificate of Appropriateness on or about their February 24, 2025 meeting.

10.  The proposed use as an Inn is appropriate for the specific site and is compatible with adjacent buildings in form, placement and design.  The design and layout of buildings is related harmoniously to the terrain and to existing buildings in the vicinity. The proposed renovation will not alter the footprint of the existing structure. Furthermore, the applicant has received approval from the Historic District Commission.

11.  The proposed use will not adversely affect the established physical and visual pattern of land use and will not have negative effects on the Island and neighborhood character. The landscape shall be developed in such a manner as to be in keeping with the character of the surrounding neighborhoods and in accordance with good development practice by minimizing vegetation and soil removal, retaining existing vegetation where desirable, and keeping any grade changes in character with the general appearance of neighboring areas. There will be no disturbance to the existing landscaping, as all construction will be within the existing structure, limiting land disturbance that would be typical of new construction. The existing grounds will not be disturbed.

12.  The proposed use aligns with the surrounding area, which includes other existing inns, private homes, a restaurant, a church, and a sewer treatment facility.12) The proposed use will not cause a nuisance or serious hazard to pedestrians or landward and seaward vehicles and their users. The project is located outside all the required setbacks, has adequate parking, and has pedestrian access. Additionally, two (2) additional parking spaces, as required by § 502-6, will be provided within the existing parking area on site.

13.  Adequate and appropriate infrastructure facilities, including but not limited to sewage disposal and drainage, will be provided to ensure the proper operation of the proposed use or structure. The proposed project will connect to the existing public sewer and public water services. Confirmations of sufficient allocations have been granted by the Sewer and Water Commissions.

14.  There will not be significant negative impact on important natural resources, including but not limited to habitats or species listed as endangered, threatened or of special concern to the Rhode Island Natural Heritage Program, or on historic or archeological resources identified in the Comprehensive Plan or a document referenced therein. The applicant has testified that there are no known natural, historic or archeological resources that will be affected by this proposal. All construction will take place within the existing structure. The applicant received a favorable advisory from the Conservation Commission.

15.  The use will be supportive of the goals and objectives for economic development in the Economic Development element of the New Shoreham Comprehensive Plan, as most recently amended. The plan aligns with the Economic Development element 1.i: Provide affordable housing to support a year-round economy and address the need for seasonal employee housing; and 1.i.2: Identify potential locations for seasonal workforce housing.

16.  The use is consistent with the purpose of this Zoning Ordinance, the purpose of the zoning district in which the use is proposed, and the goals and objectives of New Shoreham's Comprehensive Plan, as amended, the Old Harbor Plan, as amended, or any other adopted Town Plan. The proposed use aligns with the RC/M Zone, comprising predominantly residential areas which include a significant component of hotels and inns.  It is intended that the zone provide for a variety of residential uses and retail/residential mixed uses. Inns are permitted in the RC/M zone by special use permit. The proposed use also aligns with Comprehensive Plan page 6-14: Support the construction of seasonal workforce housing: To address this critical housing and economic development issue, the Town should work cooperatively with employers to promote the development of multi-unit temporary employee housing. Furthermore, the applicant has received a favorable advisory from the Planning Commission.

17.  To the degree reasonably possible, dependency on individual motor vehicles for access by users shall be reduced through site selection, development design and facilities, and proposed operations. This project proposes on-site employee housing, eliminating the need for employees to commute to work which will reduce the numbers of cars on-island. There are sidewalks connecting the site to Old Harbor and the applicant will provide bicycle racks to encourage employees to use bicycles instead of cars.

18.  The proposed use will not cause a degradation of the quality of surface or groundwater because there will be no disturbance to the existing surface or groundwater, as all construction will take place within the existing structure.

 

The New Shoreham Zoning Ordinance, Section 408A requires the following:

1.      No kitchen or food preparation facilities are allowed in individual units regardless of form of ownership and use pattern; and the following dimensional standards are required for an existing structure: Minimum Developable Land - 20,000SF; Maximum Lot Building Coverage for Main Building 25%; and Maximum Lot Coverage 50%.

 

Based on the evidence presented, the Board finds that the Application also consistent with these requirements.

 

The Decision is subject to the following:

1.      The project shall proceed according to plans and exhibits presented at the June 25, 2025 hearing of the Zoning Board of Review.

 

Motion seconded by Mr. Maguire and the motion passed with a vote of 4-0.

Ayes: 4 (Lamoureux, Bush, Maguire, Black)             Nays: 0 Recused: (Filippi)      Abstained: (Closter)

 

 

Applications:

1.      Muddy Paws, LLC, Plat 6, Lot 72-2. Fire #149 Old Town Road.  Application for a Variance from Section 308 (C) and a Special Use Permit by Debra Frost & Christopher Decaro for the reconfiguration of a first floor and to add a second floor to a dwelling.  Expansion of a previously approved Special Use Permit under a detached multi-family development.

 

Debra Frost was present as the applicant.

 

Mr. Lamoureux reviewed the Application and the Submittal Requirements under Section 703(C). The Board found that these items would not be necessary for its understanding, or evaluation of the relief being requested.

 

Mr. Lamoureux, moved to grant the waivers as requested in the checklist. Motion seconded by Mr. Closter and the motion passed with a vote of 5-0.

 

Ayes: 5 (Lamoureux, Filippi, Closter, Bush, Maguire)          Nays: 0            Absent: (Butcher)

 

Mr. Lamoureux made a motion to refer the Application to the Planning Board and Conservation Commission for advisories and to schedule a Public Hearing for September 24, 2025. Motion seconded by Mr. Closter the motion passed with a vote of 5-0.

 

Ayes: 5 (Lamoureux, Filippi, Closter, Bush, Maguire)          Nays: 0            Absent: (Butcher)

 

2.      State of Rhode Island and Block Island Water District. Plat 9, Lot 87. Payne Road. Application by the Block Island Water District for a Special Use Permit under Section 306(D) and Section 417 to construct a structure to house the well pump, control valves and water supplies.

 

John Breunig, Block Island Water Superintendent was present as the applicant.

 

Mr. Lamoureux reviewed the Application and the Submittal Requirements under Section 703(C). The Board found that these items would not be necessary for its understanding, or evaluation of the relief being requested.

 

Mr. Lamoureux, moved to grant the waivers as requested in the checklist. Motion seconded by Mr. Closter and the motion passed with a vote of 5-0.

 

Ayes: 5 (Lamoureux, Filippi, Closter, Bush, Maguire)          Nays: 0            Absent: (Butcher)

 

Mr. Lamoureux made a motion to refer the Application to the Planning Board and Conservation Commission for advisories and to schedule a Public Hearing for September 24, 2025. Motion seconded by Mr. Closter the motion passed with a vote of 5-0.

 

Ayes: 5 (Lamoureux, Filippi, Closter, Bush, Maguire)          Nays: 0            Absent: (Butcher)

 

Public Hearings:

1.      Demos, The Family Trust, Gregory and Desiree Demos, Trustees. Plat 3, Lot 108. Application for a Variance under Section 306(C) for an addition to a single-family dwelling. 

 

Attorney Hamza Chaudary was present on behalf of the applicant.

Professional Engineer Sergio Cherenzia was present on behalf of the applicant.

Mr. Cherenzia was sworn and testified.

 

The following Exhibits were submitted:

Applicant’s Exhibit #1: Architectural Plans by W. Douglas Gilpin

Applicant’s Exhibit #2: Site Plan by Sergio Cherenzia

Applicant’s Exhibit #3: Aerial overlay by Sergio Cherenzia

Applicant’s Exhibit #4: Worksheet depicting lot building coverage without ROW

Applicant’s Exhibit #5: Perspectives by W. Douglas Gilpin

 

Attorney Joseph Priestly was present on behalf of the Nature Conservancy. Charlotte Herring, TNC was also present.

 

Mr. Lamoureux made a motion to continue the public hearing to August 27, 2025 due to computer issues that prevented the use of Zoom and YouTube. Mr. Closter seconded the motion and all were in favor.

Ayes: 5 (Lamoureux, Filippi, Closter, Bush, Maguire)          Nays: 0            Absent: (Butcher)

 

Other Business:

1.      Approval of Minutes

 

Mr. Lamoureux made a motion to approve the minutes of June 25, 2025. Mr. Closter seconded the motion and all were in favor.

 

Ms. Bush moved to adjourn at 7:05 P.M.  The motion was seconded by Mr. Closter and carried unanimously.

 

 

Respectfully submitted,

 

 

 

Jennifer Brady

Zoning Official

Town of New Shoreham