Zoning Board of Adjustment — May 5, 2026
The meeting featured a spirited public hearing regarding pickleball noise, with significant tension between resident testimony and the applicant's technical mitigation claims.
Video still
Public impact
Outdoor Pickleball Court Development
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The applicant proposed using specialized surfaces, quiet paddles, and acoustic fencing to mitigate noise. Opponents cited studies on the 'impulse pop' frequency and expressed concerns that noise would be audible to neighbors in multi-story buildings.
The application was continued to June 2, 2026, to allow for an independent acoustical review.
The town will seek an independent acoustical engineer to review the mitigation plans and conduct a site visit.
Decisions logged
Topics discussed
▶ 01:59 Variance Request for Outdoor Pickleball Courts
A request by PR Sports Hooks LLC for a variance to permit six outdoor pickleball courts at 179 Main Street, focusing heavily on sound mitigation strategies.
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The applicant presented a detailed sound mitigation package including the use of 'Cushion-X' surfaces, USAP-certified 'Quiet Paddles,' and 'Noiseguard' acoustic fencing. Opponents argued that the repetitive nature of the noise could cause physiological and psychological distress, citing studies on the 'impulse pop' frequency of the sport. Board members raised concerns about the effectiveness of mitigation, the difficulty of enforcement, and whether the current data sufficiently proves no substantial impairment to neighbors. One member argued that if residents can see the court from their decks (due to the proximity of a nearby 2.5-story building), the noise will not be effectively mitigated. There was significant tension regarding whether the current reports provided by the applicant's engineers were sufficient or if an independent third-party review was required to meet the legal burden of protecting property values.
The board did not reach a vote during this segment and was unable to reach a decision due to concerns regarding insufficient information and the need for an independent expert review. Chairperson Huminick expressed significant skepticism and requested more evidence.
The application is continued to a public hearing on June 2, 2026. The Chairperson indicated a desire to hire an independent acoustic engineer to conduct a site visit and study the property. The town will seek an independent acoustical engineer to review the existing mitigation plans.
▶ 1:49:00 Variance Request: 93 Brookdale Road (Two-Family Dwelling)
A request to allow a two-family dwelling on a lot that does not meet the minimum frontage and acreage requirements for the rural district (MAP 86, Lot 73, 93), including removal of an existing mobile home.
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The applicant requested a variance for lot size and frontage. Supporters noted the lot was created in 1975 and that similar duplexes exist in the neighborhood. A neighbor raised concerns about how drilling a new well for the project might affect the water table/well capacity for adjacent properties, to which the applicant clarified that the existing well would be decommissioned and replaced. The board discussed technical requirements for a new well and septic system to ensure proper separation distances. Concerns were raised regarding the lack of engineering analysis on how a new well might affect neighboring wells and the unknown depth/draw of the existing well. The board confirmed the removal of an existing mobile home as part of the proposed two-family dwelling plan.
The board moved to grant the variance subject to specific conditions regarding septic design. The board voted 5-0 to grant the variance, subject to the condition that an approved septic design demonstrating it can meet lot loading requirements is submitted prior to the issuance of a building permit.
The applicant must submit an approved septic design before a building permit can be issued.
▶ 2:05:58 Approval of April 7, 2026, Meeting Minutes
Review and approval of the minutes from the previous meeting held on April 7, 2026.
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The board members were asked to confirm if they had read the minutes from the April 7, 2026, meeting.
The minutes were approved as written with a 4-0 vote.
Controversy & dissent
Potentially controversial issues
Variance Request for Outdoor Pickleball Courts (179 Main Street)
Variance Request for 93 Brookdale Road (Two-Family Dwelling)
Community vs. board tension
Action items
Notable statements
We are proposing that all outdoor play would be required to be utilizing USAP Quiet certified paddles. — Doug McGuire · Explaining the primary method to mitigate the sound of the paddle hitting the ball. ▶ 12:27
Pickleball noise is worse than dying of cancer. I can't live a normal life for me. — Ivan Rabello · Reading a sample comment from a study regarding the psychological impact of pickleball noise on residents. ▶ 40:45
If you can see the court, you're gonna hear the noise. — Unidentified speaker · Arguing that current sound mitigation (fencing) is ineffective for residents on upper floors of nearby buildings. ▶ 1:01:00
You bear the burden of carrying each of the five criteria. — Unidentified speaker · Reminding the applicant that the legal requirement to satisfy all zoning criteria rests on them. ▶ 1:09:00
You bear the burden. You bear the burden of carrying each of the five criteria. — Dionne Garon · Reminding the applicant that the legal responsibility to prove the necessity of the variance lies with them. ▶ 1:09:25
When you have dueling studies, the person with the burden of proof loses. — Unidentified speaker · Explaining the legal requirement that the applicant must prove the project won't diminish property values. ▶ 1:40:00
I would like to have our own independent acoustic engineer look at this property... and make me feel good and give me a reason to vote yes. — Edward Huminick · Expressing his current lack of confidence in the applicant's provided engineering report. ▶ 1:07:15
I don't think there's any question that the removal of the existing structure won't be an improvement to the character of the neighborhood. — Unidentified speaker · Discussing the impact of removing the mobile home during the variance deliberation. ▶ 2:04:14
Member positions
Positions marked ~ are inferred from context and may not reflect the member's explicitly stated position. UNCLEAR means the vote was split but the record did not name how this member voted — it is not a “yes.”
Public comment
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gemma-4-26b, grok-4-fast, grok-4.20-0309-reasoning · analyzed 2026-06-22.