Newport Planning Board Regular Meeting – June 2, 2025

The Newport Planning Board held a regular meeting on June 2, 2025, at 6:30 p.m. in the Council Chambers at 43 Broadway. The board approved the May 12, 2025 minutes, received a presentation on the Vision Zero Safety Action Plan, and set a special meeting for June 16, 2025. Major actions included continuing two petitions (Future Land Use Map amendment and 525 Broadway) to the special meeting, continuing the Camp Rocky Farm application for further discussion, and granting preliminary approval for the Waites Wharf Hotel North and South Lots (App. Nos. 2024-DPR-01 and 2024-DPR-02) after extensive deliberation over four previous meetings.

Consent Calendar

• Approved the May 12, 2025 meeting minutes.
• Scheduled a special meeting for Monday, June 16, 2025 at 6:30 PM at the Pell School.
• Continued Items A (Petition to amend Future Land Use Map for 7 Seaview Avenue) and B (525 Broadway Unified Development Review) to the June 16 special meeting.

Communications

• Staff presented the Vision Zero Safety Action Plan, which was approved by the City Council on May 28, 2025. The plan includes safety action items to augment the Transportation Master Plan and is available online.

Discussion Items

Camp Rocky Farm (App. No. 2024-DPR-03)

• Applicant Presentation: Michael Monte of NAI GVA represented the Girl Scouts of Southeastern New England. The project includes renovating the existing lodge, demolishing a caretaker cottage to build a covered pavilion (Mariner Cabin) with additional bunks and a caretaker apartment, relocating the archery range, widening the driveway for emergency access, and installing stormwater management for the first time. The camp will continue to serve approximately 40 day-campers and allow multiple troops to use the facility simultaneously. The Technical Review Committee and staff recommend approval.
• Public Comment: Rachel Connerton (140 Carroll Avenue, abutter) expressed support for Girl Scout use but concern about potential rental events (weddings, corporate functions) as advertised on the Girl Scouts website, and stormwater runoff. She requested restrictions on rentals.
• Applicant Response: CEO Dana Borelli Murray clarified that rental listings on the website are for other properties, not Camp Rocky Farm. The property has never hosted weddings in modern times. The zoning allows charitable institution use; any special events would require a special event permit from the city council. The Girl Scouts also serve adult members (volunteers) and should not be restricted to youth-only use.
• Board Deliberation: Discussion centered on limiting use to prevent intensive special events. The board proposed a condition that if the property is rented to a third party for use, a special event license from the City Council is required. The applicant requested more time to discuss language, and the board voted to continue the application to the June 16 special meeting with instruction for staff and applicant to work on a condition regarding scope of special events.
• Outcome: Continued to the June 16 special meeting. Motion to continue carried unanimously.

Waites Wharf Hotel – North Lot (App. No. 2024-DPR-01) and South Lot (App. No. 2024-DPR-02)

• Applicant’s Rebuttal: The applicant introduced a traffic expert (Lorenzo Dontis) who provided a supplemental memorandum addressing trip generation and event scenarios, concluding that the proposed uses will generate fewer daily trips than existing uses and no reduction in level of service within 200 feet. The applicant’s planning expert (Paige Bronk) submitted a rebuttal to the objector’s expert.
• Objector’s Rebuttal: Scott Spear (representing Coddington Landing Condominiums) called land use expert Scott McLean, who argued that the surrounding area is predominantly residential (72% by property count within one block), that the proposed buildings are out of scale (four stories vs. average two stories), and that the project is inconsistent with the comprehensive plan’s vision for small-scale mixed use.
• Public Comment (over 90 written comments):
  • Supporters (approximately 11) cited economic benefits, improved waterfront access, reduced late-night noise from existing bar operations, and better design.
  • Objectors (approximately 82) raised concerns about traffic congestion, parking shortages, safety on narrow streets (Waits Wharf and Coddington Wharf), scale incompatibility with the historic neighborhood, increased daytime traffic (shifting from late night to daylight), stormwater runoff, noise, and inconsistency with the comprehensive plan.
  • Friends of the Waterfront supported only the public access elements.
• Board Deliberation and Conditions: The board discussed a set of conditions to mitigate impact, including:
  • Only Rhode Island trolley-style buses (under 40 feet) permitted on Waits Wharf; full-size motor coaches prohibited.
  • Apartment buildings limited to 12-month minimum residential leases (no short-term rentals).
  • Exclusive private exit for north lot via West Extension Street and for south lot via a key-fob gate to Coddington Wharf (exit-only); gates to be maintained in good working order.
  • Shared street at the entrance from Thames Street incorporating different materials, directional indicators, and warning surfaces, approved by City Engineer.
  • Enhanced wayfinding signage for guests, patrons, and residents, approved by City Engineer.
  • Parking/event traffic management plan to mitigate peak event, festival, and seasonal congestion, prioritizing multimodal safety, reviewed and approved by City Engineer and Technical Review Committee (TRC).
  • Deliveries allowed only between 5:00 a.m. and 10:30 a.m. daily.
  • Educational signage along the harbor walk regarding stormwater systems and waterfront history, developed with a local public body.
  • Shelter/awning at water taxi stop.
  • Additional condition for the south lot: outdoor event space limited to hours before 10:00 p.m. (this was discussed but not formally added after debate; the board deemed existing noise ordinances sufficient).
• Votes:
  • North Lot – Special Use Permit for Multifamily: Approved (6-0).
  • North Lot – Special Use Permit for Transient Guest Facility: Approved (6-0).
  • North Lot – Development Plan Review: Approved (6-0) with conditions from staff report and board discussion.
  • South Lot – Special Use Permit for Multifamily: Approved (6-0) with same conditions.
  • South Lot – Special Use Permit for Transient Guest Facility: Approved (6-0).
  • South Lot – Development Plan Review: Approved (6-0) with same conditions.

Key Outcomes

• Waites Wharf Hotel (North and South Lots): Preliminary approval granted for both lots, subject to the conditions listed above and final approval by the Administrative Officer after recording of administrative subdivision. The project includes a combined 89 transient guest rooms, two restaurants/event venues, 14 multifamily dwelling units (with 12-month lease restriction), improved marina operations, new harbor walk, water taxi stop, kayak storage, and enhanced public access.
• Camp Rocky Farm: Continued to the June 16 special meeting for further refinement of conditions regarding event use.
• Future Land Use Map Amendment and 525 Broadway: Continued to the June 16 special meeting.
• Liaison Reports: No significant updates; a board member volunteered to serve as liaison to the Bicycle and Pedestrian Advisory Commission.