Newport Planning Board Meeting – October 5, 2026

The Newport Planning Board met on October 5, 2026, at 6:30 PM in the Council Chambers. The board considered two unified development review minor subdivision applications and a proposed zoning amendment to establish a Waterfront Campus subdistrict. All decisions were made after public hearings and board deliberations.

Consent Calendar

• Approval of Minutes: The board approved the minutes from the September 14, 2026 meeting without discussion.

Public Comments & Testimony

• Item A – 59 Washington Street Subdivision: Betty Karas, owner at 31 Willow Street and abutter, spoke in opposition. She stated that the subdivision would destroy one of the few remaining green spaces in the point neighborhood, introduce parking and potential privacy fencing, and set a harmful precedent. She noted the church’s lack of transparency and expressed concerns about future use of the property. Her written statement was entered as Exhibit B.
• Item C – Waterfront Campus Zoning Amendment: A resident living across from the former Navy hospital site expressed concerns about potential development, building conditions (asbestos, lead), activity on the site, and the inclusion of uses like fermenting fungicide. She also asked about notification for special permit hearings. Staff clarified the zoning intent and answered her questions.

Discussion Items

• Item A – 59 Washington Street Minor Subdivision (PLN-26-8): Applicant J. Russel Jackson represented the church. The proposal would subdivide a 40,083 sq ft lot into two: Lot 1 (8,500 sq ft) with an existing single-family rectory, and Lot 2 (31,583 sq ft) with the church, guild hall, and a three-family structure. Variances requested included minimum lot area, setbacks, lot coverage, and parking. Church senior warden Cheryl Abney testified that reducing the lot from 10,000 to 8,500 sq ft was necessary to preserve the church’s outdoor lawn for community programs (music on the lawn, barbecues, weddings, etc.). Planning expert Doug McLean opined the lot size was larger than 90% of surrounding lots and the proposal was compatible with the neighborhood and comprehensive plan. After board discussion, the board voted to grant the variances and approve the preliminary minor subdivision with a condition that the church obtain a curb cut approval from the engineering department for the new lot.
• Item B – 701 Bellevue Avenue Minor Subdivision (PLN-26-11): Applicant J. Russel Jackson represented the Dana family. The proposal would subdivide a 102,684 sq ft lot into Lot A (62,428 sq ft) with the historic residence and Lot B (40,266 sq ft) with a single-family gatehouse. The subdivision would essentially reinstate a previous lot line. Variances requested for lot area (Lot B: 40,266 sq ft where 60,000 required), setbacks (existing structures on Lot A), and lot coverage (12.02% where 10% allowed). Daughter Isabella Rydell testified that her family wished to separate the properties to allow her parents to downsize while she remains in her home. Engineer Lynn Small confirmed independent utilities and access. Planning expert Doug McLean found the proposal consistent with the comprehensive plan and neighborhood character, noting that five of ten surrounding lots are under 60,000 sq ft. The board discussed the zoning history, including a 2011 zoning board condition barring subdivision, but concluded the condition was not binding on the planning board. The board voted to approve the variances and the preliminary minor subdivision.
• Item C – Proposed Amendments to Establish Waterfront Campus Subdistrict: Staff presented a request to create a fourth character subdistrict (Waterfront Campus) within the Innovation Hub zoning district, affecting an 8.5-acre parcel (former Navy hospital site). The amendments would allow uses such as commercial outdoor recreation, theaters, wholesale brewing/distilling, boating instruction, maritime museums, conservation land, clubs for outdoor recreation, cultural institutions, federal/state/municipal buildings, libraries, multimodal transportation centers, museums, and schools of limited instruction—while prohibiting transient guest facilities (hotels). The staff noted this reflects the vision of the North End Urban Plan and ensures the Navy understands the city’s intended use before any potential transfer. After public comment, board members discussed the differences from urban village zoning and the importance of preserving public access to the waterfront. The board voted to find the amendments consistent with the comprehensive plan and forward a positive recommendation to the City Council.

Key Outcomes

• Item A – 59 Washington Street: Board voted unanimously to adopt the staff report as amended, grant the requested dimensional variances, and approve the minor subdivision preliminary plan with a condition requiring a curb cut approval from the engineering department.
• Item B – 701 Bellevue Avenue: Board voted unanimously to approve the variances for minimum lot area (Lot B), setbacks (Lot A), and lot coverage (Lot A), and to approve the minor subdivision preliminary plan.
• Item C – Waterfront Campus Subdistrict: Board voted unanimously to forward a positive recommendation to the City Council, finding the proposed amendments consistent with the comprehensive plan.

Meeting adjourned at 10:19 PM.