Newport Zoning Board of Review Special Meeting – April 13, 2026

The Newport Zoning Board of Review held a special meeting on Monday, April 13, 2026, at 11:00 AM (11:00+00:00). The board considered several petitions for dimensional variances and special use permits. All five members present (Chair Wick Rudd, Vice Chair Dave Riley, Secretary Bark Rhimes, members Cole Chevry, Melissa Padovina, and first alternate Richard Berlinski) voted unanimously on each item. No consent calendar, public comments, or staff communications were presented. The meeting lasted approximately two hours and concluded with a unanimous vote to adjourn.

Discussion Items

• 6 KC Court – Edward Boudil: Request for dimensional variances to construct a 4×10 ft (40 sq ft) third‑floor deck where 30 sq ft is permitted, located less than three feet from the exterior wall of the floor below and eight feet from the west side property line (10 ft required). Attorney Matt Lees represented the applicant. He noted the lot is L‑shaped, the house was built before zoning, and the deck will be adjacent to an existing third‑floor bedroom. Three letters of support from nearest neighbors were submitted; no objections were raised.
• 6 Greeno Place – Elijah Duckworth Schechter: Request for dimensional variances to lift by six inches and reorient an existing non‑conforming accessory structure (carriage house/garage) and replace a lean‑to addition with a two‑story addition to create a two‑bedroom, two‑bath dwelling unit. The proposed setbacks: 1.73 ft from the northwest side (existing 1.58 ft), 5.75 ft from the northeast side (existing 4.93 ft). Attorney Matt Lees represented the applicant. The project received HDC approval. No objectors were present.
• 21 Clay Street – Julian and Olivia Wassenar: Amended application for dimensional variances to construct a 672 sq ft lap pool located 27.25 ft from the Stewart Court front property line (48.74 ft required), increasing lot coverage from 14.24% to 15.4% (10.3% allowed). Attorney Jay Jackson represented the applicant. The property has three frontages and is in an R60 zone with historic overlay. The original HDC certificate of appropriateness was issued for a pool 37 ft from Stewart Court; the preservation planner will administratively approve the minor change. No objectors were present.
• 16 Anthony Street – John Liberacce: Request for dimensional variances to demolish an existing rear deck and construct a two‑story addition, a third‑floor balcony (30.63 sq ft, 24 sq ft permitted), and reduce lot coverage from 54.4% to 51.9% (33.61% permitted). Original height variance (31.5 ft) was removed after a 5% modification from the zoning officer. Attorney Peter Regan represented the applicant. The property is a 3,197 sq ft lot in an R10 zone; the applicant intends to make it a primary residence. Five letters of support were submitted; no objectors were present.
• 337 Thames Street – Newport Bay Club and Hotel: Request for a special use permit and dimensional variances to add two guest bedrooms (increasing from 48 to 50) and two parking spaces that require maneuvering onto Perry Mill Wharf right‑of‑way. The variance for a dedicated manager’s parking space was withdrawn after revised plans met engineering standards (27 ft long, 9 ft wide). Attorney Jay Jackson represented the applicant. All modifications are interior; no exterior changes are proposed. No objectors were present.
• 20-22 Anthony Street – 20-22 Anthony Street LLC (originally listed as 20-22 Anthony Revocable Trust): Request for dimensional variances to demolish a two‑family dwelling and construct a new single‑family dwelling on a 1,937 sq ft lot (R10 zone). Variances sought: one‑foot setback from the north side (11 inches required), height of 33.3 ft (30 ft allowed), lot coverage of 60.95% (36.13% allowed—later reduced to 54.5% via amended plan), and a 129 sq ft third‑floor roof deck (30 sq ft allowed). After discussions between the applicant’s attorney (Jay Jackson) and the abutter’s attorney (Matt Lees), an amended plan was submitted during the meeting, reducing the rear portion by eight feet (eliminating a first‑floor deck and one bedroom) and decreasing lot coverage from 60.95% to 54.5%. The abutter (LAH Management LLC) withdrew objections based on the amended plan. The applicant presented expert testimony from engineer Kevin Bean (structural condition), architect Ross Can (design replication), and land‑use planner Doug McLean (neighborhood compatibility). A neighbor, Michael Fiorello, spoke in support, noting the historic prominence of the house and the parking benefits. The board imposed conditions that the roof pitch as shown on the amended plans be maintained and that stormwater management be addressed during construction.

Key Outcomes

• 6 KC Court – Edward Boudil: Unanimously approved (5‑0). Condition: project to be started and substantially completed within 12 months; extension requests must be made to the zoning officer before expiration; all outstanding public notice invoices paid in full.
• 6 Greeno Place – Elijah Duckworth Schechter: Unanimously approved (5‑0). Condition: same as above.
• 21 Clay Street – Julian and Olivia Wassenar: Unanimously approved (5‑0). Condition: same as above.
• 16 Anthony Street – John Liberacce: Unanimously approved (5‑0). Condition: same as above.
• 337 Thames Street – Newport Bay Club and Hotel: Unanimously approved (5‑0). Condition: same as above.
• 20-22 Anthony Street – 20-22 Anthony Street LLC: Unanimously approved (5‑0). Conditions: project must start and be substantially completed within 12 months; extension requests must be made before expiration; all public notice invoices paid; amended plans (Exhibit 1) to be the approved plans; roof pitch as shown on those plans shall not be changed; stormwater management must be addressed during construction.