Public Meetings - Newport, Rhode Island

On October 16, 2025, the Newport City Council held a public workshop to discuss a proposed 30-year lease amendment with the Newport Yacht Club (NYC). Mark Marsitz (Communication Chair) and other club officers presented the proposal, emphasizing the club's commitment to harbor stewardship, community programs, and the financial rationale for the extended term. The session included detailed Q&A regarding financing, fiscal returns, and operational details, followed by public testimony from attendees expressing diverse perspectives ranging from strong support to concerns about management and former membership issues. Consent Calendar - No items listed in this transcript; the session was a public workshop for discussion and testimony prior to the formal council vote. Public Comments & Testimony - Dan O'Brien (Former Member): Expressed strong opposition and described the club as "unsustainable." Speaker claimed the club was "hemorrhaging money" due to "years of poor management" (specifically citing a former manager as a "bully") and alleged a salmonella outbreak was not properly disclosed. Speaker stated they were expelled after a parking lot incident where they called police, arguing the property should be returned to the city to operate as a municipal marina. - Hank Niskern (Waterfront Commission Former Member): Expressed strong support for the renewal. Speaker argued that water-dependent usage and marine facilities are critical strategic assets required by the Harbor Management Plan. Speaker highlighted the importance of the club's wave attenuator docks and the need to maintain infrastructure for boat maintenance and safety. - Pam Grant (Club Member/Former Commodore): Expressed full support and highlighted the club's 131-year history and family legacy. Speaker detailed the club's community service, including the long-standing junior sailing program (100+ campers per summer) and the Gold Star sailing program for children of fallen service members. - Sharon McGuinness (Gold Star Sailing Board Member): Expressed full support for preserving the legacy of sailing and providing free sailing opportunities to youth and Gold Star families. Speaker emphasized the program's role in building a support system and sense of belonging for approximately 200 participants over the last decade. - Council Members (General Public Sentiment via Council): Several council members publicly stated support for the renewal, citing the club's convenience, community engagement, and value as a seaport asset. Discussion Items - Purpose of Lease Renewal: Mark Marsitz explained that an 8-year remaining lease was insufficient to secure bank financing for upcoming capital improvements (estimated at over $1 million annually). Speaker stated the 30-year term provides the certainty required to obtain loans for seawall repairs, dock updates, and other infrastructure without burdening the city. - Financing and Collateral: Council Member Carlton questioned the collateral used for club loans. FJ Ritt and Tom Rowe (Past Commodore) clarified that the club does not use city-owned land as collateral. Speaker explained loans are secured via "leasehold mortgages" based on the lease term itself, future revenue projections, and personal property security interests. - Fiscal Return Analysis: Council Member Carlton inquired about market value and revenue sharing. Speaker noted the club currently pays approximately $64,000-$65,000 annually, which will rise to roughly $90,000 under the new agreement (including a 10% base rate increase). Speaker confirmed a new 15% revenue share on non-member transient dock fees (estimated at $7,500 annually for the city) and that the club pays $20,000 in property taxes. - Reserves and Operations: Treasurer Morgan Everson clarified the club operates with a 10% margin and maintains reserve accounts for specific purposes, including a $140,000 endowment for junior sailing and a frostbite account, but these are insufficient for major capital projects without borrowing. - Slip Availability: Steve Parks (Float and Dock Committee Chair) explained the club has 63 membership slips plus 5 transient slips. Speaker noted slip placement is based on membership seniority, with a current initiative to admit new members at a 4-to-1 resident-to-non-resident ratio. - Default and Property Rights: City Solicitor addressed a question about default scenarios. Speaker stated that in a default, the city could repossess the land, and the club would likely be unable to remove fixtures without causing material disturbance to the property. Key Outcomes - The workshop successfully addressed public concerns regarding the 30-year lease term, financing mechanisms, and the club's community benefits. - A new fiscal structure was outlined, including a 30-year lease, a 15% share of transient dock revenue, and a base rate increase. - No vote was taken during the workshop; the council intends to proceed to a formal vote on the lease renewal in a subsequent meeting. - Council members expressed general alignment with the proposal pending final confirmation of details, while acknowledging the club's significant historical and community contributions.

On October 15, 2025, the Newport City Council held a workshop to address the insurance requirements for commercial (rental) mooring permits, proposed amendments to the mooring ordinance including the creation of a 'yacht club' mooring classification, and concerns regarding the transfer of mooring permits. City Solicitor Chris Bean and Harbormaster Steve Land presented arguments for a one-million dollar per occurrence liability policy requiring the City of Newport to be named as an additional insured. The session featured significant testimony from mooring holders expressing concern over the cost of insurance, the definition of the required coverage, and the perceived hostility of the administration, while also discussing the conflict between resident access to private moorings and the allocation of new commercial spaces. Consent Calendar - No items specifically listed under Consent Calendar in the transcript; the meeting focused entirely on workshop deliberations and public testimony. Public Comments & Testimony - Charlotte Johnson: Expressed that she found business liability insurance for $239/year through Allstate which includes the City as a co-insured; clarified her mooring is managed by Old Port Marine under a long-term contract. - Jack Grant: Argued that the ordinance should differentiate between seasonal rentals (where the specific boat is known and insured) and transient rentals; supported the city's intention to require yacht clubs to comply with rental insurance standards. - Pete Denton: Expressed strong concern regarding the legal definition of "indemnification" versus "additional insured" status; stated he would not personally indemnify the city for liabilities outside his own fault, fearing unlimited legal fee exposure. - Councilwoman Napolitano (Public Questioner): Highlighted confusion among residents regarding whether they are required to insure the boat or the mooring activity and expressed concern that private mooring holders are not currently held to the same insurance standards as commercial holders despite the city owning both. - Moorings Owners (Mike Musil, Ms. Nover, Greg Diacentis, etc.): - Mike Musil and other owners expressed perception of animosity from the city and concern that the inability to transfer moorings or use LLCs devalues their 40+ year investments. - Greg Diacentis (Quidnick Mooring Company) clarified that his brokerage policies already name the city as an additional insured but were previously rejected by the City due to policy name requirements. - Multiple speakers noted that private boats often operate without insurance and that the city's towing operations could be perceived as competing with private companies. - Will Musil argued the insurance requirements are a tactic to drive up costs and force permit holders to give up their moorings. - Neil Gray: Advocated for delaying the November 15 enforcement deadline to allow for better communication and the inclusion of insurance agents in future workshops to clarify requirements. - Raymond Goddard & Leslie Smith: Emphasized the community value of commercial mooring holders as stewards of the harbor and requested better communication regarding changes that affect long-term residents. Discussion Items - Insurance Requirements: - City Solicitor Chris Bean & Harbormaster Steve Land: Maintained that the City must be an "additional insured" on a liability policy to ensure the City is defended and indemnified against claims arising from commercial activities. They argued that standard homeowners/auto insurance is insufficient and that a marine specialty policy is required. They disputed the $239 quote, suggesting it may be a quote for a different coverage limit or type. - Councilor Carl: Questioned whether $200 policies would actually cover tragedies or if the City would be left uninsured, noting it is impossible to be indemnified by such low-limit policies if the City is the named plaintiff. - Public: Questioned why residential mooring holders face different requirements and whether the City collects proof of insurance from private permit holders annually. - Mooring Classifications & Transfers: - Yacht Club Moorings: Harbormaster Land explained the proposal to create a specific "yacht club" classification to distinguish from general rental moorings, limiting them to members and reciprocal agreements. He confirmed the City is awaiting CRMC review of this specific definition. - CRMC Compliance: Discussion revealed conflicting information regarding a 2023 CRMC Red Book definition. The Harbormaster stated CRMC initially suggested the classification but later asked for a delay while reviewing it; the Solicitor noted CRMC had previously stated such a clause was not problematic. - Transfers & LLCs: The Council discussed the prohibition on owner-to-owner transfers of commercial moorings (a 2019 CRMC rule). Councilor Carl noted that forming an LLC to hold permits is effectively an indefinite transfer, which the Harbormaster stated is currently prohibited based on CRMC guidance to prevent "black market" sales. - Commercial vs. Private: Harbormaster Land addressed the addition of 20 new commercial moorings in shallow water (the Spindle), explaining they were designated commercial because the depth is insufficient for private moorings which are not size-restricted. He noted the City is replacing forfeited private moorings and maintaining an 8:1 resident ratio for private allocations. - Enforcement & Deadlines: - The existing ordinance sets a November 15 deadline for insurance compliance. Harbormaster Land indicated willingness to delay enforcement for those actively communicating with the office, potentially extending to the end of the year. - The Council debated whether an amended resolution or ordinance is needed to legally extend this deadline to protect residents from forfeiture due to confusion. Key Outcomes - Insurance Policy: The City continues to require a general liability policy of $1 million per occurrence/$2 million aggregate with the City as an additional insured for all commercial mooring holders. The Harbormaster expressed willingness to accept an alternative arrangement for the current year if a mooring management company can add the City as an additional insured on an existing policy via a simple agreement. - Yacht Club Definition: The Council acknowledged the need to clarify the "yacht club" mooring definition in the upcoming second reading of the ordinance to explicitly prohibit rentals to non-members/non-reciprocal parties. - Enforcement Delay: The Council directed the administration to consider delaying the November 15 insurance enforcement deadline (likely to year-end) to allow for further workshops and clarification, though the Solicitor noted the current ordinance legally mandates the deadline until a new ordinance is passed. - Future Action: The City Council agreed to hold future workshops, potentially with insurance experts present, to clarify the specific policy language required. The issue of LLC transfers and commercial mooring reclassification will be addressed in subsequent ordinances and workshops. - Resolution on Animosities: Multiple Council members and officials acknowledged the perception of animosity toward commercial mooring holders and expressed a desire to resolve the insurance and transfer issues cooperatively rather than adversarially.

The Newport Historic District Commission met on Tuesday, October 14, 2025, at 6:30 PM in the Council Chambers at 43 Broadway. Chair Deanna Amarilla called the meeting to order at approximately 6:30 PM. All commissioners were present except Rick Richter. The commission approved the minutes of September 15, 2025, and noted that applications approved this evening are valid for one year. Two late continuations (47 Bridge Street and 45 Bridge Street) were continued to the next meeting on November 10, 2025. Consent Calendar - C-9 (37 Elm Street): Application 2025-Sept-028 of Merritt Curry House LLC – Approved as presented. (Motion by Deanna Amarilla, seconded; all in favor.) - N6 (30 Walnut Street): Application HDC-25-177 of Newport Restoration Foundation – Approved as presented. (Motion, second; all in favor.) - N7 (21 Clay Street): Application HDC-25-178 of NewPort Architecture – Approved as presented. (Motion, second; all in favor.) Discussion Items C-8 (29 John Street) – Elizabeth Minifie Irrevocable Trust Applicant requested permission to replace stairs damaged by a waste management truck. The commission approved with a condition that a wrought iron railing be used. Commissioner Bala suggested iron railing; applicant agreed to a removable iron railing for moving furniture. Approved citing Newport Standard 17 TAC 80 060 A1,3,4,5,7. N2 (46 Corne Street) – Kji & Rebecca Kelly Applicant sought to replace kitchen doors, install a window, and replace downspouts. Commissioner Bala requested wood windows instead of fiberglass. The applicant agreed. Approved with condition that windows be all wood. (Motion, second; all in favor.) N4 (353 Gibbs Ave) – John Quinn Applicant (represented by Matt Rinaldi) requested replacement of wood clapboard siding with Hardie board (horizontal). The commission debated orientation: Commissioner Bala and others preferred vertical to match the existing character of the non-contributing building. The commission approved with condition that siding be installed vertically (not horizontal). Commissioner Moran expressed concern about setting a precedent for Hardie board. Approved citing Newport Standard 17 TAC 80 060 B1,2. (Motion, second; 2 against? The transcript shows all in favor after the motion.) C-1 (8 Beacon Hill Rd) – Luke Fleury (continued application) Applicant (represented by Jay Russell Jackson, architect Mark Rapp) proposed converting a two-family to single-family, adding a portico, replacing windows, constructing a two-car garage with ADU, and installing a pool. This was the third appearance. The commission split the application: Part 1 (east elevation and pool) was approved; Part 2 (garage) was continued to November 10, 2025, due to concerns about massing, scale, and dormer design. The commission requested revised garage plans. The pool and east elevation changes, including a reduced roof over the entry, were approved. C-2 (1 Bellevue Ave) – T-Mobile LLC Applicant proposed replacing six antennas on a contributing building (Viking Hotel). Commissioners expressed concerns about mounting antennas on the balustrade, citing damage to historic fabric and visual impact. The commission requested alternative mounting solutions, such as setting antennas back and raising them, or exploring stealth options. The application was continued to November 10, 2025, to allow the applicant to present alternatives. C-3 (37 Sherman Street) – Karen Windley Applicant represented by Mr. Crimmins sought to replace 11 windows on a contributing building. Staff reported that a window evaluation indicated nine of the 11 windows could be repaired. The commission explained that policy requires repair before replacement. The application was continued to November 10, 2025, with guidance that the applicant could work with staff to amend the application to align with the evaluation and potentially obtain administrative approval. C-4 (61 Second Street) – Daniel Petashnick Applicant (represented by Daniel Petashnick and Mark Westnedge) requested replacement of 12 original windows with Anderson 400 inserts. The applicant stated windows had already been ordered. The commission noted that a complete window evaluation was required, especially for a contributing property. The application was continued to November 10, 2025, and the applicant was advised to submit a window evaluation to the preservation planner. C-5 (16 Barney Street) – Michael Strongin & Barbara Granoff Applicant requested a carport (12' x 10' x 8'). Commissioners debated whether the structure was temporary or permanent; most felt it was permanent and not compatible with the historic district. The applicant asked to withdraw the application. The commission accepted the withdrawal. (Motion, second; all in favor.) C-7 (19 Catherine Street) – Jeffrey Nace & Kelli Nace Applicant (represented by Peter Regan and Mark Horrin) proposed removing a non-historic vestibule, reconstructing a front entry, replacing a rear bay window with French doors (later changed to folding windows), and other work. After discussion, the commission approved with conditions: the front entry shall have a flared roof (matching the rear) and no pilasters; the rear bump-out shall maintain the existing roof profile with flare; the Juliet balcony and French doors shall be replaced with two-over-two windows. Approved. C-6 (1 Wetmore Ave) – Mary Stuart Emerson Applicant (Mary Emerson) sought to replace asphalt shingle roof with standing seam metal roof (verdigris green). The commission had split the application last month; Part 1 (chimney) was approved; Part 2 (roof) was heard tonight. After discussion, the commission approved the metal roof with the condition that the applicant provide a final cut sheet of the material to the preservation planner. Voting was in favor; one commissioner expressed concern about the color but acknowledged no purview over color. C-10 (73 Catherine Street) – Shelley Mahood, Marie Mahood, Michael O’Connell Applicant (represented by Sean Harris) returned for Part 2 of an application for a wraparound porch. The commission approved the proposed covered porch on the second floor, noting precedent studies and the unique character of the building. The certificate of appropriateness for the first part was nearing expiration; the applicant was advised to contact staff for an extension. N3 (216 Spring Street) – Gentile Properties LLC Applicant (represented by Mark Rapp) proposed interior and exterior alterations, including skylights, deck replacement, door changes, and window restoration. The commission approved with conditions: remove the three skylights proposed on the west (street-facing) elevation; replace only the existing skylight on the east elevation; change the French door on the south elevation to a half-light wood door. (Motion, second; all in favor.) N5 (34 Castle Hill Ave) – Steven Windwer Applicant (represented by Mark Horn and Gregory Sanford) proposed an outdoor kitchen, pergola, fire pit, and outdoor shower. The commission approved with the condition that the pergola height be reduced to approximately 8 feet (to minimize street visibility). Other elements (fire pit, shower) were approved as presented. N9 (1 Cherry St) – 41 Washington LLC Applicant (represented by Jay Russell Jackson and Chris Fagan) proposed adaptive reuse of a historic warehouse into a single-family residence, including window changes, dormer restoration, skylight, sunroom, and chimney work. After discussion about preserving the original warehouse character, the commission approved the application as presented, noting the north elevation retains original windows and the arched brick detailing will be maintained. (Motion, second; all in favor.) New Business Chair Amarilla reported on progress regarding the lead mitigation guidelines project in partnership with the Newport Restoration Foundation (NRF). The final draft has been reviewed by the state; a presentation is scheduled for the November 10, 2025 meeting, with potential adoption in December. Commissioner Moran thanked staff (Jill and Timberly) for their work. Commissioner Goddard raised the possibility of establishing a fine structure for violations of the historic district regulations, suggesting funds could support grants for historic preservation. Staff noted that a code enforcement officer position has been budgeted for the next fiscal year. The meeting adjourned at approximately 8:20 PM. Key Outcomes - Approved: C-9, N6, N7, C-8 (with condition), N2 (with condition), N4 (with condition), C-1 Part 1 (east elevation & pool), C-7 (with conditions), C-6 (with condition), C-10, N3 (with conditions), N5 (with condition), N9. - Continued to November 10, 2025: C-1 Part 2 (garage), C-2 (T-Mobile), C-3 (37 Sherman), C-4 (61 Second). - Withdrawn: C-5 (16 Barney Street).

The Newport City Council met on October 8, 2025, at 6:30 PM in the Council Chambers. The meeting covered a wide range of topics including consent calendar items, license approvals, the creation of a new Miantonomi Memorial Park Advisory Commission, a presentation on the 2027 Comprehensive Plan update, fund balance policy revisions, a rescue vehicle purchase, extension of the community electricity program, Rogers High School funding, and an update on the utilities rate study. Consent Calendar - Approved minutes of the September 15, 2025 regular council meeting. - Approved seven special event applications including a music series, fundraiser, Glitter Ball, classical concert, craft fair, wreath sale, and Preservation Society events (Newport Symposium, Fall Music Program, Member Holiday Open House, Skylark’s Christmas Carol Concert). - Approved a request from Ferass Sammoura to add vendors to the previously approved Cardines Classic Grass Tournament special event license (October 12, 2025). - Approved renewal of a private detective license for David Bruce d/b/a TBK Investigations. - Received a communication from Federico Santi, Chair of the Newport Sculpture Commission, regarding funding for a publicly owned sculpture evaluation. - Received with regret the resignation of Jeff Brooks from the Planning Board; Council thanked Brooks for his service, noting particularly his tenure as chair. - Received with regret the resignation of Carmela Geer from the Sister City Commission; Council commended her contributions and noted she will continue to be engaged as executive director of the Edward King Senior Center during the Japanese delegation visit on October 23, 2025. - Approved a request to light the City Hall dome in purple during October for Domestic Violence Awareness Month and issued a proclamation. Public Comments & Testimony - Joe Hearn, a Newport resident and parent of children at Pell Elementary School, addressed the council on the issue of regionalization of schools and the upcoming special election. He asked whether any conversations had taken place with Middletown regarding a partnership, whether cost estimates for the special election had been made, and whether the city would spend money advocating on the topic. He urged a transparent and public process with ongoing community engagement. The council did not answer his questions as the citizens forum is for items not on the docket and no interaction is expected. Discussion Items - Miantonomi Memorial Park Advisory Commission (Resolution 17): Council approved the creation of a new advisory commission for Miantonomi Memorial Park. The commission will consist of 11 voting members: 7 residents (appointed from the previous commission members) and 4 representatives from community organizations—Newport Tree Conservancy, Audubon Society of Rhode Island, Newport Historical Society, and Veterans of Foreign Wars Post 406. Non-voting liaisons will include a member of the Newport Tree and Open Space Commission and a council member. The new commission replaces a state-created commission that had existed for decades. Council noted the park has seen improvements, including removal of debris, repainting of gates, and new stonework on the tower floor. The resolution was adopted 6-0. - 2027 Comprehensive Plan Update Consultant Interface Studio (Item 7): Planning Director Patricia Reynolds introduced Mindy Watts, project manager from Interface Studio. Watts presented the team's approach, timeline, and engagement strategy. The plan, due by November 2026, will involve six visits, including tours, interviews, and public events. The first big public event is planned for early December 2025. Council discussed efforts to reach residents year-round (including those who may not be physically present during off-season), the advisory committee structure, and the need to balance residents' visions with fiscal and environmental realities. A survey and interactive map will be available online. - Fund Balance Policy (Action Item 6516/25): The finance department recommended adopting a revised fund balance policy to allocate surplus funds. Starting in fiscal year 2025, any surplus after achieving a 30% unassigned fund balance target (currently estimated at about $36 million, based on FY26 projections) would be placed in a committed fund balance for one-time capital projects or other uses approved by the council. Council discussed the impact on bond ratings, the distinction from the general fund balance, and the fiscal responsibility to taxpayers. The policy is not an ordinance but an internal policy. Approved with a 5-1 vote. - Award of Contract for Rescue Vehicle (Action Item 6517/25): The fire chief recommended awarding a contract to Greenwood Emergency Vehicles LLC for a 2026 Ford F550 4x4 Type 1 rescue unit at a cost of $383,971. This unit, an off-the-shelf model, will replace an aging 2015 Chevy Express rescue. Council discussed why the cost appears higher than market research suggests; the chief explained that the price reflects safety regulations and that the city got a bargain compared to custom-made units (previous custom one cost $418,000). The new unit is expected to be delivered in August 2026, much sooner than the custom unit ordered two years ago (now delayed to January 2027). Approved. - Extension of Community Electricity Program (Action Item 6518/25): Council approved a five-year extension of the electricity supply agreement with NextEra Energy through 2032 for the Newport Community Electricity Program. The program has no direct fiscal impact on the city. Enrollment is opt-out; residents are automatically enrolled in the Newport Standard rate (currently 14.69 cents/kWh), which is lower than the opt-out rate (14.77 cents/kWh). Council debated the opt-out mechanism versus opt-in. Staff and Good Energy explained that an opt-out approach is necessary to achieve the buying power that provides savings to residents, and it is authorized by state law. The program includes options to opt down to a Basic rate or opt up to higher renewable content. Approved 5-1. - Rogers High School Construction Project Funding (Action Item 6519/25): Council considered a resolution to allocate $2,918,809 from FY2025 investment earnings that exceeded budgeted projections (actual investment income was $4.6 million versus budgeted $1.2 million) to the school construction capital fund to address funding shortfalls in the Rogers High School project. Council debated the accuracy of budget projections, the appropriateness of increasing rates (water/sewer and property taxes) while having surplus investment income, and the school department's reserve and contingency funds. Staff noted that the resolution reaffirms a prior commitment made in 2024. Public comment by Mr. Rice pointed out that the resolution implies the funds will complete the school, but significant work remains (e.g., soil remediation, demolition of the old building). The resolution, as noted in the agenda, was passed (vote count not specified, but it appears to have passed). - Utilities Rate Study Update (Item 12): The director of utilities provided an update on the ongoing rate study. Key points: The study recommends creating a stormwater utility to separate stormwater costs from wastewater/water charges, as 37-40% of the water pollution control fee currently goes to stormwater, which is not tied to water usage. This would make rates fairer, particularly for low-volume water users and dark homes. The change is expected to result in a minor reduction for typical residential wastewater bills, but large impervious properties may see significant increases. The council and public will need to decide on a stormwater utility—no other municipality in RI has one. A public listening session is planned for November 2025. Council discussed the need for transparent communication and education about the complexity of the city's water system and the reasons for previous rate increases (due to deferred maintenance and rising risks). Key Outcomes - Consent Calendar approved in its entirety with exceptions for items F and G (which were approved separately as noted above). - New Miantonomi Memorial Park Advisory Commission created and seven initial members appointed (Beverly A. Sanchez, Robert Cornett, James Dring, Roy Loth, Richard Haggis, Ann Marie Johnson, Robert Walker). The four organization representatives will be appointed by their respective organizations; any failure to nominate will result in appointment by the council. - Revised Fund Balance Policy adopted (5-1). - Contract awarded for purchase of a new rescue vehicle ($383,971). - Five-year extension of the community electricity program approved (5-1). - $2,918,809 allocated to Rogers High School construction project (vote passed). - Signage resolution (Item 18) failed (3-3 tie vote). The resolution would have prohibited pole-mounted speed display data capture warning machines within 15 feet of a residential property without property owner permission, and required removal of those without such permission. - Council continued Ordinance 13 (amending purchasing policy) to second reading (passed). - Items 14, 15, and 16 (ordinances regarding mooring permit classifications, quotas, and fees) continued to the December 10, 2025 meeting, with a workshop added to the October 15, 2025 workshop. - Appointments: Amy Ironmonger appointed to the Sister City Commission (two-year unexpired term expiring 4/24/2026); Gail Ruscetta appointed to the Bicycle and Pedestrian Advisory Commission (four-year unexpired term expiring 5/10/2027). - Adjourned as Council and convened as Board of License Commissioners; approved transfer of stock for Thames Wine & Spirits license. - Special event license for fireworks at Castle Hill Inn (October 12, 2025 at 4:49 PM, under one minute) approved, including waiver of the 90-day filing requirement. The fireworks are smoke mines (noiseless, no debris) lasting six seconds. - Daily entertainment license for Caleb & Broad (October 11, 2025) withdrawn by applicant. - Victualing license for Market on Broadway (new owner) approved. - Entertainment license expansion for The Vanderbilt (second hearing) approved (adding roof deck and expanded garden terrace hours, with ambient piano music only).

The Newport Planning Board met on October 6, 2025, at 6:30 p.m. in the Council Chambers. The meeting began with a tribute to outgoing Chair Jeff Brooks for his years of service, followed by Vice Chair Margaret Bolsky assuming the chair for the remainder of the meeting. Key actions included approval of the September 8, 2025 minutes with an amendment, a presentation on the Comprehensive Plan 2037 update, and a lengthy public hearing on the Treadway Hotel expansion application (Unified Development Review for Development Plan Review Application No. 2024-DPR-02). The board granted the requested dimensional variances and a Category 3 Special Use Permit for the hotel expansion, subject to several conditions. A second application (Fleury Properties subdivision, App. No. 2024-MS-04) was continued to the November meeting. Consent Calendar - Approval of Minutes: The September 8, 2025 meeting minutes were approved as amended. The amendment corrected a description of parking spaces from "leases" to "deeded" from St. Peter's Lutheran Church. Communications - Comprehensive Plan 2037 Update: Mindy Watts of Interface Studio, the lead consultant for the city's mandatory 10-year comprehensive plan update, introduced the firm and the process. The plan, called "Newport 2037," will have a 20-year vision and involve six phases over 18 months, with public engagement starting that week at the Equidnik Farmers Growers Market and Broadway Street Fair. Consultants include Minigret Partners (economics), Woods Hole Group (climate resiliency), and others. Initial interviews and an online survey will launch, with a large public open house planned for December 2025. Board members Kevin, Jared, and Frederick are serving as a sounding board for staff. Public Comments & Testimony - Treadway Hotel Public Comments: - Brick Market Condo Association Representative: Expressed concerns about parking. Noted that the hotel currently has 168 parking spaces but the code requires 219, and with other projects like the vacation rental at 144 America's Cup Avenue, parking demand is high. Noted that the hotel's restaurant (Salt) has been closed for years. Supported the harbor walk concept but worried about spillover parking and urged documentation of transportation center use. - Linda Stevenson, Friends of the Waterfront: Strongly supported the harbor walk extension from Parate Park to Bowen's Wharf, calling it a huge benefit for both tourists and residents. Asked that as a condition of approval, the applicant file and record a permanent easement for public use to ensure the harbor walk remains publicly accessible and not closed for private events. - Steve Land, Harbor Master: Described the coordination with the applicant to move the planned harbormaster building back 10 feet to allow for the harbor walk. Emphasized the improvement in pedestrian flow from the ferry terminal and Parate Park, noting that currently people must walk on America's Cup Avenue. The harbormaster building and bulkhead reconstruction is proceeding separately, with demolition expected between September and November 2026. Discussion Items - Treadway Hotel Expansion (49 America's Cup Avenue): The applicant, 49 Newport Hotel LLC (Procaccianti Companies), seeks to expand the existing hotel from 133 to 164 rooms, add 4,629 sq. ft. of retail space, 1,300 sq. ft. of meeting space, and a publicly dedicated harbor walk (approximately 250 yards) along the waterfront. They request a Category 3 Special Use Permit (since hotels in the Waterfront Business zone require one) and dimensional variances for density (11 additional rooms beyond the 153 allowed by right) and parking (168 spaces provided vs. 219 required). The existing hotel, built in 1972, is outdated and isolated from the waterfront. The project includes demolishing ground-level structures in the flood zone and building an elevated podium with parking below, retail/restaurant/meeting space at elevation 15, and new guest rooms above. The existing hotel will be renovated and its pool enclosure removed. The harbor walk will be deeded as a permanent easement. Presentations were made by the applicant's team: attorney Peter Regan, architect Justin Hetty (Centerbrook Architects) who gave a virtual walkthrough, traffic engineer Paul Bannon, civil engineer Phil Henry, real estate expert Jim Hoole, and landscape architect John Carter. Key points: parking will be managed via valet and reservations; 75-80% of hotel guests typically drive; the parking lot is currently paid public parking and will remain so with strict controls; shuttle service is planned; deliveries will be limited to morning hours; stormwater management will be improved with a net decrease in impervious surface and increase in compensatory storage (20,000 cubic feet); the project will not increase runoff; and all new construction is above base flood elevation. The Technical Review Committee (TRC) gave a positive recommendation, and the staff report recommended approval with conditions, including the easement for the harbor walk. - Liaison Reports: Tree and Open Space Commission discussed park hours and Murphy Park slide deterioration. Waterfront Commission report given by Harbormaster. Energy and Environment Commission is working on a new chapter for the comp plan. Housing & Zoning Working Group discussion led to a proposal to dissolve the group and create a Zoning Working Group liaison instead. Bicycle and Pedestrian Advisory Commission liaison remains vacant; staff will attend and report. Board requested staff provide a method to keep updated on road/transportation projects, including state initiatives. Key Outcomes - Treadway Hotel Application Approved: The board voted unanimously to: 1. Grant dimensional variances for density (11 additional rooms) and parking (168 spaces instead of 219). 2. Grant the Category 3 Special Use Permit. 3. Approve the Development Plan Review. Conditions include: - Applicant must file and record a permanent easement for the public harbor walk from Parate Park to Market Square, with maintenance agreements and terms determined by the administrative officer. - Applicant must provide a written action plan for a shuttle service for hotel guests (local travel and drop-off/pickup). - Deliveries to restaurants, retail, and hotel on Market Square are limited to 5 a.m. to 12 p.m. - Other standard conditions: final plan approval by administrative officer, physical alteration permit for work in public right-of-way, coordination with utilities department on sewer/drainage, and alternative renderings of the proposed tower (already satisfied). - Fleury Properties Subdivision Continued: Application No. 2024-MS-04 (173-175 Coggeshall Avenue) was continued to the November 2025 meeting without discussion. - Administrative Officer Actions: Noted for informational purposes: Newport Pell Bridge Realignment subdivision parcels recorded; demolition of single-family home at 7 Weatherly Avenue approved; corrective subdivision recording at 16 Congdon Avenue; final plan for minor subdivision at 71 & 75 Tilden Avenue recorded. - Liaison Assignments: Patricia Antonelli volunteered as liaison to the Energy and Environment Commission; Jeff Brooks recommended dissolving the Housing & Zoning Working Group and appointing a Zoning Working Group liaison (to be determined). The Board also discussed forming a liaison for the Comprehensive Plan advisory committee, pending city council guidance.

The Newport City Council met on September 29, 2025, at 6:30 PM in Council Chambers at 43 Broadway. The meeting included a moment of silence for Ernest Gibbons, a citizens forum, approval of a consent calendar, several license approvals, and consideration of numerous action items including harbor ordinance revisions, construction contracts, and grants. The council also sat as the Board of License Commissioners. Consent Calendar - Minutes of the Regular Council Meeting held August 27, 2025, were approved as part of the consent calendar. - Special Events: 14 special event requests were approved, including events by the Preservation Society, Trinity Church Pumpkin Patch, Japan-America Friendship Festival, and others. Item 11 (Japan-America Friendship Festival in Touro Park on October 25, 2025 from 11:00 AM to 3:00 PM) was removed from the consent calendar for discussion and subsequently approved after Robin Dahlin, President of the Japan America Society of Southern New England, described the festival including Taiko drums, kimono experience, calligraphy, origami, and Japanese food. - Waterfront Commission Letter: A letter requesting an economic impact study of recreational boating in Newport Harbor was received and referred to the City Administration. Public Comments & Testimony - Chris Birch (Bike Newport advocacy associate) provided an update on the bicycle-friendly community application submitted June 25, 2025. He noted Newport has been bronze-rated since 2013 and is positioned to advance to silver. A community survey with over 200 responses is open until October 5, 2025 (survey on bikenewportri.org). - Peter Garsha (14 Shield Street) requested revisiting the mandatory insurance requirement for commercial moorings, calling it redundant as his mooring is managed by Oldport Marine which has insurance, and his boat owner has insurance. - John Fulweiler (attorney, 40 Mary Street, representing residents and commercial permit holders) raised procedural concerns about the insurance requirement ordinance, stating it was passed without proper stakeholder input or CRMC review. He noted the requirement appears in East Greenwich's harbor management plan but not in Newport's, and suggested the city consider obtaining insurance itself and allocating premiums. - Peter Kent (former executive director of Newport Restoration Foundation) reported difficulty obtaining individual insurance for his mooring of 50 years, suggesting a group scheme. - Charlotte Johnson (15 Park Street, rental mooring owner since 1976) requested rescinding or delaying the insurance ordinance, noting her mooring is already insured through Oldport Marine, and the 108-page harbor management plan updated October 18, 2024 makes no mention of rental mooring insurance. - Henry Spingler (213 Coxhall Avenue, 80-year resident) expressed stress among mooring holders over proposed changes and requested more time for public discussion. - Jack Brant (264 Avenue) asked for a public hearing on all harbor changes, noting past transparency. - Pete Rice (1 Harrison Lane) commented on the proposed traffic study, suggesting it should be expanded to include Ruggles Avenue and other areas. - John Ferrara (Deputy Chief) and Carmela Geer (Edward King House Senior Center) explained the Newport-Middletown Situation Table, a weekly collaborative meeting that has served 51 situations/families/individuals since January 2025. Discussion Items - Action Item 6506: Dredging at 128 Long Wharf Marina (application from CRMC/RIDEM). The council noted the comment deadline of September 26, 2025 had passed. Councilor Carlin expressed embarrassment over missing the deadline. Despite this, the council voted 4-1 to approve, directing the administration to inform CRMC of no objection. Councilor Carlin opposed, citing process concerns. - Action Item 6507: Harbor ordinance revision (yacht club mooring reclassification, rental-to-private conversion, fees). Harbor Master Steven Land explained the goal is to address mooring classification imbalances: currently 918 total moorings (54% private = 546, 38% rental = 354) versus the 25% rental target. The ordinance adds yacht club mooring classification and permits voluntary conversion of rental to private. After extensive debate, Councilor Smythe moved to continue for a workshop, which failed (2-3?). The original motion passed 3-2. Councilor Carlin and another opposed. Land noted the insurance issue will have a separate workshop. - Action Item 6511: Traffic study for Thames-Spring streets area (contract with Bowman Consulting, $199,600). Councilor Carlin questioned the high cost and funding sources. City Manager Kennedy outlined funding options including CIP reserves, council contingency, and reassigning dynamic parking signage funds. Councilor Smythe moved to continue to the second meeting in October to allow a discussion on funding policy (unassigned fund balance over 30%). The continuance passed 5-0. The scope was debated; some wanted to include Ruggles Avenue, but Director Riccio noted it aligns with the transportation master plan. - Action Item 6512: Perrotti Park harbor shuttle landing seawall & floating dock reconstruction ($7,949,000, awarded to Reagan Marine Construction of Newport). Councilor Carlin questioned funding from the voter-approved 2024 bond not yet issued. City Manager Kennedy and Finance Director Nolan explained cash flow through the maritime fund and bond sale in January 2026. Harbor Master Land noted the docks take 1.5 years to manufacture in Europe; construction starts November 1, 2025. Approved 4-1 (Carlin opposed). - Ordinance (Second Reading): Amending Chapter 3.12.020 to add a GIS position for the Utilities Department, projected to save $500,000 over five years. Debate included Councilor Carlin's opposition (adding a $100K+ position after rate increases), while Councilors Napolitano, Combs-Varone, and others supported in-house savings. Approved 5-1. - Resolution 16: Moratorium on new natural gas hookups on Aquidneck Island – Councilor Smythe withdrew the resolution in favor of a joint workshop with the Energy and Environment Commission. Withdrawn with unanimous consent. Key Outcomes - Consent Calendar and special events approved (including Japan-America Friendship Festival). - Victualing license (Sip to Shine) and entertainment license expansion (The Vanderbilt) approved. - Pyramid Club show cause hearing withdrawn. - Action Item 6505 (Purchasing policy ordinance) approved. - Action Item 6506 (128 Long Wharf dredging) approved 4-1. - Action Item 6507 (Harbor ordinance revision) approved 3-2; a separate workshop on insurance will be scheduled. - Action Items 6508 (HVAC), 6509 (retaining wall), 6510 (LED lighting), 6513 (fire dispatch consolettes), 6514 (Newport Prevention Coalition grant), 6515 (Situation Table grant) all approved. - Action Item 6511 (traffic study) continued to the second meeting in October. - Action Item 6512 (Perrotti Park project) approved 4-1. - Ordinance amendment (GIS position) approved 5-1. - Resolution on gas moratorium withdrawn in favor of joint workshop with Energy and Environment Commission. - Next meeting: The council will next meet in October 2025 (date not specified in transcript).

The Newport Zoning Board of Review met on September 22, 2025, at 6:00 PM in the Council Chambers at 43 Broadway. The board consisted of four permanent members (Chairman Wick Rudd, Vice Chairman Dave Ryler, Secretary Russ Johnson, Nicole Chevry) and first alternate Melissa Padovina. The meeting addressed several consent calendar items, five abbreviated summary petitions, two full hearings (including one moved from the abbreviated calendar due to an objector), and one appeal continued to a future meeting. Consent Calendar - Minutes of the August 25, 2025 meeting were approved unanimously. - Two withdrawal requests without prejudice were granted: 34 Sherman Street and 57 Gould Street. - A third 12-month extension request for 34 S. Baptist Street was approved unanimously. - The sole summary calendar petition (App. ZBR-25-81, Kevin LaFreniere, 16 Mt. Vernon Street) was approved unanimously on a consent motion, with conditions including completion within 12 months and payment of outstanding noticing costs. Abbreviated Summary Petitions (5 items, all approved 5-0) - App. ZBR-25-69 – Cory McCoy, 35 Elm Street, Unit 2: Dimensional variance for a parking area (corrected to one legal space) and driveway requiring reversing onto the right-of-way. Approved with an additional condition that McCoy provide written approval from the condo association to the zoning office. - App. ZBR-25-77 – John Doherty & Lisa Falso-Doherty, 3 Bush Street: Dimensional variance to demolish and rebuild a rear deck, reducing lot coverage from 52% to 50.5% (35% allowed). Approved. - App. ZBR-25-78 – 2 Church Street, LLC, 212 Thames Street (2nd Floor): Dimensional variance to add a front balcony for an event space (Queen Anne's Loft), increasing service area by 134 sq. ft. without providing one additional parking space. The applicant testified that the balcony would have a 60-inch glass wall and no live music or seating. Approved. - App. ZBR-25-83 – William Deines & Danielle Chioditti, 14 Tews Court: Dimensional variances for an in-ground pool and hot tub located 5' from the front property line (20' required) and increasing lot coverage from 32.8% to 36.8% (29.06% allowed). Approved. - App. ZBR-25-75 – Costello Michael Gaetano & Costello Maribeth McNamara, 12 Hunter Avenue: Dimensional variance to remove a rear deck and construct a single-story rear addition, increasing lot coverage from 33.6% to 34% (29.76% allowed). A letter of support from the neighbor at 14 Hunter Avenue was noted. Approved. Full Hearings 1. App. ZBR-25-80 – James Dunphy, 76 Van Zandt Avenue (Re-approval of garage) Background: This was a re-approval petition for a previously approved (2020) two-story, three-car garage that was not completed due to the prior owners' medical issues. The new owners (DVOZ LLC) purchased the property four weeks prior and found a foundation already poured. The petition sought a dimensional variance for lot coverage (increase from 15.3% to 27%, 20% allowed). Objector Kirsty Morrison (4 Prescott Hall Road) testified that the garage would block her view of the sunset and set a bad precedent for lot coverage. The board heard testimony from applicant Jamie Delivolpe (intending to use the garage for storage and a loft for her mother), real estate expert James Wool, and attorney Michael Monty. The board found hardships due to the existing foundation and the non-conforming placement of the main house. Vote: 5-0 to approve, with conditions including completion within 12 months and payment of outstanding noticing costs. 2. App. ZBR-25-50 – 8 Peckham Ave LLC, 8 Peckham Avenue (Conversion to three-family) Background: The applicant sought special use permits and dimensional variances to convert an existing two-family dwelling (one 4-bedroom unit, one 2-bedroom unit) into three 2-bedroom units, with no increase in total bedrooms (6). Relief required for height (35' vs 30' limit), side setback (2.7' vs 5'), minimum lot size (6,077 sq. ft. vs 10,000), density (2,025 sq. ft./unit vs 2,500 allowed), and driveway width (18' vs 24' for two-way). The applicant (Tucker Holmes) testified to gut-renovating the property, adding six off-street parking spaces, stormwater infiltration, and targeting year-round renters. Objectors Terrence Horrin (6 Peckham Ave) and James Sullivan (16 Peckham Ave) argued that the property values would decline and that developer promises had not been kept in the past. The previous owner (Jerry DeCotis) supported the petition, stating Holmes was the right buyer to maintain neighborhood quality. Real estate expert James Wool testified that five three-to-four-family properties exist on the street, but objectors disputed this, claiming only one three-family. The board discussed the housing crisis and the benefit of adding a year-round rental unit. Vote: 4-1 to approve (Ryler dissenting), with the same standard conditions. The motion cited Chapter 17.108 (variances) and Chapter 17.109 (special use permits, category one). Appeals - App. ZBR-25-85 – Annette T. Pelletier and EJ Lanni, 18 Barney Street/3 & 4 Barney Court: This appeal was continued to the next meeting (no testimony taken). Other Business - Several petitions were continued to October 27, 2025 by request of the applicants, including: 640 Thames Street (guest house), 130 Touro Street (use variance), 22 Narragansett Avenue (roof deck), 594-596 Thames Street (restaurant expansion), 3 Butler Street (two-story addition), Salve Regina University (event center), 134 Spring Street (guest house), and 57 Gould Street (withdrawn earlier). - Inactive petitions and appeals were noted as pending. Key Outcomes - Summary Calendar: 1 petition approved on consent. - Abbreviated Summary: 5 petitions approved unanimously (5-0), each with standard conditions. - 76 Van Zandt Avenue (Dunphy): Approved 5-0; conditions include 12-month completion and written condo association approval (not applicable here, but similar condition applied to McCoy). - 8 Peckham Avenue (8 Peckham Ave LLC): Approved 4-1; conditions include 12-month completion and payment of noticing costs. - Annette T. Pelletier Appeal: Continued to October 27, 2025. - All other continued petitions (7 items) were continued to October 27, 2025 by applicant request. - The meeting adjourned after the 8 Peckham vote.

The Newport City Council met on September 16, 2025, at 5:00 PM to address a citizens' forum, routine licenses, appointments, communications, and several action items. Key discussions focused on the process for forming a Comprehensive Plan Update Advisory Committee, approval of a $5.5 million guaranteed maximum price for renovations to the Florence Gray Center, and a controversial utilities GIS position that had previously been rejected by the Council. Several IT contracts and police vehicle purchases were also approved. Consent Calendar - Annual Entertainment License Renewal (Class A, Indoor) : Approved for Wharf Southern Kitchen (37 Bannisters Wharf). - Bittling License (New Owner) : Approved for Kelly's Cafe and Pantry (27 Connell Highway). Councilor Pinnock welcomed them to the neighborhood. - Consent Calendar as a Whole: Approved unanimously by the Council and later as the Board of Licensed Commissioners. Public Comments & Testimony - Paul Donovan (530 Broadway, Newport) : Spoke critically about the Planning Board's September 8, 2025 decision regarding the 525 Broadway LLC project. He stated most residents do not oppose workforce housing but object to unsafe conditions created by the commercial complex. He argued the architect claimed tenants would walk/bike, yet a traffic engineer estimated 1,800 additional vehicle trips per week. He noted only 41 parking spaces were proposed for 38 units, falling short of the required 76, and described the board's suggestion for additional parking as a "mere suggestion." He also criticized the Planning Board for inadequate public notice and disrespectful treatment of residents. He requested the Council review the variances and special use permits granted. Discussion Items - Comprehensive Plan Update Advisory Committee (2027) : The City Manager presented a memo requesting each Councilor nominate one person to serve on a 20-25 member advisory committee for the upcoming comprehensive plan update, with a target launch of October 6, 2025. A debate arose between Councilors who preferred an open application process (Smythe, Segly) versus those supporting Council nominations (Mayor, Rollins). Director Crean noted that the $300,000 contract with Interface Studio includes data collection and drafting, while the committee would provide community input. The Council voted to receive the memo (5-2) but did not approve the nomination process, signaling a desire for further discussion on selection methods. - Florence Gray Center Renovation (Action Item 6503) : The Council considered approval of a $5.5 million guaranteed maximum price (GMP) for construction manager at risk services with Albor Construction. Total grant funding is $7.5 million from the Rhode Island Pandemic Recovery Office, with no municipal funds required. Councilor Carlin questioned the lack of detailed information on the five bidders and the selection process. Owner's project manager Manny Ferrera explained that Albor was selected in April 2025 after a competitive RFP, and the GMP amendment is a standard step. The vote was 6-1 in favor. - Utilities GIS & Field Specialist Position (Action Item 6504) : The Department of Utilities requested an ordinance amendment to create a new classification at grade 5. This position had been rejected by the Council during FY26 budget discussions (4-3 vote) but was brought back with a five-year cost-benefit projection showing over $500,000 in savings. Director Schultz argued the position is needed to avoid single-point-of-failure and reduce consultant costs. Councilor Carlin opposed, stating the Council had rejected both the funding and the position. After debate, the Council approved the position 6-1. - Resolution for Naming of Public Spaces : Councilor Holder sponsored a resolution to direct the City Administration, with the Tree and Open Space Commission, to draft a policy for naming public spaces (including plaque size, liability, etc.). The resolution stemmed from a request to name an area at Thames, Green, and Pelham Streets as "J.K. Sullivan Square" in honor of a historic figure who laid cobblestones in 1908. The resolution was approved unanimously. Key Outcomes - Consent Calendar: Approved unanimously. - Appointments to Boards: All appointments (Sister City Commission, Historic Cemetery Advisory Commission, Public Sculpture Commission, Trust and Investment Commission) approved unanimously. - Comprehensive Plan Memo: Received by a 5-2 vote (Councilors Smythe and Segly opposed). No action taken on nomination process. - Police Vehicle Purchase: Approved (Action Item 6498, $299,292.80). - Copier Lease Agreement: Approved (Action Item 6499, $30,354.88). - Custom Computer Services Contracts: Approved: G365 tenant setup ($127,362.10), VDI infrastructure upgrade ($310,676), and managed services ($508,176). All were on budget. - Florence Gray Center GMP: Approved 6-1. - Utilities GIS Position: Approved 6-1. - Parking Ordinance Amendment (Second Reading) : Approved to add no-parking restrictions on Thames Street. - Naming Policy Resolution: Approved unanimously.

The Newport Historic District Commission (HDC) met on Monday, September 15, 2025, at 6:30 p.m. in the Council Chambers, 43 Broadway, Newport, RI. The meeting was rescheduled from September 9, 2025. The commission reviewed a large agenda of 21 new applications, 5 continued applications, and 2 action items. Several applications were approved via summary or abbreviated summary, and others received full hearings. Key decisions included approvals, continuations, and a split of a major application for 8 Beacon Hill. Consent Calendar - Approval of Minutes: Minutes from August 12, 2025, approved unanimously. - Staff Findings of Fact: Motion to accept all staff findings of fact passed unanimously. - Summary Approvals (no public comment): - C2 (11 Chartier Circle): Approved for new in-ground pool, citing Newport Standard 17 TAC 80 060 B1. - N6 (718 Bellevue Avenue, Apt. 4): Approved for window and door replacement, citing standards A15 and 7. - N11 (37 William Street): Approved for spiral staircase installation, citing standards A1, A2, and 7. - N13 (34 Ocean Avenue): Approved for cabana renovations, pergola, and screen additions (Commissioner Goddard recused), citing standards B1 and B2. - N20 (160 Webster Street): Approved for window and door replacements, egress well, and masonry extension (Goddard recused), citing standards B1 and B2. - Action Items: - A1 (8 Barney Street): Certificate of Appropriateness extended for rear stairway/deck repairs. - A2 (111 Harrison Ave, Unit 10A): Dismissed without prejudice (applicant notified). Public Comments & Testimony - No public comments were offered during the consent calendar or abbreviated summaries. - During full hearings, applicant representatives and architects presented proposals and answered commissioner questions. Discussion Items - Abbreviated Summary Hearings: - N7 (71 Prospect Hill): Applicant Ed McGrath agreed to change garage door material from composite to all wood. Approved with condition. - N8 (41 Third Street): Attorney J. Russell Jackson presented updates: windows changed to all wood Marvin, door replaced with all wood. Approved with conditions for planner review. - N12 (599 Ocean Avenue): Applicant argued for PVC trim due to ocean exposure; commissioners debated precedent. After discussion, applicant agreed to switch to painted wood. Approved with condition. - N14 (32 Green Street): Architect Eric Picard proposed Pella Reserve windows. Commissioners questioned muntin profiles and true divided light. Approved with condition to confirm profile with preservation planner. - Full Hearings: - C1 (364 Bellevue Avenue, Unit D102): No applicant present. Dismissed without prejudice. - C4 (65 William Street): Applicant amended scope to remove dormers and add a skylight. Approved as amended (unanimous). - C5 (38 Pelham Street): Updated window survey submitted; approved to replace 2000-era windows with Pella (details to be confirmed by planner) and restore all other historic windows. Also approved extension of stair tower by 2 feet and reconstruction of compromised chimney with original bricks. Approved (unanimous). - N1 (39 School Street): Applicant Jack Murphy requested ready slate roof and copper gutters; preservation planner recommended fiberglass gutters to match original profile. Applicant agreed to fiberglass. Approved with conditions (unanimous). - N3 (37 Sherman Street): No applicant present. Continued to October 14, 2025. - N9 (60 Third Street): Applicant sought to use wood shingles due to insufficient original slate. Commission decided: use original slate on original structure, ready slate on new addition. Approved (unanimous). - N15 (1 Wetmore): Application split: Part A (chimney replacement) approved; Part B (standing seam metal roof) continued to October 14, 2025, for further discussion on material compatibility. - N16 (19 Catherine Street): Extensive discussion on front portico design, historical photos, and other elevations. Commissioners requested historic photos and updated current photos. Application continued to October 14, 2025, in its entirety. - N19 (33 William Street): Architect Spencer McComb proposed new wood railing and window replacements. Vote was 4-3 in favor of approval (with conditions). Approved. - C3 (8 Beacon Hill): Major application for carriage house conversion, new garage, and pool. After site visit and design review, commission split the application: Part 1 (main house except east/south entries) approved; Part 2 (garage, pool, east and south entries) continued to October 14, 2025. A second site visit was scheduled. Key Outcomes - Approvals: - C2, N6, N11, N13, N20 (summary approvals). - A1 (extension), A2 (dismissal). - N7, N8, N12, N14 (abbreviated summaries with conditions). - C4, C5, N1, N9, N15 Part A, N19, and C3 Part 1 (full hearings). - Continuations: - N2 (1 Bellevue), N4 (61 Second Street), N10 (16 Barney Court), N18 (29 John Street), N21 (37 Elm Street) were continued to October 14, 2025 (noted at start of meeting). - N3 (37 Sherman Street), N15 Part B, N16, and C3 Part 2 continued to October 14, 2025. - Withdrawals: N5 (40 Sherman Street) and N17 (562 Bellevue Avenue) were withdrawn. - Site Visit: A second site visit for 8 Beacon Hill (C3) was scheduled. - Vote Tallies: N19 passed 4-3. All other votes were unanimous unless noted (recusals: Goddard on N13, N20, N12, and N19).