Newport Historic District Commission Meeting - January 13, 2026

The Newport Historic District Commission convened on Tuesday, January 13, 2026, to review a series of applications for work on contributing and non-contributing properties. The meeting included a Consent Calendar of summary and abbreviated summary actions, followed by full deliberations on several significant proposals involving additions, relocations, and new constructions. While several routine applications were approved or conditionally approved, a majority of the full agenda items were continued to the February 10, 2026 meeting due to concerns regarding massing, historical conjecture, and the presence of front-facing garages.

Consent Calendar

• Summary Approvals: Approvals granted for:
  • 562 Bellevue Avenue (Plat 37, Lot 12) regarding Newport Standards 17 TAC 8060 sections a1, a3, a4, a5, and a7.
  • 9 Cherry Street (Plat 12, Lot 33) regarding Newport Standards 17 TAC 8060 sections b1 and b2.
  • 4 Brenton Road (Plat 41, Lot 014-4) regarding Newport Standards 17 TAC 8060 sections a1, a2, a3, a4, and a7.
• Abbreviated Summary Approval: Approved for 5 Memorial Boulevard (Plat 29, Lot 177) with conditions that windows be wood, true divided light, and single pane. Commissioner Goddard recused himself; Commissioner Richter participated. Commissioner Roe O'Brien confirmed her review of materials.

Public Comments & Testimony

• Kevin Gavin (Solicitor): Acknowledged as present to support the commission.
• Applicants and Architects: Numerous applicants and their architects presented detailed project descriptions and modifications in response to previous feedback.
  • Mark Reitman & Chris Major (7 Willow Street): Explained revisions to reduce massing, including new roof lines and dormers, though the commission expressed continued concerns about the scale relative to the original structure.
  • Deborah Goldberg & DJ Lanny (15 Cottington Street): Presented refined plans for siding replacement (cedar clap/shake) and entrance overhangs, citing 1970s historic photos as precedent.
  • Kiko Sanchez (6 Greeno Place): Detailed plans to rotate and restore a carriage house, convert upper floors to an ADU, and add a guest cottage, facing scrutiny over architectural conjecture and the complexity of the connecting structure.
  • Helen Johnson, Timothy Leahy, & JV Clancy (115 Pelham Street): Argued that the windows in the bump-outs were not character-defining features of the Greek Revival style and sought approval to replace them with custom wood windows matching the existing (though non-original) style.
  • Matthew Feeney (30 Poplar Street): Clarified intent to demolish the main section of the house to rebuild in kind, a detail not fully captured in the original staff report based on the engineering letter.
  • Quincy Miller (63 John Street): Testified on the minimal visibility of a temporary hot tub installation tucked behind stairs.
  • Chris Fagan (27 Atlantic Ave & One Cottage Street): Presented designs for a pool house and extensive repairs/replacements for One Cottage Street, addressing concerns about window sizing and architectural details.
  • Dr. Maria Withers (47 K Street): Expressed a strong desire to improve curb appeal by replacing the portico with a Craftsman-style porch, acknowledging the need for historical research and design refinement.
  • John Picott Jr. & Jason (11 Brenton Road): Presented significant refinements to a new home design on a challenging lot, responding to concerns about massing, setbacks, and the location of garage doors.

Discussion Items

• 7 Willow Street (Plat 12, Lot 189): Commissioner Moran, Bala, and Finley expressed significant concerns that the 214 sq ft addition creates excessive massing, with the dormer line extending the visual height of the building to nearly match the original house. Despite suggestions to lower the ridge or change the roof pitch, the architect noted code implications regarding ceiling heights. The commission found insufficient consensus to approve the design on-the-fly.
• 15 Cottington Street (Plat 17, Lot 133-A): Commissioner Goddard suggested the hand drawings for the entrance overhangs appeared bulky and ponderous. The preservation planner agreed the fascia and freeze needed refinement. The applicant agreed to work with the planner to adjust dimensions.
• 6 Greeno Place (Plat 22, Lot 27): Multiple commissioners raised concerns that the guest cottage design was too conjectural, imitating the main house's Carpenter Gothic style in a way that created a "false sense of historical development." The massing was deemed disproportionate, and the connection between the carriage house and the new structure was criticized for creating a new house with a garage rather than preserving the carriage house character.
• 115 Pelham Street (Plat 28, Lot 5): Commissioner Moran supported the application, noting the windows were not original and the proposed replacement was an improvement. The commission noted the wide variance in the age of the existing windows (1900s-1960s) and approved the replacement within the existing openings.
• 14 Sherman Street (Plat 21, Lot 47): The commission noted that stone veneer had been applied without a permit or approval. While some commissioners felt the parged foundation was part of the building's evolution, the prevailing opinion was that the veneer was a poor attempt at restoration. A consensus formed to require the removal of the stone veneer and return of the foundation to a parged profile, alongside approval of the steps and overhang.
• 30 Poplar Street (Plat 16, Lot 21-4): The commission determined the application was inaccurately presented as an addition rather than a demolition of a portion of a contributing structure. Staff and the commission agreed that a structural engineer's assessment and interior exploration are required to determine historic fabric before any demolition can be considered.
• 27 Atlantic Avenue (Plat 44, Lot 134): Commissioner Bala questioned the dormer, viewing it as a second story, while others felt it added necessary dimensionality to the simple shed structure.
• One Cottage Street (Plat 25, Lot 64): Commissioners requested confirmation on whether windows would be replaced in-kind or if sizes would change. The applicant clarified they would match existing sizes but add trim, and the commission required that windows fit within existing openings once exterior materials are removed to verify original cavity sizes.
• 47 K Street (Plat 22, Lot 105): Commissioners expressed concern that a Craftsman-style porch would not fit the simplicity of the 1950s home and might detract from its character. The applicant is willing to redesign and research historic precedents.
• 91 Washington Street (Plat 12, Lot 27): Commissioners cited the overdevelopment of the large lot with multiple outbuildings (pool, storage, new shed) as a major concern. The owner agreed to scale back the footprint significantly to reduce the mass and integration with the landscape.
• 11 Brenton Road (Plat 41, Lot 14): Despite significant revisions to reduce massing and lower rooflines, the commission maintained a hard line against any street-facing garage doors. Commissioners suggested that flipping the house or seeking a zoning variance might be necessary to solve the garage orientation and massing issues on this challenging lot.

Key Outcomes

• Withdrawals & Continuations:
  • Application C161 (Second Street) was withdrawn.
  • Application 73 Catherine Street was continued to February 10, 2026.
  • Application C4 (11 Brenton Road) was continued to February 10, 2026, with a request for a second design review.
  • Application 7 Willow Street was continued to February 10, 2026.
  • Application 6 Greeno Place was continued to February 10, 2026.
  • Application 30 Poplar Street was continued to February 10, 2026 to allow for additional structural and zoning review.
  • Application 47 K Street was continued to February 10, 2026.
  • Application 91 Washington Street was continued to February 10, 2026.
• Approvals (Conditioned):
  • 5 Memorial Boulevard: Approved with conditions for true divided light, single pane, wood windows.
  • 19 Catherine Street: Approved to remove outdoor kitchen/firepit elements and install a pool/spa.
  • 15 Cottington Street: Approved with conditions to simplify overhang dimensions and use cedar clap/shake siding.
  • 115 Pelham Street: Approved to replace three windows with custom wood windows.
  • 14 Sherman Street: Approved with the condition that the stone veneer be removed and the foundation returned to a parged profile.
  • 27 Atlantic Avenue: Approved to construct a one-story pool house.
  • One Cottage Street: Approved with conditions to enlarge the mudroom window and ensure all window replacements fit within original openings.
  • 63 John Street: Approved to install a temporary hot tub with minimal street visibility.
• Adjournment: The commission adjourned the meeting, noting the departure of Commissioners Roe O'Brien and Kenny Manel.