Newport Planning Board Special Meeting – June 18, 2025

The Newport Planning Board held a special meeting on June 18, 2025, beginning at 12:00 p.m. (per agenda) and continuing into the evening, adjourning at 9:50 p.m. The meeting was held at Pell Elementary School (35 Dexter Street) rather than city hall. The board considered four business items: a CDBG supplemental application for the MLK Center, a development plan for Camp Rocky Farm (Girl Scouts), a petition to amend the Future Land Use Map for five Seaview Avenue properties, and a continuance for the 525 Broadway project. The meeting adjourned at 9:50 p.m.

Consent Calendar

• Approval of Minutes: The minutes of the May 15, 2025 Special Meeting were approved unanimously.
• Community Development Block Grant (CDBG) Supplemental Application – Project Year 25: The board adopted the staff report as findings of fact and found the proposed activities (support for the Martin Luther King Community Center, which provides services from daycare to food pantry) not in conflict with the Comprehensive Land Use Plan. The motion passed unanimously.

Public Comments & Testimony

• Camp Rocky Farm:
  • Angela (former Girl Scout, Newport resident): Expressed strong support, citing the importance of green spaces for children's development and mental health. Highlighted a statistic that girls are two times more likely than boys to experience chronic depression (28% vs 13% in middle school, 20% vs 10% in high school).
  • Claire McPherson (Newport resident, Girl Scouts board member): Supported the project, noting that the camp's "cozy" nature is valued by girls.
  • Rachel Connerton (140 Carroll Ave, abutter): Stated she is 100% behind the Girl Scouts' camp improvements but expressed concern about potential outside events, citing the Girl Scouts website listing Rocky Farm for corporate events and weddings. She requested restrictions on large events.
  • Additional written comments: 10 letters of support were submitted, including from the YMCA, Newport Public Schools, RI Foundation, and others. (Read into record.)
• FLUM Petition: No public comments were offered.

Discussion Items

• CDBG Supplemental Application: Staff (Trisha) explained that the MLK Center missed the earlier grant round and this supplemental application seeks federal funds through HUD and the state. The board reviewed the consistency with Comp Plan goals, particularly CSF 5.1 (support programs for disadvantaged). The board found the activities not in conflict and voted to approve.

• Camp Rocky Farm (Application No. 2024-DPR-03) – Continued from June 2, 2025:

  • Presentation: Girl Scouts CEO Dana Borelli Murray described the camp's history (since 1950, originally a tuberculosis hospital), current operations (day and overnight camp, mariner program, troop rentals), and the need for renovation (last renovated 1993, cramped, only one troop at a time, long waitlists). The project includes a new "Alumni Building" (rebranded as Mariner Cabin), two covered pavilions, relocated archery range, and 10 new parking spaces. The existing lodge will be reconfigured with improved insulation, ADA compliance, and modernized kitchen/bathrooms. The CEO stated that the property costs about $200,000 per year to maintain and that event revenue is part of the sustainability plan.
  • Architect Christina Carlson (Union Studio) detailed the design, emphasizing that no additional square footage is added—only reconfiguration. The new Mariner Cabin will have a dorm-style layout with private restrooms. The existing lodge will be improved with insulation and all-electric systems.
  • Engineer Mike Russell (LDEC) described site improvements: widening driveway to 20 ft for fire code, stormwater management with underground infiltration, and maintaining existing utilities. The archery range will be moved to a safer location with netting.
  • Applicant's attorney Michael Monte presented six proposed conditions to address event concerns: (1) apply for special event permit for any event requiring it; (2) apply for special event permit for events not hosted by applicant or for its benefit with >75 persons expected; (3) no weddings unless for alumnus or current member; (4) any outdoor activities end by 9 p.m.; (5) adequate off-site (not on-street) parking for events; (6) if property sold to non-Girl Scout entity, new owner must seek renewal of SUP.
  • Board discussion: Members questioned the event conditions. Monte clarified that the conditions are meant to allow reasonable accessory uses, consistent with other nonprofits. The board noted that the project is primarily for Girl Scout activities and that the site is not designed for large events. The board discussed the 10 parking spaces and potential off-site parking for events. The board found that the applicant met the Category 2 special use permit standards (bicycle parking, sidewalks, stormwater, traffic, landscape buffer, lighting, parking location).
  • Board vote: Moved to approve the Special Use Permit (Category 2) and Development Plan Review with the applicant's six conditions. Both motions passed unanimously.

• Petition to Amend Future Land Use Map (FLUM) – 5 Seaview Avenue Lots:

  • Applicant: Erin Flynn, owner of 7 Seaview Ave. Wants to change FLUM from Low Density Residential to Medium Density Residential to allow rezoning from R-60 to R-10. The ultimate goal is to subdivide her lot to build a second home for aging in place.
  • Applicant's planner Paige Bronk (30+ years, former Newport planning director, AICP) testified that the five lots (average 18,818 sq ft) are similar in size and character to properties north of Seaview (which are medium density) and are significantly different from the larger estate lots to the south (average 62,000+ sq ft). He argued that the gate at the end of Cliff Avenue is a natural boundary, and the current low-density designation is an oversight. He cited the 2024 Housing Element which identifies the Memorial Boulevard neighborhood as suitable for housing production. He also noted that the National Register has no regulatory teeth and that historic preservation is handled by the Historic District Commission.
  • Applicant Erin Flynn testified she has lived in the neighborhood 26 years, her family for 85 years. She wants to age in place and has support from all seven property owners in the area.
  • Objector's attorney Joshua Parks presented two witnesses:
    • Architectural historian Ronald Onorato (professor emeritus, URI, PhD, former chair of RI Historic Preservation Commission) argued that the Oaker Point Cliffs National Register District treats both sides of Seaview as one continuous historic area. Changing density would erode the integrity of the district, which is characterized by "commodious" lots and early resort character. He noted that the district is not defined by lot size but by overall character.
    • Planner Douglas McLean (20 years, AICP) testified that the two sides of Seaview are significantly different: north side has 10 structures on 0.23-acre average lots, south side has 5 structures on 0.46-acre average lots. He argued that Seaview serves as a logical zoning boundary, and the city's intent was to maintain low density to prevent subdivisions. He also noted that the new Housing Chapter promotes growth in appropriate areas, not in historic districts, and that the likely outcome (a luxury home) would not meet the diverse housing needs identified in the plan. He presented a slide showing a 35-foot drop in elevation on Seaview, raising stormwater concerns.
  • Board deliberation: Board members discussed the standards for FLUM amendments under RIGL 45-22.2-3C. They found that the amendment promotes orderly growth, housing production, and is consistent with the Comp Plan. They noted that the area is not part of the large estates and that the natural boundary is the gate, not the street. The board voted to forward the amendment to the City Council with a favorable recommendation and directed staff to prepare the amendment for a public hearing at the August regular meeting.

• 525 Broadway (Application No. 2024-DPR-04): Applicant requested continuance to August 4, 2025, to submit revised plans. Granted unanimously.

Key Outcomes

• CDBG Supplemental Application: Approved unanimously.
• Camp Rocky Farm: Special Use Permit and Development Plan Review approved unanimously with the six conditions proposed by the applicant.
• FLUM Petition: Board voted to forward the proposed amendment to the City Council with a favorable recommendation. Staff will prepare the amendment for a public hearing at the August regular meeting.
• 525 Broadway: Continued to August 4, 2025.
• Administrative Subdivision (104-112 Mill St): Noted as informational; no action required.