Narragansett officials seek ban on duplexes

NARRAGANSETT – Narragansett town officials are looking to ban duplexes in most of the town, and allow them only by special permit in two zones, the second time officials have tried to explicitly circumvent new zoning rules meant to increase housing production.

The ban is in response to last year’s housing package, which allowed for more development across the state.

Narragansett previously increased its setback requirements by 15% to circumvent a state law that would give builders a 15% leeway, part of Speaker K. Joseph Shekarchi’s 2023 housing package.

The newest salvo against state lawmakers’ attempts to alleviate the crushing housing crisis is predicated on the idea that it might be a little bit easier for people to build duplexes on lots that are smaller than the size required under Narragansett’s zoning code, which requires expansive lots for duplexes.

The Town Council heard the ordinance on Monday night, but took no action.

While councilors contemplate banning duplexes, they have continued to bemoan the lack of families in the town and the lack of available housing for families when trying to exclude students from living in the town or create new restrictions on short-term rentals. No one mentioned the impact banning duplexes would have on the lack of housing.

2023’s housing package loosened restrictions on mandated lot sizes

Among the laws passed in last year’s housing package was an allowance for lots that are smaller than the required size under local zoning rules to still be built on, based on a proportional formula related to the lot size. A bill introduced this year would clarify the math required to figure out what can be built.

Narragansett town officials are considering the ban because, under the new state rules, it might be a little easier for someone to build a duplex on a lot in town, Narragansett Planning Board Chairman Mark Brady wrote in a memorandum.

While the new state rules make it easier for a family to build two units, instead of one on a single lot, “it does not afford the opportunity to determine their appropriateness/ compatibility with the neighborhood,” Brady wrote.

In a statement, Shekarchi wrote that he is not surprised by “Narragansett Town Council’s continued efforts to thwart affordable housing.”

“This is the latest attempt by Narragansett to block the creation of more housing opportunities, which are needed in every community throughout the state,” he wrote. “The Town Council members will ultimately have to face the voters in November.”

Narragansett looks to ban duplexes over ‘density’ concerns

Currently, duplexes are allowed by right in four of Narragansett’s five residential zones and by special permit in one zone, the two-acre zone (R-80), which requires two acres of land to build anything.

The ordinance that passed its first reading on Monday night bans new duplexes in three of the zones with the smallest lot sizes, of a quarter acre (R-10, R-10A) and a half acre (R-20).

The ordinance would require anyone who wants to build a duplex to apply for a special use permit in the 1-acre zone (R-40). Unchanged would be the requirement for a special permit in the 2-acre zone (R-80).

Special use permits were also a subject of the 2023 housing bills. Under the new state rules, a special use permit must be granted so long as a development abides by the previously adopted restrictions under the permitting scheme.

“These proposed adjustments to the new Ordinance will serve to protect the character of the Town, which is a priority of the Comprehensive Plan,” Brady wrote in the memorandum.

Narragansett requires bigger lots for duplexes than single-family homes

While the official term for lots smaller than the prescribed size is “substandard,” the smallest lot for a duplex in Narragansett (R-10, R-10A) is nearly half an acre, 20,000 square feet, double the lot size required for a single-family home in the same zone.

Narragansett’s zones are named for how many thousand square feet they require for a singlefamily home. The R-10 zone requires a nearly quarter-acre, or 10,000 square feet, lot.

Duplexes must be on lots of 30,000 square feet in the R-20 zone (compared to 20,000 for single-family counterparts).

In the R-40 zone, duplexes require twice the lot size as a single family zone, 80,000 square feet, just under two acres.

Allowing more people to build two units, instead of one unit, will “protect the character of the Town,” Brady wrote.

How many lots would be affected?

In his memorandum, Brady wrote that Narragansett planning staff estimated there are 2,800 undersized lots in the quarter-acre zones, 45%, and 86% of the lots are not large enough for 30,000 square feet currently required for a duplex.

In the half-acre zone, 1,300 (52%) lots in the half-acre zone are undersized and 56% are not big enough for the increased by-right requirement of an acre for a duplex.

Reach reporter Wheeler Cowperthwaite at wcowperthwaite@providencejournal.com.