Newport Historic District Commission Regular Meeting - October 13, 2026

The Newport Historic District Commission met at 6:30 p.m. in the Council Chambers at 43 Broadway, Newport, RI. Commissioners Ray Goddard, Jan DeAn Fremont, and Ben Willick were present; Brooke Richter was absent. The commission established a quorum, approved the September 15, 2026 meeting minutes, and accepted staff findings of fact. The chair noted that all certificates of appropriateness issued this evening are valid for one year from the date of approval.

Consent Calendar / Summary Approvals

• Approved as presented by summary approval, Application #HDC-26-135 (N-8) for 197-207 Ruggles Ave (non-contributing): pool infill, demolition of a non-contributing shed, and installation of a pre-fabricated shed, citing standards C1/C3 and D1/D2.
• Approved as presented by summary approval, Application #HDC-26-138 (N-10) for 1 Berkeley Ave (contributing): construction of a conservatory on the south elevation, citing standards A1, A2, A4, and A7.
• Approved as presented by summary approval, Application #HDC-26-119 (N-3) for 141 Narragansett Ave (non-contributing): demolition of a 1980s pergola, citing standards 1780.060 A1-A7.

Action Items

• Approved the extension of Application #2024-Sept-011 for 78 Third St (contributing), extending the previously approved two-story, one-car garage. The applicant stated permits were nearly ready to be pulled and the extension was needed before the deadline.
• The agenda also listed Action Item A-2 (Application #2023-Jan-023, 36 Catherine St); the transcript does not reflect any discussion of that item.

Public Comments & Testimony

• On Application #HDC-26-139 (58-60 Washington St), unit owners John Shea and Tracy submitted public comment opposing replacement of the exterior stair. They disputed the claim that the stair could not be repaired, stated they had contractor quotes in writing for repairs and an engineer's report, and argued the proposed replacement would block windows and reduce their walkway, and that approval would set a bad precedent for metal fire escapes in the historic district. Exhibits A-C were accepted during their testimony; a neighbor letter of support was later accepted as Exhibit D.

New Applications

• N-1 - 28 Pelham St (#HDC-26-111, contributing): Applicant RI Property Wire, represented by Rick Cooper and architect Brian Shaw, proposed an elevator shaft, in-kind rubber roof replacement, replacement HVAC units, a copper standing-seam awning, French doors in the vestibule, dryer vents, a trash-removal door, and a new sign. The commission expressed concerns about missing dimensions and the use of an AI rendering. Approved with conditions: sign no larger than 20 x 27 inches; awning mounted under the belt course, same size as the existing awning, without disturbing decorative wood trim; dimensions and elevator shaft height above roofline provided to the preservation planner; and the panels under the windows as depicted in the AI image.
• N-2 - 8 Washington Sq (#HDC-26-112, contributing): Citizens Savings Bank proposed slate and masonry repairs, new trim around a new ATM/ITM, and a custom wood door. Applicant James Sousa agreed the front door should be repaired if feasible. Approved with the condition that the front door be repaired, not replaced.
• N-4 - 6 W Marlborough St (#HDC-26-122, contributing): Application to install two new egress windows where none currently exist. The commission found the submitted drawing inadequate to show window location, proportions, and relationship to eaves and adjacent windows. Continued to the November 10 meeting for an elevation with dimensions and details.
• N-5 - 7 Seaview Ave (#HDC-26-123, contributing): Erin Flynn proposed converting a screened porch into an enclosed four-season room. The commission noted the application relied on an AI image and that the window schedule did not match the rendering. Approved with conditions that infill be wood, match the AI rendering, and additional sizing and trim details be provided to the preservation planner.
• N-6 - 17 Leroy Ave (#HDC-26-125, contributing): Michael J. Paddon proposed a 20 x 40 foot pool, French doors in existing north-wall openings, and masonry entry steps with metal railings. Commissioner Goddard recused himself. Applicant architect Spencer McComb amended the proposal so cheek walls would be brick, not fieldstone, and the pool would be flush with grade. Approved with those amendments.
• N-7 - 67 Third St (#HDC-26-133, contributing): Architect Chris Arner presented a proposal to replace select windows and remove a rear deck to build a smaller deck. The commission split the application. It approved the rear deck removal and replacement with a smaller wood deck, citing standards A1, A4, A5, and A7; it continued the window-replacement portion pending a comprehensive window inventory.
• N-9 - 42 Sherman St (#HDC-26-136, contributing): Rob Schieni proposed converting an existing two-bay garage into an ADU. Commissioners stated the proposed gable roof and enlarged massing were too large and overpowered the principal residence, and asked for comparison elevations and design revisions. Continued to the November 10 meeting.
• N-11 - 58-60 Washington St (#HDC-26-139, contributing): The applicant, represented by attorney Mary Joy House and design director Sue Horwitz, proposed replacing two exterior staircases and rebuilding the second-floor deck and balustrade. The design team stated the existing stair did not meet current code, required a mid-way landing, wider treads and risers, and a 42-inch railing, and that the building inspector would not allow repair. The applicant's attorney argued the staircase was not historic and that the commission should review only the appropriateness of the proposed replacement. After public comment, city solicitor Kevin Gavin advised that condominium governance disputes were beyond HDC purview. Approved as proposed citing standards A1, A4, and A7, including a fully replaced but visually similar deck.

Continued Applications

• C-1 - 35 Pelham St (#HDC-26-88, contributing): The applicant did not appear. The commission dismissed the application without prejudice.
• C-2 - 3 Green Pl (#HDC-26-101, non-contributing) appeared on the agenda as a continued application, but no corresponding discussion appears in the transcript.

Key Outcomes

• Approved: N-8, N-10, N-3, A-1, N-1, N-2, N-5, N-6, N-7 (deck portion), and N-11.
• Continued: N-4, N-7 (window portion), and N-9 to the November 10, 2026 meeting.
• Dismissed without prejudice: C-1 (35 Pelham St).
• The commission found no new business and adjourned at approximately 8:54 p.m.