Newport Zoning Board of Review Meeting Summary - November 24, 2025

The Newport Zoning Board of Review convened for its regular November meeting on Monday, November 24, 2025. The agenda included routine approvals, a summary calendar of four petitions, and three full hearing petitions. The Board unanimously approved the October 27 minutes, extended a permit expiration for 282 Thame Street, and allowed the withdrawal of a request for Atlantic Street. Four summary calendar petitions were approved unanimously, including one conditioned on restricted generator testing hours. The full hearing for 594-596 Thame Street was continued to January 2026 to allow for amendments regarding parking. The hearing for 22 Narragansett Avenue concluded with a 4-1 vote to approve the petition. A third full hearing petition, Three Butler Street, was continued to the December meeting.

Consent Calendar

• 282 Thame Street Extension: The Board granted a 12-month extension for 282 Thame Street. The applicant, represented by Tanner Jackson, cited architectural changes, financing delays, and water damage restoration as reasons for the need for an additional year.
• Atlantic Street Withdrawal: The Board unanimously approved the withdrawal of the zoning relief request for Atlantic Street after the applicants determined, following a new survey, that no relief was needed.

Summary Calendar Approvals

• Five Newport Avenue: Approved a dimensional variance for Susan Eisenberg to construct two additions, increasing lot coverage to 36.13% (from a 30.25% limit).
• Five Blackwell Place: Approved a dimensional variance for Jessica Conway to install an AC condenser 2.34 feet from the property line (5 feet required).
• 24 Byrne Street: Approved a dimensional variance for Adrian Prezioso to install two AC condensers 1.81 feet from the property line (5 feet required).
• 118 Prospect Hill Street (Firehouse Station LLC): Approved a dimensional variance for a generator 3 feet from the rear property line (5 feet required). Position/Condition: The Board imposed a condition that the generator be tested only Monday to Friday between 9 a.m. and 5 p.m.
• 68 Prospect Hill Street: Approved a dimensional variance for Scotty Mwinney to install an AC condenser 4.6 feet from the front property line (20 feet required).
• Standard Conditions: All summary calendar approvals were granted with the condition that projects be started and substantially completed within 12 months of the decision, and all outstanding public notice invoices be paid.

Public Comments & Testimony

594-596 Thame Street (Protective Club Expansion)

• Supporters:

  • Tony LaRusso (Owner, Wellington Plaza): Expressed full support, stating the club is a "neighborhood bar" where patrons walk to, noting the establishment has improved the neighborhood character and creates positive competition for nearby businesses.
  • Rui Reese (15 Simmons Street): Expressed support citing the generation of meal and beverage tax revenue and the increase in property tax value from the expansion.
  • Michelle Esley (603-605 Thames): Expressed strong support for the hosts, describing the club as a "wonderful" improvement over its previous state and a place for community connection.
  • Tom Leonard (2007 Resident): Expressed support, highlighting the club's family-friendly nature, community events, and the fact that members live locally and walk to the venue.
  • Christina Orso (Club Staff): Expressed support for the design changes to allow for designated space for charity events and a book club, emphasizing the goal is to improve space usage without changing the nature of the club.

• Objectors: Linda Stevenson (10 Dixon Street): Expressed opposition, arguing that the neighborhood has an acute parking shortage (citing a deficit of 18 spaces in nearby households) and that the expansion exacerbates this. She expressed concern regarding the loss of tree canopy, the increase in lot coverage, and the potential for the club to operate as an entertainment venue until 1 a.m. Gail Holmes (10 Dixon Street): Expressed opposition based on acoustic concerns regarding the proposed all-glass walls, arguing glass does not provide soundproofing and will propagate noise. She questioned the necessity of an entertainment license until 1 a.m. and argued that the club attracts 5,000 Instagram followers, indicating it is not just a local neighborhood bar. Chuck Boldock (10 Dixon Street): Expressed opposition to the physical plan and intensified use, arguing that a business of this nature should be located in a General Business district rather than a Limited Business zone adjacent to residential areas.

22 Narragansett Avenue (Roof Deck)

• Supporting Witness: Ron Dunbar (Applicant) stated he and his family are transitioning to the home full-time and are seeking a small deck (117 sq ft) to address the hardship of an unusable, small backyard and inadequate interior living space resulting from the historic nature of the lot and structure.
• Objecting Counsel: Matt Lynch (Representing 26 Narragansett) argued that the hardship is self-created by the applicant. He stated that the applicant built a house to the maximum height limit (29'10") two months prior to requesting the height variance (to 33') for the railing, asserting that the code prohibits relief when the hardship is a result of prior actions.

Discussion Items

• 594-596 Thame Street: The Board discussed the parking deficiency and the request for stacking vehicles. Counsel for the applicant, Jay Jackson, proposed amending the application to include a stacking variance for two vehicles for the new unit. The Board determined that amending the current application would require re-advertisement, delaying the decision.
  • Position: Board members agreed to continue the petition to the January 26, 2026 meeting to allow for the amended application regarding parking.
• 22 Narragansett Avenue: The Board deliberated on the "self-created hardship" argument versus the ongoing hardship of the substandard lot size and interior living conditions. The Board reviewed the significant reduction in the deck size (from 350 sq ft to 117 sq ft) and the change from a 40-foot walkout to a hatch.
  • Mr. Grimes: Expressed that while a self-made hardship exists, the applicant's compromises (size reduction, repositioning) and the minimal nature of the request merit approval to allow reasonable enjoyment of the property.
  • Ms. Chevry: Expressed opposition, stating she does not believe the burden of proof was met due to the element of self-made hardship and the applicant's duty to meet zoning standards.
  • Mr. Berlinski & Ms. Padovina: Supported approval, viewing the lot configuration as a continuing hardship and the relief as minimal and consistent with the neighborhood.
  • Mr. Rudd: Supported approval, viewing the hardship as ongoing and the design modifications as reasonable.

Key Outcomes

• 282 Thame Street: Motion passed unanimously (Ayes: 5, Opposed: 0) granting a 12-month extension.
• Atlantic Street: Motion passed unanimously (Ayes: 5, Opposed: 0) approving the withdrawal of the request.
• Summary Calendar (Five petitions): All motions passed unanimously. The Firehouse Station LLC variance was granted with the specific condition of restricting generator testing to weekdays between 9 a.m. and 5 p.m.
• 594-596 Thame Street: Motion passed unanimously (Ayes: 5, Opposed: 0) to continue the petition to the January 26, 2026 meeting to facilitate a new application for parking variance/stacking.
• 22 Narragansett Avenue: Motion passed 4-to-1 (Ayes: Grimes, Berlinski, Padovina, Rudd; Nay: Chevry) granting the special use permit and dimensional variance for a 117-square-foot roof deck.
• Three Butler Street: Motion passed unanimously to continue the petition to the December meeting.
• Meeting Adjournment: Meeting closed unanimously at approximately 8:45 p.m.