Newport Historic District Commission Regular Meeting - September 15, 2026

The Newport Historic District Commission met at 6:30 p.m. in the Council Chambers at 43 Broadway, Newport, Rhode Island. Members took up certificate-of-appropriateness extensions, a plan modification, summary approvals, and public hearings on residential additions, a garage-to-accessory-dwelling-unit conversion, and window/door replacement at a contributing property.

Approval of Minutes

• The commission approved the August 11, 2026 minutes with no amendments.

Action Items

• 75 Brenton LLC, 75 Brenton Road (Plat 43, Lot 24): approved an additional one-year extension for a previously approved pergola on the upper terrace.
• 7 Red Cross Ave., LLC (Plat 26, Lot 44): approved a two-year extension of a previously approved Certificate of Appropriateness for a new detached structure.
• John Vincze, 9 Cherry Street (Plat 12, Lot 033): approved a modification to a previously approved plan. The applicant said the original architect was no longer available and sought, among other changes, approval to use a composite-type product; the commission noted composite materials have been approved before on non-contributing buildings.

Summary Approvals

• Keith Fagan, 4 1/2 Kay Terrace (Plat 22, Lot 126): approved by summary approval for construction of a front porch, infill of the existing second-floor rear deck to create a bathroom, and rear mahogany work.
• John Studer, 401 Bellevue Avenue, Unit 120 (Plat 35, Lot 275): approved as an abbreviated summary for a rear exterior staircase, with the condition that final materials be submitted to the planner for approval in line with commission guidelines.

Public Hearings and Discussion Items

• Plat 22, Lot 99 (contributing garage-to-accessory-dwelling-unit conversion): discussion focused on severely deteriorated wall studs and the loss of historic material. A commissioner objected that removing historic material would be gone forever and was not consistent with the standards the commission holds other applicants to. No decision is recorded in the transcript.
• Nancy Flynn, 59 Bridge Street (Plat 16, Lot 57): the applicant presented two alternatives for a rear addition and submitted a report from Professor Honorado, an expert previously recognized by the commission. The applicant argued the addition was modest, was for a first-floor bedroom for aging in place, and met the certificate-of-appropriateness standard. Some commissioners said Alternative B changed the proportions and read as a new addition rather than an extension. A motion to approve Version B was made and approved.
• Carbon View Limited LLC, 562 Bellevue Avenue (Plat 37, Lot 12): the applicant requested approval to replace doors and windows with in-kind custom wood windows with insulated impact-resistant glazing and simulated divided light, also responding to windborne-debris-protection requirements in the state building code. A commissioner noted that most or all of Newport is now in the relevant wind zone, so the commission needs clarity on how to apply the standard. Commissioners noted a disconnect between the evidentiary record and the applicant's statements; the chair said clear expert evidence that existing windows were beyond repair was needed, and energy efficiency was not a relevant factor. The application was continued so the applicant would appear at the beginning of the next hearing.

Key Outcomes

• Approved minutes of August 11, 2026.
• Approved the 75 Brenton Road pergola extension.
• Approved the 7 Red Cross Avenue two-year Certificate of Appropriateness extension.
• Approved the 9 Cherry Street plan modification.
• Approved summary approval for 4 1/2 Kay Terrace and abbreviated summary approval for 401 Bellevue Avenue with a materials condition.
• Approved 59 Bridge Street, Version B.
• Continued 562 Bellevue Avenue pending expert evidence on window repair/replacement.
• The chair closed the meeting after stating that a matter raised during new or old business was not on the agenda.
• The available transcript does not include individual roll-call vote tallies.