Newport Zoning Board of Review Regular Monthly Meeting - May 18, 2026

The Newport Zoning Board of Review held its regular monthly meeting on May 18, 2026, at 11:00 AM. The board reviewed and approved minutes from three prior meetings, considered four abbreviated summary petitions, and heard four full hearing cases, including a remand from Superior Court. All petitions were granted unanimously except for one which was continued to allow the applicant to amend the application.

Consent Calendar

• March 23, 2026 minutes (corrected draft): Approved unanimously.
• April 13, 2026 minutes (draft): Approved unanimously.
• April 20, 2026 minutes (draft): Approved unanimously.

Public Comments & Testimony

• Protective Club (594-596 Thames Street): Two objectors spoke. Chuck Boldick (Dixon Street) argued that the expansion is not necessary for an already successful business, that parking variances are accumulating, and that the limited business zone should not be used for expansion. A second neighbor (unidentified) expressed concerns about noise, traffic, short-term rentals, and the loss of community character due to previous variances. They also reported verbal abuse from a club patron after the prior hearing. The applicant's attorney, Jay Russell Jackson, countered that the expansion is modest, the club is a success, and conditions (no outdoor service area, long-term rental only, bike/scooter parking) will mitigate impacts.

Discussion Items

• Abbreviated Summary #1 – John Gullison / Bonnie Zimbel, 22 Newport Avenue: Dimensional variance for four stacked tandem parking spaces on a multifamily property. No objections. Granted unanimously on condition of completion within 12 months and payment of public notice costs.
• Abbreviated Summary #2 – Samuel Hamilton III / Top Notch LLC, 58 Beacon Hill Road Unit A: Dimensional variance to expand a second-floor deck (from 395 sq ft to 631 sq ft) and increase lot coverage (6.62% to 6.76%). The HDC had approved unanimously. The deck is not visible from the street. Granted unanimously with same conditions.
• Abbreviated Summary #3 – Ralph and Laura Witt, 7 Cottage Street: Dimensional variance to construct a pool equipment pad 2.1 feet from the south side property line (9.09 feet required). The pad is behind an 8-foot fence. Granted unanimously with same conditions.
• Abbreviated Summary #4 – Bruce and Jenine Broussard / Top Notch LLC, 719 Bellevue Avenue: Dimensional variances to enclose an existing three-level deck, construct an attached first-floor deck, and modify the roof structure (increase height to 37 feet 1/4 inch). The project had HDC approval. The changes address water infiltration. The lot coverage increase is 0.33% (17.72% to 18%). Granted unanimously with same conditions.
• Full Hearing – Remand: Sean Maloney and Margaret Chai Maloney, 275 Harrison Avenue: The Rhode Island Superior Court remanded the case for findings on three issues: 1) whether the Historic District Commission formally voted to reject other designs, 2) whether the applicants created their own hardship by converting the garage into a kitchen, and 3) whether the project requires the least relief necessary. The board decided not to reopen testimony but allowed closing arguments. After discussion, the board unanimously voted to grant the petition, adopting the original decision and a supplemental opinion addressing the court's questions.
• Full Hearing – 594-596 Thames Street LLC (Protective Club), 594-596 Thames Street: Dimensional variances for a two-story rear addition (increase lot coverage from 46% to 60.3%), parking variance (six spaces), and variance from commercial parking standards (backing into public right-of-way). The applicant made design changes to reduce noise and added one parking space on site. Conditions included: no outdoor service area, long-term rental only, and provision of bicycle and scooter parking. The board voted 5-0 to grant.
• Full Hearing – 2D Potzi LLC, 7 Memorial Boulevard: Special use permit to convert an existing standard restaurant to a fast-food restaurant with private catered dinners as an accessory use (max 35 patrons, no live entertainment). The board removed a proposed limit on the number of dinner events per week. Conditions: accessory use only between 5 PM and 11 PM, max 35 patrons, no live entertainment. Granted unanimously.
• Full Hearing – Samuel Hollowell, 5 Tyler Street: Retroactive dimensional variance for a parking space 7.5 feet wide (9 feet required). The board discussed the need for a second curb cut to avoid driving over the sidewalk. The applicant used the existing curb cut. The board voted to continue the case to the next meeting (June 2026) to allow the applicant to amend the application to include a request for a second curb cut.

Key Outcomes

• All three sets of minutes were approved unanimously.
• Four abbreviated summary petitions were granted unanimously with standard conditions (12-month completion, payment of public notice costs).
• The Maloney remand was granted unanimously (5-0) with a supplemental decision.
• The Protective Club petition was granted unanimously (5-0) with conditions (no outdoor service area, long-term rental, bike/scooter parking).
• The 7 Memorial Boulevard special use permit was granted unanimously (5-0) with conditions (5-11 PM hours, max 35 patrons, no live entertainment).
• The Samuel Hollowell petition was continued to the June 2026 meeting to allow amendment for a second curb cut variance.