Newport Planning Board Meeting – February 2, 2026

The Newport Planning Board met at 6:30 PM on February 2, 2026, with a quorum of eight members present (Marvin Polski, Richard Connelly, Teresa Stows, Paul Green, Patricia Antonelli, Frederick Huntsbury, Kevin Mechan; John Christian absent). The meeting covered approval of prior minutes, a staff refresher on training requirements, proposed zoning amendments for guest houses (short‑term rentals), the first annual Green and Complete Streets report, administrative actions, and liaison updates.

Consent Calendar

• Approval of Minutes (December 1, 2025): Unanimously approved after an amendment was added to list Paul Green as an attendee.

Discussion Items

• Planning Board Training Requirements: Staff presented a brief refresher on board composition (nine full members, quorum of five), 75% annual attendance requirement, liaison roles, and continuing education obligations. The two required one‑hour workshops for February were noted; dates for the three‑hour introductory course are pending from the state. Staff offered to forward completed training certificates to the city clerk. No vote taken.

• Guest House Zoning Amendments (Resolution 2025‑88): Staff walked the board through proposed changes to multiple zoning chapters (definitions, parking, permitted uses in general business and waterfront business districts). Key amendments include: requiring an on‑site manager who resides in a long‑term dwelling unit (with the board later recommending a 12‑month lease), eliminating the parking credit for guest house conversions, and requiring a special use permit for new guest houses and vacation guest facilities (previously allowed by right). A board member (Trish) clarified that “guest house” is synonymous with short‑term rentals like Airbnb, and “transient guest facilities” refers to hotels with kitchens. Board members discussed whether houseboats used as guest facilities should be addressed; staff noted the city lacks zoning jurisdiction on the water. The board decided to refer the houseboat question to the Waterfront Commission and the Comprehensive Plan update rather than delay the current amendments. The board unanimously voted to find the proposed amendments consistent with the purposes of zoning and the Comprehensive Plan, and to forward a positive recommendation to the City Council, amended to require a 12‑month lease for the manager’s unit (changed from “long‑term rental”). Both motions passed without dissent.

• Green and Complete Streets Annual Report: Staff presented the first annual report since the policy’s adoption in 2022. The report described a newly developed public input process and an exception process for roadway design standards. Using a scoring rubric (max 35 points, with higher scores indicating greater need), staff evaluated 70 streets candidates for the 2026 roadway improvement program. The Bicycle and Pedestrian Advisory Committee (BPAC) reviewed the evaluations and voted to recommend: advanced redesign for nine streets (e.g., Narragansett, Oak Point, Hillside, Washington), simple improvements for 28 streets, and exceptions (no design improvements) for 33 streets. Staff noted a $4 million “Safe Streets for All” grant for Newport and the city’s renewal as a Bronze Bicycle Friendly Community. Board members asked about state‑controlled roads like America’s Cup Avenue; staff explained coordination through the State Transportation Improvement Program (STIP).

• Administrative Actions: Five items were presented for information only. One project (1731–75 Cog Shell) – a previously approved subdivision – had received demolition approval for a carriage house from the Technical Review Committee (TRC). A board member expressed strong concern that the city lacks demolition policies for historic buildings outside the historic district, stating “we strongly need demolition policies … photographing it isn’t enough.” Staff agreed and noted they are exploring mechanisms such as historic overlay zoning.

Key Outcomes

• Minutes of December 1, 2025: Approved unanimously.
• Guest House Zoning Amendments: Unanimous votes to (1) find the amendments consistent with the Comprehensive Plan and zoning purposes, and (2) forward a positive recommendation to the City Council with the 12‑month lease requirement included. Houseboat regulation was referred to the Waterfront Commission and the Comp Plan update.
• Green and Complete Streets: The board accepted the annual report as presented; staff will continue funding applications and coordination with utilities. No formal vote taken.
• Demolition Policy: Staff to continue developing tools to protect historic and vernacular buildings outside the historic district.
• Liaison Reports: Tree and Open Space Commission met later that evening; Waterfront Commission is developing a harbor management improvement program to present to the City Council in March; Energy and Environment Commission held leadership elections; Comprehensive Plan update remains on schedule with a focus group “marathon” planned for mid‑March.

Meeting adjourned at 7:42 PM.