Newport Planning Board Meeting: Cogshaw School Adaptive Reuse and Duplex Development - June 1, 2026

The Newport Planning Board met on June 1, 2026, to consider an application by ECM Realty Partners LLC for the adaptive reuse of the former Cogshaw School building into 32 residential units (26 in the school building, 6 in three duplexes on Evart Street). The project required two dimensional variances (height for dormers, parking for tandem driveways) and a special use permit for the multifamily duplexes. After public comment and deliberation, the board unanimously approved the variances and special use permit with conditions, and granted preliminary development plan approval.

Consent Calendar

• The board unanimously approved the minutes of the previous meeting.

Public Comments & Testimony

• Alison Burke (135 Van Zant): Expressed concerns about parking on Van Zant Avenue due to frequent hit-and-runs, and privacy concerns from the proposed dormers looking into her windows. Supported the project overall but worried about neighborhood impact.
• Thomas Kane (56 Evarts Street): Opposed the duplexes, arguing they would eliminate open space; wanted to retain the basketball court; criticized the tandem parking design as unsafe and predicted residents would park on the street. Questioned the traffic and parking analysis.
• Philip Young (140 Van Zant): Supported the project, stating the historic school should be preserved and that the developer’s track record (Cranston Calvert) gave confidence. Feared that rejecting the project could lead to a less desirable development.
• Becky D. Witt (27 Sheffield Ave): Opposed the tandem parking, citing safety hazards for pedestrians and children; argued the traffic analysis underestimated daily trips (113 additional trips) and called for sidewalks, no-parking zones, and community input on playground design.
• Emily Kane (120 Evarts): Stated that existing parking on Evart Street is already congested; tandem parking will not be used fully, leading to more street parking and safety risks. Noted that several multifamily homes on Evart have turnarounds. Said the neighborhood felt the project prioritized tenants over the community.
• Lisa Rose (5 Armstrong Place): Concerned that adding pavement and houses would worsen flooding on her property, despite the applicant’s stormwater management plan.
• Via (125 Van Zant): Stated that parking on Van Zant is already inadequate, with cars parking in yellow zones. Urged the board to walk the site personally and use wisdom, questioning whether renters would invest in the community.

Discussion Items

• Applicant Presentation: Peter Regan (attorney) introduced the project, noting the adaptive reuse of the historic Cogshaw School is permitted by right, but a height variance is needed for dormers on the third floor (to allow habitable space). The duplexes on Evart Street require a special use permit and a parking variance because tandem driveways (stacked parking) do not allow on-site turnaround. The applicant emphasized that the duplexes are less expensive to build, making the overall project financially viable. The project includes improvements to the adjacent park and playground, stormwater management reducing runoff, and preservation of a large oak tree.
• Expert Testimony:
  • Lynn Small (civil engineer): Described the existing site conditions, proposed one-way loop parking to save a large tree, and stormwater system that reduces runoff and provides water quality treatment. The duplexes will have individual driveways with two spaces per unit (stacked).
  • Jeff Mones (architect): Presented layouts for the school building (classrooms converted to units) and the duplexes. The dormers are 12.5 feet lower than the main roof peak and are needed to add four units on the third floor. The duplexes are designed to resemble traditional Newport cottages.
  • Pamela Rogers (landscape architect): Detailed landscaping plans including preservation of the oak tree, an 8-foot board fence on the east side for screening, renovation of the playing field (improved drainage, irrigation, no lights), and playground expansion (20 feet south, new equipment, ADA accessible surface). The basketball court will be removed per community feedback.
  • Todd Brayton (traffic engineer): Reported that the project will generate minimal traffic (4 entering/10 exiting in AM peak, 11 entering/6 exiting in PM peak). Intersection levels of service will be A or B. Sight distances at all driveways are adequate. Only three crashes in the study area over five years, none at the proposed driveways.
  • Richard Wool (real estate expert): Analyzed the variances and special use permit, concluding that the height variance is minimal and necessary due to the existing building’s height; the parking variance is justified by the physical constraints of the narrow lots, and the duplexes are consistent with neighborhood character. He noted that 18% of the neighborhood already has multifamily units.
• Board Discussion: The board deliberated extensively on the parking variance, considering alternatives to tandem parking. The applicant offered to extend driveways to three spaces per unit (six per building) and allow duplex residents to park in the upper lot. The board also discussed conditions for drainage, playground timing, and potential improvements to Evart Street (sidewalks, parking restrictions). The board emphasized that the staff report and expert testimony supported approval.

Key Outcomes

• Dimensional Variance – Parking: Unanimously approved with conditions:
  • Three parking spaces per duplex unit (instead of two).
  • Duplex residents allowed to park in the upper Cogshaw School lot.
  • Applicant to work with the city to improve drainage capacity on the site and adjacent field.
• Dimensional Variance – Height: Unanimously approved to allow dormers on the third floor of the school building. Any mechanical equipment placed above the roof would require further review.
• Special Use Permit: Unanimously approved for the three duplexes on the merged lots, subject to final plan approval by the administrative officer.
• Development Plan Review (Preliminary): Unanimously approved, subject to conditions:
  1. Applicant and city solicitor develop an agreed approach to ensure playground improvements occur in a timely fashion as construction proceeds.
  2. Utilities department approval for site drainage, water connections, and drainage report.
  3. Applicant provides an agreement allowing access to the existing building to power the irrigation controller for the playground and field.
• The board also adopted the staff report as findings of fact and directed that the final plan include the conditions discussed.