Minutes 2026-05-14

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

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TECHNICAL REVIEW COMMITTEE, MAY 14, 2026
TOWN EMPLOYEES PRESENT: Lea Hitchen, Town Planner; Aaron Lindo, Assistant Town
Planner; Kristen Black, Planning Technician; Matthew Kent, Building Official; Paul
Ford, Portsmouth Fire Chief; Howie Tighe, Assistant Chief; Mark Reimels, Battalion
Chief; Paul Rodrigues, DPW Director; Gavin Lopes, DPW Deputy Director; Jessica
Lynch, Water Department General Manager and Chief Engineer; and Nathan Lister,
Water Department Distribution System Manager.

OTHERS PRESENT: Frank Sousa, Applicant for 0 Bay View Avenue (Prudence); Cort
Chappell, Attorney for Mr. Sousa; Girard Galvin, Attorney for Narragansett Bay Club
and 1200 West Main Road; Lyn Small, Engineer, Northeast Engineers & Consultants,
Inc., for Narragansett Bay Club and 1200 West Main Road; Bobby Dufault, Fire
Investigator for Narragansett Bay Club; Ken Navarro, developer for Narragansett Bay
Club; Dan Whitney, Applicant for 1200 West Main Road; and Adam Hird, Applicant for
1200 West Main Road.

The meeting began at 11:02 a.m. in the Portsmouth Room.

I. NEW BUSINESS

a. Plan Review – Alfred Sousa (applicant and owner) for property located at 0
Bay View Avenue (Prudence Island); being Tax Assessor's Map 84 Lot 49
(Zoned Residential, R-20). The Applicant seeks a Dimensional Variance to
construct a new dwelling on a lot not fronting on a public street (Article III,
Section D2). This application came before the Zoning Board of Review on
April 16, 2026. The Board voted to continue this application to the May 21,
2026, Zoning Board of Review Meeting with the condition that the Applicant
submit engineering plans of the proposed access road beforehand.

Mr. Lindo explained the situation. Mr. Sousa’s application came before the
Zoning Board of Review during the April 16, 2026, meeting, where the Board
voted to continue the application to the May 21, 2026, meeting with the condition
that engineering plans were submitted. The access road would come off
Narragansett Road, go down Hornbine Avenue, then go down Bayview Avenue,
and would be 500’. There were concerns from the abutters because of drainage,
runoff, and emergency access issues. This application was being brought to the
TRC to get opinions from the Fire Department and Department of Public Works.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

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Additionally, there is a Road Maintenance Agreement for this plat that states that
the applicant putting in a road would need to coordinate with all abutters along
that said road, all owners share responsibility and maintenance of that road under
the covenant.

Chief Ford asked if there was any layout or drawing of the proposed road. Mr.
Lindo replied not yet, which is why the Applicant needs engineering and a survey
done. Chief Ford added that from a Fire standpoint, he would like to see what is
normally required. Normally Fire does not have a lot of say on the road to a
single-family home, but he would like to see the road put into the specifications
that the Fire Department needs: ensuring proper radii, and weight bearing
capabilities. If the road is not required to be asphalt on Prudence, but it should
still maintain radius’ and compacting appropriately to maintain the apparatus out
there.

Mr. Rodrigues asked for some background information on the project and area out
there. Mr. Sousa stated he went to the Water Department on Prudence Island first
and asked them which route they preferred for the water line, they preferred
Narragansett Road, up Horbine Avenue, and down Bayview Avenue. The
Horbine road section, is slightly wooded, with bigger mature trees on the southern
side of the road, these could be trimmed back not taken out for access. Grass path
to the corner of Bayview, then moving south on Bayview, some are wide open
and then it becomes brushy with vegetation and mature trees. Whole area is pretty
wooded, and there is no current access to the lot.

Mr. Rodrigues stated tat for the standards DPW would like to see would be paved
roads with drainage, but no other roads on Prudence Island have that.

Mr. Sousa commented that his proposed road would be compacted gravel, pitched
to contain runoff, and 18’ wide (after his talks with the Prudence Island Fire
Department). The proposed turnaround would be in the driveway of the lot.

Chief Ford commented that 18’ is not NFP standard for Fire Department access,
its 20’.

Mr. Lindo asked if a survey has been done on the proposed road. Mr. Sousa said
he had established control points in the road, when he had his lot surveyed, and
put a center line in the road.

Mr. Rodrigues asked if Mr. Sousa would have the 20’ needed without going onto
others property. Mr. Sousa replied yes, it’s a deeded 40’ roadway in the plat.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

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Mr. Sousa commented that he has called 6 Engineering Firms, 4 have denied it
based on the fact that it is on Prudence Island, and the plan he was quoted is over
$50,000.

Ms. Hitchen asked when Mr. Sousa bought the property and whether he did his
due diligence before purchasing. Mr. Sousa replied last summer and yes.

Mr. Lindo asked if Mr. Sousa had talked to any of the abutters about them buying
the land or doing a land swap. Mr. Sousa replied no, they have been hostile, and
he is not interested in selling the property. Land on Prudence Island is rare when it
comes up, and he has plans for the land.

Chief Ford asked if it was not possible to have the road come down Roberta and
then up Bayview instead. Mr. Sousa replied that Roberta Avenue was owned by
the State and they have a chain fence blocking the road for hunting.

Mr. Lindo commented that for the Maintenance Agreement Mr. Sousa will need
to coordinate with the neighbors. The next Zoning Board Meeting is May 21, but
there will not be a quorum for this application, and it will be continued to the July
meeting at a minimum.

Attorney Chappell will be going to the Zoning Board for Mr. Sousa. He will be
asking to get permission conditioned on the Fire Department and Town signing
off on the access road and putting in place a Homeowners’ Agreement that the
owner of this lot understands that they have to unilaterally maintain the road
because no one else is going to contribute.

b. Modification to the Approved Final Plan of “The Narragansett Bay Club”
(Formerly ‘The Newport Beach Club’) – Newport Beach Club LLC
(Applicant) for property located on Newport Harbor Drive; being Assessor’s
Plat 22 Lot 4, & 10 and Plat 23 Lot 18 in an HI (Heavy Industrial Planned
Resort Development Overlay District). The Applicant is requesting to
reconfigure South Carnegie Beach Drive to create more efficient layout with
less pavement (there will be no change to the number of units approved).
And Waiver Request from “The Narragansett Bay Club” (Formerly ‘The
Newport Beach Club’) – Newport Beach Club LLC (Applicant) for property
located on Newport Harbor Drive; being Assessor’s Plat 22 Lot 4, & 10 and
Plat 23 Lot 18 in an HI (Heavy Industrial Planned Resort Development
Overlay District).The Applicant is requesting a waiver from Article X
(E)(1)(f) of the Town of Portsmouth Design Standards regarding the
requirement for a binder course of asphalt to be installed prior to
construction.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

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For the Narragansett Bay Club, Lyn Small, Girard Galvin, Bobby DuFault, and
Ken Navarro attended the meeting for this application.

Ms. Small began going over the realignment of South Carnegie Beach Drive. This
road is the second left off Newport Harbor Drive and will go to the Equestrian
Center. The realignment straightens out the road a little bit and keeps the same
number of units.

Mr. Navarro stated that the realignment helps 3 lots become more buildable and
this is a minor change.

Ms. Small stated that they have reengineered the area, redid the profiles, redid the
drainage, and sewer portion is under review at DEM now.

Chief Ford commented that the redesign of this area states that the number of lots
is not changing, but there are areas kept for future development, to say the change
in plan does not add any lots is misleading. Ms. Small commented that this
change in plan adds no lots, and if the developer decides to do additional lots at a
later time, they will have to go back to the Planning Board.

Chief Ford commented that the original access to the Equestrian Center (South
Carnegie Beach Drive), has already been altered. How does he know this new
road was built properly and can support the Emergency Apparatus. Ms. Small
commented that the construction has not been completed for the re-configured
roadway, and some earthwork has been done. Chief Ford commented that the road
has been moved.

Chief Ford commented there had been a surface used for years on South Carnegie
Beach Drive, and this has been moved. How does he know the re-configuration
has been done properly? Additionally, he does not think the road should have
been moved without a discussion, this was Fire Department access, and someone
has moved it. Mr. Kent added that the NBC is coming before the Committee
stating this is what they want to do, but it has already been done. Ms. Small
commented that they were told this was an insignificant change and could be done
administratively, they did not realize a TRC was required. They are making sure
the roads are being done properly to Town standards even though they are private
roads.

Mr. Navarro commented that if there are more concerns he would be glad to
verify on site with an excavator. Chief Ford added that he was making a point that
he does not think the road, for fire access, should have been moved without a
conversation.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

5

Chief Ford commented they have had a meeting recently for 6 building permits,
and he said then the Fire Department needed to have access.

Mr. Navarro asked about access from the south gate. They assumed that because
there has always been access from the south gate, South Carnegie Beach Drive
would be the second means of access to this area. Chief Ford commented that to
them south gate would actually be the second means of access, not the main. The
access off south gate is virtually impossible for them to bring water to this area if
there is an emergency. Currently, for South Carnegie Beach Drive it’s difficult but
not impossible. At the intersection of South Harbor Drive and North Harbor
Drive, there is a hydrant. For that hydrant to the corner of South Carnegie Beach
Drive is about 350 feet, and then to go further down South Carnegie Beach Drive
is more. Chief Ford is concerned about the Equestrian Center area because the
Fire Department needs to be able to get to there and get water to this area.

Chief Ford added that under the Town Ordiancnes, for building, the roads need to
have the binder down. This had to be done down the road. Mr. Navarro added that
his understanding was the first 6 buildings down the road were able to start
without the road binder going in. Mr. Kent added that the development could start
only those 6 buildings because there was access from Willow with a hydrant.

Mr. Navarro wanted to clarify that they are seeking the waiver for four building
permits, 3-H, 2-H, 1-H, and 18-H.

Attorney Galvin asked if something could be done for more water access for these
lots.

Mr. Navarro commented that they were asking for a waiver to not put in the
binder coat. But now they are willing to put down the binder coat and asked if that
was acceptable accommodation. Chief Ford said no. Chief Ford commented that
he would like to see the road done to the standards with a hydrant at the end. To
fall somewhere in the middle, the road used for years will probably not cause a
problem, but water needs to be accessible in an acceptable distance.

Mr. Dufault commented that NFPA 1 requires 600’ to a hydrant. As it is now, by
code, there is a hydrant close enough to meet this requirement. He understands the
request and the best scenario for the Fire Chief, but for those 4 buildings, there is
a water source within the required distance.

Mr. Lister commented that the first phase of adding in water lines for the
Equestrian Village is to connect Mare Terrace to South Carnegie Beach Drive.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

6

Chief Ford asked if it was possible to have a temporary above ground water line
from Mare Terrace to South Carnegie Beach Drive. Ms. Lynch stated that this is
supposed to be a permanent line put in years ago, and the loop is required for this
phase of development. A temporary line is not typically something the Water
Department allows.

Chief Ford asked if they could put the permanent water line in during two phases.
Phase 1, line from the hydrant on Mare Terrace to South Carnegie Beach Drive
with a new hydrant, and then Phase 2, the loop. Water Department stated they
would need to talk about this.

Mr. Navarro stated they would be okay with either option, the temporary water
line from Mare Terrace to South Carnegie Beach Drive, or the permanent line
done in two phases.

Discussion on enforcement and other waivers that had been approved.

Chief Ford commented that he would be happy if they could get a hydrant on
South Carnegie Beach Drive from Mare Terrace. He is okay with the road there
now for the four buildings they are planning, but he does not want to have to
come back for another meeting when more buildings are proposed and the road
has still not been completed. There can be some flexibility in the beginning and
then the road needs to be done.

Mr. Navarro gave an update on the rest of the Narragansett Bay Club progress.
The Tennis Village has been completed; Beach Village is almost done; Hillside
Village has 6 remaining lots; and Waterside Village will be starting soon
(modification to the approved final plan was approved during the October 9,
2025, Planning Board Meeting). The whole project is approximately 50%
completed.

Mr. Kent asked if the proposed septic on this section would tie to the existing
septic system. Mr. Navarro replied they have sufficient septic for the proposed 4
homes, but it’s getting close. Ms. Small had a meeting with DEM and they are
near the final stages of review for that new septic system.

Mr. Rodrigues commented that although not done in the past, the Town
Ordinance says that the roads needed to be inspected by the Town.

Mr. Kent had a question about the progress with the cemetery that is there. He
was called down when some headstones were found and wanted an update. Ms.
Small replied ground penetration radar was used when originally this project was

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

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approved. More monuments were found, they stopped, did ground penetration
again, and they are still maintaining their 25’ distances.

Ms. Hitchen asked for an update on the 4 Affordable Units. Mr. Navarro stated
they bought 2848 East Main Road and are in the process of renovating it. There
was some lack of clarity on what was required for sprinklers, which has resulted
in delay. Recently they got a design approved and a vendor. Will be 4 1-bedroom
apartments with parking on site, not very fussy abutters, and the septic permit has
been approved. Will look historic when done. They do not have a desire to own
this property long term. Sprinkler plans need to be uploaded to the OpenGov
Portal.

Attorney Galvin recapped. Reconfiguration plans of South Carnegie Beach Drive
need to be uploaded to OpenGov. Additional talks with the Water Department
will happen in the coming weeks. Ms. Lynch stated the original project was
approved in 2011. It is going back to the Board for updated approval next week.
Plans have already been reviewed and approved. Easements are needed because
it’s a private development and then they will continue talks about the extension
piece with the promise of the loop. Chief Ford is comfortable with the waiver of
the binder if the water is improved from Mare Terrace to South Carnegie Beach
Drive. Ms. Hitchen is comfortable with that. Mr. Rodrigues does not want to see
the binder go down until the utilities go in, as long as Fire is okay with it, he is as
well.

c. Pre-Application Plan Review — Dan Whitney and Adam Hird (Applicants)
for property located at 1200 West Main Road; being Assessor’s Plat 44 Lot 7
in an LI (Light Industrial) Zone. This applicant seeks a pre-application plan
review to construct a storage facility.

Ms. Hitchen began going over the history of the site. The site received Master
Approval for a Planned Unit Development for retail/service use, by the current
owners. Mr. Whitney and Mr. Hird are the potential buyers of the property. Mr.
Hird stated they are proposing a self-storage facility on the site. The building
would have more square footage than what was approved, but there would be less
site coverage, less traffic, less lighting, and less impervious surface. This would
be less coverage on the site, and less intensive than what was approved. They
would combine 44-7 and 44-8 and demolish the house on 44-8.

Ms. Hitchen asked Mr. Whitney and Mr. Hird if they were aware another self-
storage facility down the road was approved very recently. They replied they were
aware. Mr. Hird had listened to the recordings of those hearings.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

8

Mr. Hird wondered if anyone was concerned this would over supply the market
and went over that. Federal government says 17,000 people in Portsmouth, State
says 19,000, both say the population on the Island has not significantly changed
since the 1980s. He believes the population is actually higher. Mr. Hird thinks
Portsmouth’s population is closer to 21,000 people.

Ms. Hitchen asked in a 5-mile radius how many other storage facilities are on the
Island. Mr. Hird replied 5, including the proposed one.

Mr. Hird commented that they have successfully built these storage facilities in
Long Island, New York, New Jersey, and Rochester, Massachusetts.

Mr. Hird commented that ½ the tenants are renting for 6 months or less.

Mr. Hird commented the proposal is 68,000 square feet of rentable space, and 519
total units. These will be bigger units than the ones just approved. There are three
different types of units (and vehicle storage), indoor climate control, exterior
facing outdoor climate-controlled spaces, non-climate controlled exterior units.

Ms. Hitchen asked what kind of design they were looking at. Mr. Hird replied
they have looked at the wide range of architecture in Portsmouth and fixated on
the old barns. They think the barn aesthetic with stone and board and batten siding
is appropriate there. The large barn doors on the front are used for people to drive
in and unload.

Ms. Hitchen stated there is master plan approval for a larger PUD. Attorney
Galvin stated this could be a regular development or asked Ms. Hitchen if this
could be a modification to the approved Master Plan. Attorney Galvin added that
there are a lot of stormwater issues on the site. The approved Master Plan had
stormwater plans, but the new proposed plan has even more.

Chief Ford commented that since the building is over 20,000 square feet there
needs to be fire access all around the building. Mr. Whitney asked if the access
needed to be paved. Chief Ford replied it needs to be compacted, 20’ all around
and a certain grade. Mr. Hird asked if there could be crash boxes and knox boxes
since they do not want the residents to have access all around the building. Chief
Ford said that was fine.

Mr. Hird asked about a fine panel in the office. Chief Reimels said they prefer an
exterior door to the sprinkler room and the fire panel.

Chief Ford would like to see the whole layout of the fire road with radii.

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

9

They went over the drainage issues. Attorney Chappell stated Mr. Cotta (abutter)
has withdrawn his objection based on the compromise between the prior
developer. This proposal from Mr. Hird and Mr. Whitney is substantially better,
according to Attorney Chappell, for Mr. Cotta. Attorney Chappell stated Mr. Hird
and Mr. Whiteny inherited a nightmare. 9 or 10 years ago, the owner of the lot
built a dam, which caused a lot of issues with water on the surrounding properties.
When looking at the aerials, the brown square on the edge of Mr. Cotta’s property
used to be a field he farmed for decades, but when the dam was put in, this area
flooded and he could no longer get his tractors in. Mr. Hird and Mr. Whitney have
plans to help with a lot of these water problems, more so than what was
previously approved.

Ms. Hitchen asked if they foresee any potential variances for this proposal. Ms.
Small replied maybe for building height, because of the wording of the ordinance.
Mr. Hird and Mr. Whitney think they will be okay with the height requirement,
but this will be checked.

Ms. Hitchen asked about the appearance on the south side of the building. Mr.
Hird said they plan on focusing on planting instead of architecture. Mr. Hird
thinks the neighbors would rather have the plantings hiding the building.

Discussion on parking.

Attorney Galvin asked if the parking shown was based on calculations. Mr. Hird
replied no, that’s just what they have for now. Attorney Galvin stated that it could
end up being another variance.

Discussion on fire lane.

Ms. Small stated that with the previous approval, she had started the DOT
stormwater permit process. DOT gave preliminary stormwater review and asked
for them to address volume, which is very difficult on this property. The new
proposal will be to try to help with some of the problems, but it will not solve
everything.

Ms. Hitchen asked if they plan to merge the two lots. Mr. Hird replied yes.

Ms. Hitchen stated if it continues as a planned retail/service development, this
proposal would be a modification that may or may not require variances. If the
modification does need a variance, this would trigger going back to the Planning
Board for approval. They are proposing 519 units, which would need 16 parking
spaces. They believe they can make this work without a variance. Attorney Galvin

Town of Portsmouth
Technical Review Committee
2200 East Main Road, Portsmouth, Rhode Island 02871
www.portsmouthri.gov

10

stated there is a timing question there. They want to take what is already there,
with a less intense development under the same PUD umbrella.

Discussion on the height.

Ms. Hitchen said she believes this could be a modification to the Master Plan
approved PUD done administratively, if no variance is required. Attorney Galvin
stated if that can be done, they can take the modification to the Master Plan, go to
the State, have deeper conversations, and then come back with more detailed
plans and have a Public Hearing for Preliminary. Ms. Hitchen suggests speaking
with the neighbors on the proposal to move forward.

Meeting ended at 1:55 p.m.
Respectfully submitted by:
Kristen Black, Planning Technician