Newport Planning Board Meeting – October 6, 2025: Treadway Hotel Expansion Approved, Comprehensive Plan 2037 Introduced

The Newport Planning Board met on October 6, 2025, at 6:30 p.m. in the Council Chambers. The meeting began with a tribute to outgoing Chair Jeff Brooks for his years of service, followed by Vice Chair Margaret Bolsky assuming the chair for the remainder of the meeting. Key actions included approval of the September 8, 2025 minutes with an amendment, a presentation on the Comprehensive Plan 2037 update, and a lengthy public hearing on the Treadway Hotel expansion application (Unified Development Review for Development Plan Review Application No. 2024-DPR-02). The board granted the requested dimensional variances and a Category 3 Special Use Permit for the hotel expansion, subject to several conditions. A second application (Fleury Properties subdivision, App. No. 2024-MS-04) was continued to the November meeting.

Consent Calendar

• Approval of Minutes: The September 8, 2025 meeting minutes were approved as amended. The amendment corrected a description of parking spaces from "leases" to "deeded" from St. Peter's Lutheran Church.

Communications

• Comprehensive Plan 2037 Update: Mindy Watts of Interface Studio, the lead consultant for the city's mandatory 10-year comprehensive plan update, introduced the firm and the process. The plan, called "Newport 2037," will have a 20-year vision and involve six phases over 18 months, with public engagement starting that week at the Equidnik Farmers Growers Market and Broadway Street Fair. Consultants include Minigret Partners (economics), Woods Hole Group (climate resiliency), and others. Initial interviews and an online survey will launch, with a large public open house planned for December 2025. Board members Kevin, Jared, and Frederick are serving as a sounding board for staff.

Public Comments & Testimony

• Treadway Hotel Public Comments:
  • Brick Market Condo Association Representative: Expressed concerns about parking. Noted that the hotel currently has 168 parking spaces but the code requires 219, and with other projects like the vacation rental at 144 America's Cup Avenue, parking demand is high. Noted that the hotel's restaurant (Salt) has been closed for years. Supported the harbor walk concept but worried about spillover parking and urged documentation of transportation center use.
  • Linda Stevenson, Friends of the Waterfront: Strongly supported the harbor walk extension from Parate Park to Bowen's Wharf, calling it a huge benefit for both tourists and residents. Asked that as a condition of approval, the applicant file and record a permanent easement for public use to ensure the harbor walk remains publicly accessible and not closed for private events.
  • Steve Land, Harbor Master: Described the coordination with the applicant to move the planned harbormaster building back 10 feet to allow for the harbor walk. Emphasized the improvement in pedestrian flow from the ferry terminal and Parate Park, noting that currently people must walk on America's Cup Avenue. The harbormaster building and bulkhead reconstruction is proceeding separately, with demolition expected between September and November 2026.

Discussion Items

• Treadway Hotel Expansion (49 America's Cup Avenue): The applicant, 49 Newport Hotel LLC (Procaccianti Companies), seeks to expand the existing hotel from 133 to 164 rooms, add 4,629 sq. ft. of retail space, 1,300 sq. ft. of meeting space, and a publicly dedicated harbor walk (approximately 250 yards) along the waterfront. They request a Category 3 Special Use Permit (since hotels in the Waterfront Business zone require one) and dimensional variances for density (11 additional rooms beyond the 153 allowed by right) and parking (168 spaces provided vs. 219 required). The existing hotel, built in 1972, is outdated and isolated from the waterfront. The project includes demolishing ground-level structures in the flood zone and building an elevated podium with parking below, retail/restaurant/meeting space at elevation 15, and new guest rooms above. The existing hotel will be renovated and its pool enclosure removed. The harbor walk will be deeded as a permanent easement. Presentations were made by the applicant's team: attorney Peter Regan, architect Justin Hetty (Centerbrook Architects) who gave a virtual walkthrough, traffic engineer Paul Bannon, civil engineer Phil Henry, real estate expert Jim Hoole, and landscape architect John Carter. Key points: parking will be managed via valet and reservations; 75-80% of hotel guests typically drive; the parking lot is currently paid public parking and will remain so with strict controls; shuttle service is planned; deliveries will be limited to morning hours; stormwater management will be improved with a net decrease in impervious surface and increase in compensatory storage (20,000 cubic feet); the project will not increase runoff; and all new construction is above base flood elevation. The Technical Review Committee (TRC) gave a positive recommendation, and the staff report recommended approval with conditions, including the easement for the harbor walk.
• Liaison Reports: Tree and Open Space Commission discussed park hours and Murphy Park slide deterioration. Waterfront Commission report given by Harbormaster. Energy and Environment Commission is working on a new chapter for the comp plan. Housing & Zoning Working Group discussion led to a proposal to dissolve the group and create a Zoning Working Group liaison instead. Bicycle and Pedestrian Advisory Commission liaison remains vacant; staff will attend and report. Board requested staff provide a method to keep updated on road/transportation projects, including state initiatives.

Key Outcomes

• Treadway Hotel Application Approved: The board voted unanimously to:
  1. Grant dimensional variances for density (11 additional rooms) and parking (168 spaces instead of 219).
  2. Grant the Category 3 Special Use Permit.
  3. Approve the Development Plan Review. Conditions include:
  • Applicant must file and record a permanent easement for the public harbor walk from Parate Park to Market Square, with maintenance agreements and terms determined by the administrative officer.
  • Applicant must provide a written action plan for a shuttle service for hotel guests (local travel and drop-off/pickup).
  • Deliveries to restaurants, retail, and hotel on Market Square are limited to 5 a.m. to 12 p.m.
  • Other standard conditions: final plan approval by administrative officer, physical alteration permit for work in public right-of-way, coordination with utilities department on sewer/drainage, and alternative renderings of the proposed tower (already satisfied).
• Fleury Properties Subdivision Continued: Application No. 2024-MS-04 (173-175 Coggeshall Avenue) was continued to the November 2025 meeting without discussion.
• Administrative Officer Actions: Noted for informational purposes: Newport Pell Bridge Realignment subdivision parcels recorded; demolition of single-family home at 7 Weatherly Avenue approved; corrective subdivision recording at 16 Congdon Avenue; final plan for minor subdivision at 71 & 75 Tilden Avenue recorded.
• Liaison Assignments: Patricia Antonelli volunteered as liaison to the Energy and Environment Commission; Jeff Brooks recommended dissolving the Housing & Zoning Working Group and appointing a Zoning Working Group liaison (to be determined). The Board also discussed forming a liaison for the Comprehensive Plan advisory committee, pending city council guidance.