Public Meetings - Newport, Rhode Island

The Newport Planning Board held a regular meeting on June 2, 2025, at 6:30 p.m. in the Council Chambers at 43 Broadway. The board approved the May 12, 2025 minutes, received a presentation on the Vision Zero Safety Action Plan, and set a special meeting for June 16, 2025. Major actions included continuing two petitions (Future Land Use Map amendment and 525 Broadway) to the special meeting, continuing the Camp Rocky Farm application for further discussion, and granting preliminary approval for the Waites Wharf Hotel North and South Lots (App. Nos. 2024-DPR-01 and 2024-DPR-02) after extensive deliberation over four previous meetings. Consent Calendar - Approved the May 12, 2025 meeting minutes. - Scheduled a special meeting for Monday, June 16, 2025 at 6:30 PM at the Pell School. - Continued Items A (Petition to amend Future Land Use Map for 7 Seaview Avenue) and B (525 Broadway Unified Development Review) to the June 16 special meeting. Communications - Staff presented the Vision Zero Safety Action Plan, which was approved by the City Council on May 28, 2025. The plan includes safety action items to augment the Transportation Master Plan and is available online. Discussion Items Camp Rocky Farm (App. No. 2024-DPR-03) - Applicant Presentation: Michael Monte of NAI GVA represented the Girl Scouts of Southeastern New England. The project includes renovating the existing lodge, demolishing a caretaker cottage to build a covered pavilion (Mariner Cabin) with additional bunks and a caretaker apartment, relocating the archery range, widening the driveway for emergency access, and installing stormwater management for the first time. The camp will continue to serve approximately 40 day-campers and allow multiple troops to use the facility simultaneously. The Technical Review Committee and staff recommend approval. - Public Comment: Rachel Connerton (140 Carroll Avenue, abutter) expressed support for Girl Scout use but concern about potential rental events (weddings, corporate functions) as advertised on the Girl Scouts website, and stormwater runoff. She requested restrictions on rentals. - Applicant Response: CEO Dana Borelli Murray clarified that rental listings on the website are for other properties, not Camp Rocky Farm. The property has never hosted weddings in modern times. The zoning allows charitable institution use; any special events would require a special event permit from the city council. The Girl Scouts also serve adult members (volunteers) and should not be restricted to youth-only use. - Board Deliberation: Discussion centered on limiting use to prevent intensive special events. The board proposed a condition that if the property is rented to a third party for use, a special event license from the City Council is required. The applicant requested more time to discuss language, and the board voted to continue the application to the June 16 special meeting with instruction for staff and applicant to work on a condition regarding scope of special events. - Outcome: Continued to the June 16 special meeting. Motion to continue carried unanimously. Waites Wharf Hotel – North Lot (App. No. 2024-DPR-01) and South Lot (App. No. 2024-DPR-02) - Applicant’s Rebuttal: The applicant introduced a traffic expert (Lorenzo Dontis) who provided a supplemental memorandum addressing trip generation and event scenarios, concluding that the proposed uses will generate fewer daily trips than existing uses and no reduction in level of service within 200 feet. The applicant’s planning expert (Paige Bronk) submitted a rebuttal to the objector’s expert. - Objector’s Rebuttal: Scott Spear (representing Coddington Landing Condominiums) called land use expert Scott McLean, who argued that the surrounding area is predominantly residential (72% by property count within one block), that the proposed buildings are out of scale (four stories vs. average two stories), and that the project is inconsistent with the comprehensive plan’s vision for small-scale mixed use. - Public Comment (over 90 written comments): - Supporters (approximately 11) cited economic benefits, improved waterfront access, reduced late-night noise from existing bar operations, and better design. - Objectors (approximately 82) raised concerns about traffic congestion, parking shortages, safety on narrow streets (Waits Wharf and Coddington Wharf), scale incompatibility with the historic neighborhood, increased daytime traffic (shifting from late night to daylight), stormwater runoff, noise, and inconsistency with the comprehensive plan. - Friends of the Waterfront supported only the public access elements. - Board Deliberation and Conditions: The board discussed a set of conditions to mitigate impact, including: - Only Rhode Island trolley-style buses (under 40 feet) permitted on Waits Wharf; full-size motor coaches prohibited. - Apartment buildings limited to 12-month minimum residential leases (no short-term rentals). - Exclusive private exit for north lot via West Extension Street and for south lot via a key-fob gate to Coddington Wharf (exit-only); gates to be maintained in good working order. - Shared street at the entrance from Thames Street incorporating different materials, directional indicators, and warning surfaces, approved by City Engineer. - Enhanced wayfinding signage for guests, patrons, and residents, approved by City Engineer. - Parking/event traffic management plan to mitigate peak event, festival, and seasonal congestion, prioritizing multimodal safety, reviewed and approved by City Engineer and Technical Review Committee (TRC). - Deliveries allowed only between 5:00 a.m. and 10:30 a.m. daily. - Educational signage along the harbor walk regarding stormwater systems and waterfront history, developed with a local public body. - Shelter/awning at water taxi stop. - Additional condition for the south lot: outdoor event space limited to hours before 10:00 p.m. (this was discussed but not formally added after debate; the board deemed existing noise ordinances sufficient). - Votes: - North Lot – Special Use Permit for Multifamily: Approved (6-0). - North Lot – Special Use Permit for Transient Guest Facility: Approved (6-0). - North Lot – Development Plan Review: Approved (6-0) with conditions from staff report and board discussion. - South Lot – Special Use Permit for Multifamily: Approved (6-0) with same conditions. - South Lot – Special Use Permit for Transient Guest Facility: Approved (6-0). - South Lot – Development Plan Review: Approved (6-0) with same conditions. Key Outcomes - Waites Wharf Hotel (North and South Lots): Preliminary approval granted for both lots, subject to the conditions listed above and final approval by the Administrative Officer after recording of administrative subdivision. The project includes a combined 89 transient guest rooms, two restaurants/event venues, 14 multifamily dwelling units (with 12-month lease restriction), improved marina operations, new harbor walk, water taxi stop, kayak storage, and enhanced public access. - Camp Rocky Farm: Continued to the June 16 special meeting for further refinement of conditions regarding event use. - Future Land Use Map Amendment and 525 Broadway: Continued to the June 16 special meeting. - Liaison Reports: No significant updates; a board member volunteered to serve as liaison to the Bicycle and Pedestrian Advisory Commission.

The Newport City Council held a workshop on May 29, 2025, at 5:30 PM in City Council Chambers to review the proposed FY 2026-2027 biennial budget. The administration presented a revised draft executive summary, proposed tax rates, capital improvement plan (CIP) adjustments, new positions, utility rate restructuring, and reallocation of unspent bond funds. Council members expressed divergent views on tax increases, new hiring, and funding priorities. No formal votes were taken; direction was provided for a clean budget document to be presented before the June 11, 2025 meeting. Public Comments & Testimony - A representative from the Aquidneck Island Planning Commission (AIPC) corrected a statement from the prior budget meeting, asserting that AIPC is not defunct and remains active, citing participation in the Naval Station Newport Collaborative Use Study and co-hosting a workshop on the Newport Tree Park and Open Space Master Plan. Discussion Items - Civic Support Restructuring: The administration explained a revised approach to civic support funding, splitting grants into two buckets: the Public Improvement Fund (Sears Trust, $163,000) for eligible organizations and general fund contract services ($105,000) for programs like the Edward King House. The goal is to align with trust restrictions on aiding the needy and beautification while continuing community partnerships through purchase-service contracts. Councilor Seglie confirmed this reframing stays within trust boundaries. The average tax impact for an owner-occupied home is $8–$9. - Transportation Master Plan (Keep Newport Moving): $500,000 was added to the FY26 CIP for implementation. Director Trish Reynolds specified that funds would go toward constructing the first priority infrastructure project on Narragansett Avenue (from Oka Point to Spring Street), estimated at $500,000 for a one-year build. Councilor Smythe questioned splitting the amount over two years to free up bond funds for other projects. The administration agreed to provide quarterly updates on progress. Additional CIP additions included dynamic parking signs and signal timing on Broadway ($50,000). - New Positions: Nine new positions were proposed, with four general fund positions (deputy police chief, code enforcement officer, assistant building inspector, public services laborer) totaling $481,000 in salary and benefits, and five enterprise fund positions (utility GIS specialist, capital project engineer manager, parking superintendent, deputy harbormaster) totaling $528,000. Chief Duffy argued the deputy police chief is urgent due to administrative burdens and tourism demands. Councilor Carlin strongly opposed the positions, noting a 4% tax levy increase and that the code enforcement salary ($116,296) exceeds the highest teacher step. Councilor Seglie supported the positions but advocated offsetting costs through fee increases. Councilor Politano suggested shifting some positions to enterprise funds funded by visitor-derived revenues. The administration noted that code enforcement and building inspection positions are revenue-generating. - Utility Rates and Stormwater: Rob (Director of Water Pollution Control) discussed the ongoing RAF Tellus rate study (about 50% complete, expected completion by fall 2025). He noted that stormwater comprises about one-third of the sewer budget and that current rates are structurally inequitable—the bottom 45% of customers pay $270/year versus a state average of $500–$700. The top 5% of customers contribute over 50% of revenue. He proposed considering a stormwater utility district or transitioning stormwater costs to the property tax base to better align costs with impervious surface and roadways. The council discussed the city's $9–10 million annual stormwater need and the challenge of funding only 10% of CIP projects. - Infrastructure Bond Reallocation: The administration recommended redirecting the $5 million originally allocated for the Maher Center (which would cost an estimated $13.2 million for renovation or rebuild) to other projects: city hall improvements ($1.25M), fire station building improvements ($59,000 for Station 2, $20,000 for Station 5), dynamic parking signs ($130,000?), library roof ($225,000, actual $163,000), and brick market geothermal HVAC ($500,000). Councilor Carlin opposed redirecting bond proceeds, arguing that if the Maher Center project is not pursued, the borrowing should be canceled to avoid burdening taxpayers. The administration cited the bond's generic authorization for infrastructure. - North End Development: Councilor Seglie raised concerns about acquiring and developing former bridge realignment parcels and the Navy hospital. He noted the ad hoc Bridge Realignment Commission's findings that the area lacks infrastructure (sewer, water, gas) and that stormwater investment alone could exceed $70 million. He urged the administration to include funding for legal and planning staff to negotiate site control within the next 24 months. The administration acknowledged $2.8 million in a property acquisition fund (excluding Coxhall) and some flexibility from the public safety facility bond allocation. No specific budget line item exists for this effort. - Debt Service Policy: Councilor Seglie proposed revisiting the city's policy that debt service not exceed 9% of general fund expenditures, suggesting a possible increase to 10% and clarification that state housing aid reimbursements be deducted from the calculation. He noted that without adjustment, the city would exceed the 9% cap in FY2028 when borrowing the full infrastructure bond. Key Outcomes - The administration will produce a clean, revised budget document incorporating all discussed changes before the June 11, 2025 council meeting. - Council feedback indicated a desire to explore fee increases to offset costs of new positions, particularly for services used by visitors and part-time residents. - Continued work on utility rate restructuring, with a formal presentation of rate study scenarios expected in October/November 2025. - The council will receive the ad hoc Bridge Realignment Commission's final report on June 25, 2025, to inform long-term development strategy. - No formal votes were taken; the workshop served as a discussion to guide budget amendments.

The Newport City Council met on May 28, 2025, at 6:30 p.m. in Council Chambers, 43 Broadway, Newport, RI. The meeting covered a wide range of items including license approvals, public communications on unregulated THC-infused beverages, a resolution for a Middle Passage Port Marker, a flagpole at Murphy Field, a robust discussion on short-term rental regulations, adoption of the Vision Zero Safety Action Plan, and several ordinance amendments. All items were approved with the exception of one communication that was received and filed, and a resolution on resident parking stickers was amended and passed. Board of License Commissioners - The Council, acting as the Board of License Commissioners, approved the consent calendar in its entirety, which included four Class F daily liquor licenses (Newport String Project, Sail Newport Summer Social Series, Sail Newport Fundraising Regatta Social, and St. Spyridon Greek Orthodox Church Hellenic Fest 2025). Consent Calendar - Approved the consent calendar for the City Council with the exception of item G (Communication from the Newport Prevention Coalition regarding unregulated THC-infused beverages), which was removed for discussion. Items included: - Approval of minutes from meetings on April 21–30, 2025. - 14 special event licenses (including Ryze Sampling, Newport String Project, Sail Newport, Artisans by the Bay, Aquidneck Land Trust, Newport Contemporary Ballet, Potter League for Animals, Newport Festivals Foundation, St. Spyridon, Preservation Society of Newport County, RITB Foundation Pell Bridge Run, Gray Matter Marketing Winter 10k). - Approval of a food truck addition to the previously approved Newport Folk Festival Baseball Game (July 24, 2025). - Food concession license for St. Spyridon Hellenic Fest 2025. - Waste hauler license renewal for Republic Services. - 2025 Holiday Selling License renewals. - Communication from the Newport Prevention Coalition (item G, see below). - Communication from Newport Gulls requesting sign placement during game days (approved subject to details with city administration). Public Comments & Testimony - Grace Ragazzino (Newport Prevention Coalition, 103 Robinson St., Narragansett) expressed concern about unregulated hemp-derived THC-infused beverages being sold in liquor stores. She stated that these products are not FDA approved, lack proper labeling, and pose risks to underage individuals due to less stringent ID checks compared to dispensaries. She noted that the coalition is conducting environmental scans to assess the scope. - Tyler Bernadine (6 Curry Ave., Newport) argued against banning non-owner occupied short-term rentals (STRs), stating that such a ban would not create year-round housing. He cited Barnstable County’s approach of implementing a renter-paid tax (23.5% of rental dollar back to town) to fund workforce housing and infrastructure. He provided data: average two-bedroom rent in downtown Newport is $2,750/month; average single-family home sale price is $1.296 million. He urged the council to wait for pending court cases and state legislation before acting. - Emily Conklin (7 Gwynn Court, Newport) shared her personal experience of being displaced from her rental at 3 Bull Street (commercially zoned) when the property was converted to short-term rentals. She testified that she lived there for five years and was told her lease would not be renewed; the other three units are now STRs, forcing residents to leave during summer. - Anselm Richardson (Commander, VFW Post 406) presented the history of Private Michael G. Murphy, a World War I casualty, and the effort to properly rename Murphy Field and install a flagpole. He noted that the post is undertaking a financial campaign and working with state representatives for signage on Memorial Boulevard. Discussion Items - Unregulated THC-Infused Beverages (Communication from Newport Prevention Coalition): Council members expressed support for stronger regulation. Councilor Carlin noted that the city cannot regulate sales directly—that is up to the General Assembly and Department of Business Regulation—and offered to sponsor a resolution next year. Councilor Pinnock emphasized the ease with which children can access such products. The communication was received and filed. - Middle Passage Port Marker (Resolution 26): Councilor Holder introduced the resolution supporting design and construction planning for a memorial on state-owned land between Fame Street and America’s Cup Avenue. Victoria Johnson (community advocate) thanked the council for their support, noting the long effort since 2014. The resolution was approved unanimously. - Flagpole at Murphy Field (Resolution 29): Councilor Carlin presented the resolution to honor PVT Michael G. Murphy. Anselm Richardson detailed the history: Murphy Field was originally named in 1932 but lacks proper signage and a flagpole. The VFW is raising funds, and the city will provide electrical infrastructure. The resolution was approved unanimously. - Appointments to Boards and Commissions: Approved Frederick Huntsberry to Planning Board (3-year term), Andy Bjork to Energy and Environment Commission (reappointment, 3-year term), John “Jack” Grant to Henderson Home Commission (reappointment, 1-year term), and Nick Zambrotta to Newport Beach Commission (reappointment, 3-year term). - Short-Term Rental Prohibition Plan (Memorandum from City Manager): The council received a memorandum outlining a proposed plan to prohibit new non-owner occupied short-term rentals. A lengthy debate ensued. Councilor Carlin supported the plan, arguing that the General Assembly forces state laws that undermine local control and that STRs should be taxed as commercial properties. Councilor Napolitano noted that STRs are leading to loss of families and school enrollment. Vice Chair Ceglie expressed concern about unintended consequences, such as creating a market for grandfathered properties and lack of definition in the code. Councilor Smyth supported the restriction, citing data from state-funded studies showing that 20–30 units of housing are lost annually to STR conversion, while the city needs 25–40 units per year. Councilor Pinnock emphasized that STRs are one of many factors contributing to the housing crisis and that action is needed. The memorandum was received. - Vision Zero Safety Action Plan (Action Item 6436): Shauna Kitzman (Toole Design) presented the plan, funded by US DOT, which includes 43 actions to eliminate traffic deaths and serious injuries by 2034. Priority corridors identified: Broadway, Memorial Boulevard, America’s Cup Avenue, Bellevue Avenue, Ames Street, and Toro Street. The plan is data-driven with 5 years of crash data. A regional grant application for implementation is being developed with Middletown and Portsmouth. The plan was adopted unanimously. - Cliff Walk Restoration Project (Action Item 6437): Approved a subrecipient agreement with RIDOT for the Cliff Walk Restoration Project. - Pavement Management System (Action Item 6438): Approved a $25,000 contract with Beta Group Inc. for pavement management services. - Pavement Marking Program (Action Item 6439): Approved a supplemental agreement not to exceed $194,893 for continued striping. - Umbrella and Chair Concessions at Easton’s Beach (Action Item 6440): Approved a one-year agreement with Roadie Surf Inc. - Water Treatment Chemicals (Action Item 6441): Approved annual bid awards for chemicals. - Utilities Supplies (Action Item 6442): Approved awards to multiple vendors for water, sewer, and storm drain supplies. - Ordinances (Second Readings): Approved amendments to: Section 5.64.080 (Smoking on Buses Prohibited), Section 5.97.120 (Regulations for Pedicab Operations), Section 8.28.010 (Smoking in and around municipal and school buildings), Section 12.32.060 (Easton’s Beach Regulations), Section 12.32.090 (Athletic and recreational facilities – smoking prohibition), Section 12.32.125 (Smoking on public beaches, parks, and cliff walk – findings), and Section 12.32.130 (Smoking prohibited on public beaches, parks, and cliff walk). All were approved. - Resident Parking Stickers (Resolution 28): Councilor Carlin offered an oral amendment to clarify that the resolution targets commercial/industrial properties, not renters or those living in commercial buildings used as residences. The amendment was approved (voice vote), and the resolution as amended was approved. Key Outcomes - Consent Calendar: Approved (except item G received). - THC Beverages Communication: Received and filed. - Middle Passage Port Marker Resolution: Approved unanimously. - Flagpole at Murphy Field: Approved unanimously. - Appointments: All four appointments/reappointments approved. - Short-Term Rental Memorandum: Received; no vote on ordinance changes. - Vision Zero Safety Action Plan: Adopted unanimously. - Cliff Walk Restoration Agreement: Approved. - Pavement Management Contract: Approved. - Pavement Marking Supplemental: Approved. - Beach Concessions Agreement: Approved. - Water Treatment Chemicals Bid: Approved. - Utilities Supplies Bid: Approved. - All Ordinance Amendments (Second Reading): Approved. - Resolution to Resume Budget Consideration: Continued. - Resident Parking Stickers Resolution: Amended and approved. - Meeting Adjourned.

On May 21, 2025, at 10:45 AM, the Newport City Council held a workshop on the Open Meetings Act (OMA) led by Adam Roach from the Rhode Island Attorney General's Office, Open Government Unit. The session covered OMA requirements, common pitfalls, and best practices, followed by a question-and-answer period. No formal votes or decisions were taken; the meeting was educational in nature. Presentation and Training - Adam Roach explained the OMA policy statement emphasizing transparency and that public business must be conducted in open session. - He outlined the minimal requirements for minutes: date, time, place, members present/absent, record of votes, and any other information requested by a member. Minutes must be posted within 35 days on the Secretary of State's website; draft minutes suffice. - Roach noted that the OMA does not require public comment, but if public bodies allow it, members may only address the topic raised by the speaker. - He discussed executive session rules: only proper agenda items (e.g., scheduling) may be discussed, and straying into substantive matters violates the OMA. He cited a recent finding where a chairperson discussed funding and direction beyond scheduling, constituting a violation. - Roach addressed remote participation: a member may attend via Zoom only if they do not participate or engage; passive attendance is permissible. - He covered site visits: a quorum visiting a site without notice and public access is a violation. Sending less than a quorum to investigate and reporting back in open session is a compliant alternative. - Regarding email communications, Roach warned against collective discussions. Pushing out information unidirectionally (e.g., BCC) is allowed, but dynamic replies or chain comments constitute a violation. He cited a case where a reporter asked questions to a quorum individually, which was found not to be collective. Questions and Answers - Attendees asked about federal statutes superseding state law: Roach clarified they are complementary, not superseding, especially in the Access to Public Records Act (APRA). - A question arose about the sufficiency of agenda descriptions: Roach said it is fact-specific, but attaching full reports is generally compliant. Voluminous documents may pose practical posting issues. - Another attendee asked about alternate members and their authority: Roach noted it depends on creation documents and specific circumstances; he referenced past findings available on the AG's website. - A question about using email for information dissemination: Roach confirmed that one-way communication is fine, but any interactive or collective discussion via email involving a quorum risks OMA violation. - On enforcement: complaints are filed against the public body, not individuals. The AG's office reviews complaints and may issue findings requiring remedial action (e.g., redoing a decision in open session). Most violations are cured by the body holding a new compliant meeting. Key Outcomes - No formal decisions or votes were taken. - The workshop provided training on OMA compliance, with resources available on the Attorney General's website (including past findings). - Attendees were reminded to contact the AG's office for specific complaints or advisory opinions. - Adam Roach emphasized that common sense and transparency should guide public body actions.

The Newport Zoning Board of Review held its regular meeting on Monday, May 19, 2025, at 6:00 PM in the Council Chambers at 43 Broadway, Newport, RI. The board acted on a full agenda including summary calendar items, abbreviated summary petitions, a full hearing on a previously denied application, and an appeal of a Historic District Commission (HDC) decision. The meeting adjourned at approximately 10:15 PM. Consent Calendar - Extension Request – 206 Thames Street: The board unanimously approved a 23-month extension (from June 7, 2025, to May 7, 2027) for the project to start and substantially complete. - Communication Re: 181 Bellevue Appeal: Four objection letters from Rosemary Heydt, William Heydt, Teresa Mae Leveille & Edward P. Warner, and Melvin Hill were accepted into the record (by unanimous vote), with the solicitor noting these letters are not part of the appellate record. - Summary Calendar Petitions (three items): All three petitions were moved to the consent calendar and approved unanimously on a single motion, adopting the board's findings of fact and conclusions of law under Chapter 17.108 (variances) and 17.109 (special use permits) of the Newport Zoning Ordinance. The petitions were: 1. Charles Pattavina – 33 Poplar Street: dimensional variance for a condenser 2’-4” from the east side property line (3’ required). 2. Raed Yazbeck – 201 Goddard Row: special use permit to convert a retail store into a fast-food restaurant (smoothies and fruit bowls). 3. Rhys & Jennifer Warburton – 12 Elliot Place: special use permit and dimensional variance for a 25 sq. ft. one-story rear addition increasing lot coverage from 36.3% to 37% (33.2% allowed). Public Comments & Testimony - 57 Marchant Street (App. 2024-Dec-012): Two objectors, James Browning (26 Lucas Avenue, 22-year resident) and Patricia Vecchioni (neighbor to the north), testified against the application. Browning argued the proposed garage was not substantially different from the denied 2024 application, remained too massive, and that the applicants had not communicated with opposing neighbors. Vecchioni raised concerns about loss of sunlight, harm to trees, and the height (20 feet) being excessive for a storage space. Both expressed willingness to accept a one-story garage with a smaller footprint. - 181 Bellevue Avenue Appeal (App. 2025-Appeal-001): Attorney Peter Regan, representing the appellant 181 Bellevue Center LLC, presented oral argument in favor of overturning the HDC's denial on siting. He argued that the HDC's decision was not supported by the weight of the evidence, that the applicant's expert witnesses (Justin Hetty and Ronald Onorato) demonstrated the siting was compatible, and that the HDC improperly substituted its design preferences for the applicant's. No opposition testimony was heard, but written objections from abutters were noted. Discussion Items - Determination of Substantial Change – 57 Marchant Street: After presentation by applicant's attorney Jay Russell Jackson and architect Ross Cann, the board heard from objector James Browning. The board then voted 5-0 to find the current application substantially different from the denied 2024 application, citing changes in design, massing, reduced footprint, and increased setback. The board then proceeded to a full hearing on the merits. - Full Hearing – 57 Marchant Street (Amer Taj and Chrysanthe Taj): The applicants sought a special use permit (Category 6) and dimensional variance to construct a mudroom and two-story garage, increasing lot coverage from 30.88% to 36.57% (30.84% allowed). Testimony included: - Applicant Amar Taj described basement flooding issues and the need for dry storage; the garage would provide a single-car garage with second-level storage (non-habitable by code). - Architect Ross Cann detailed design changes: turning the gable, reducing footprint, increasing north side setback to 10 feet, and reducing height to 20 feet (from 22’7”). He presented a shadow study showing no impact on the neighbor to the north. - Expert witness James Hool (real estate appraiser) opined that the proposed lot coverage (36.57%) is consistent with the neighborhood average (36.1%) and that the garage would not alter the character of the area. - Objectors Browning and Vecchioni reiterated concerns about massing, height, and loss of sunlight. They proposed a one-story garage as a compromise. - The board approved the petition with a condition that the vegetation screen on the north side be maintained at its current height. - Abbreviated Summary – 108 Catherine Street (Jessica Phillips): Dimensional variances to place a generator and pool equipment 12 feet from the east front property line (30’ required). The applicant testified that the generator would be relocated from a current 5-foot setback. The board approved with a condition limiting generator testing to Monday–Friday, 9 AM–5 PM. - Abbreviated Summary – 7 & 9 Dearborn Street (Taj Residences, LLC): Variance from the requirement to underground utilities. Attorney Jay Jackson argued that digging under the street would be impractical and expensive. The board approved, and also passed a motion (5-0) to send a formal memo to the Newport City Council requesting review of the utility undergrounding ordinance (Chapter 17.100 Development Standards) for potential revisions. - 181 Bellevue Avenue Appeal – Full Hearing: The board considered the appeal of the HDC's denial of a Certificate of Appropriateness for a new hotel, restaurant, and spa. The HDC had approved all aspects except siting (4-3 vote against). The board reviewed the certified record and heard oral argument. Board members found that the HDC's decision was not supported by the weight of the evidence and that the HDC applied a higher standard than “compatibility.” The board voted 5-0 to sustain the appeal, reversing the HDC's decision on siting. - Continuances: The board continued the following items to the June 24, 2025 meeting: abbreviated summary petition of Stephanie Shuler (6½ & 8 Cross Street) and full hearing petitions of CPDW Properties (16 Mary Street) and Keith A. & Michelle L. Briggs (13 Goodwin Street). Also continued were several petitions from the full hearing calendar (including 640 Thames Street, 130 Touro Street, 17 Bayview Avenue, 22 Narragansett Avenue, and 594-596 Thames Street). Key Outcomes - Summary Calendar (3 petitions): Approved unanimously (5-0). - Extension – 206 Thames Street: Approved unanimously (5-0). - 108 Catherine Street: Approved unanimously (5-0) with generator testing restriction. - 7 & 9 Dearborn Street: Approved unanimously (5-0). The board also voted unanimously to send a memo to the City Council regarding the utility undergrounding ordinance. - 57 Marchant Street: The board first voted 5-0 that the application was substantially different from the denied 2024 application. Then, after a full hearing, the board voted 5-0 to approve the special use permit and dimensional variance, with a condition to maintain the north-side vegetation screen at its current height. - 181 Bellevue Avenue Appeal: The board voted 5-0 to sustain the appeal, reversing the HDC's decision on siting. The HDC's approval on all other aspects stands. - Inactive and Continued Petitions: Several items were continued to the June 24, 2025 meeting or continued generally, as noted in the agenda.

This special meeting of the Newport Planning Board was convened at 6:02 p.m. on May 15, 2025, to continue the public hearing on Unified Development Review applications for the proposed Waites Wharf Hotel development (North Lot Application No. 2024-DPR-01 and South Lot Application No. 2024-DPR-02). The applicant, Harbour Realty, LLC, seeks to construct two hotels (89 total transient guest rooms), two 7‑unit multifamily residential buildings, a restaurant, and an event/wedding venue, along with continued marina operations. The hearing included presentation of new exhibits, testimony from applicant witnesses, cross‑examination, presentation of the objectors’ case (including expert and fact witnesses), and a brief video. The board voted unanimously to continue the application to the regularly scheduled June planning board meeting. Public Comments & Testimony (Written Submissions) - The agenda lists 73 public comment submissions, with approximately 40 in objection, 10 in support, and a few expressing concern or supporting the public access plan. Written comments were filed by residents, businesses, and organizations including Friends of the Waterfront. No oral public comment period was held during this session. Discussion Items - Applicant’s Presentation: - Attorney Jay Russell summarized minor parking reconfigurations and submitted two new exhibits: a legal correspondence and an occupancy comparison chart showing that existing site occupancy can reach up to 2,227 persons, while the proposed project would have a maximum of 832 persons—a net reduction of at least 350 people on a busy summer Saturday. - Tammy Abruzese (applicant family member) detailed current operations (five event spaces, simultaneous events, up to 2,000 attendees on peak days) and argued the proposal would reduce intensity, improve control, and add structured spaces. - Real estate expert Paul Houle (accepted as expert) testified that the project represents the highest and best use, is compatible with the waterfront business zone, would quadruple property taxes (from $188,000 to $500,000), and would reduce short‑term rental impacts. He noted the buildings could be built by right and meet all zoning requirements. - Jill Abruzese (full‑time Newport resident) spoke about the family’s long‑term community involvement and requested a fair evaluation of the revised plan. - Objectors’ Case (presented by attorney Scott Speer): - Traffic expert Ken Cram (Fuss & O’Neill) testified that the shared‑street concept on Waites Wharf is too narrow, that no new traffic count data was provided, and that the proposal fails to ensure safe and efficient pedestrian/vehicular circulation. He also expressed concerns about emergency vehicle access and the feasibility of the gated exit. - Planning expert Doug McLean (AICP) testified that the four‑story multifamily buildings (52–50 ft) outscale the surrounding predominantly two‑story residential character, that the proposal is inconsistent with the Comprehensive Plan (protection of residential neighborhoods, true mixed‑use, water‑dependent uses), and that site design (loading spaces, parking conflicts) is deficient. He recommended reducing building height and adjusting site layout. - Fact witnesses (Mike Moroni, Bill Firth, Valerie Urry, Ben Riggs) described the tight, narrow streets (Coddington Wharf, Harrington Street), frequent traffic conflicts, pedestrian safety issues, and concerns that the proposed gated exit for the south multifamily building would be misused or uncontrolled. They urged the board to prevent traffic from spilling into their neighborhood. - A short video was shown illustrating a bus struggling to turn onto Waites Wharf. Key Outcomes - The board voted unanimously (all members present except Teresa Stokes who arrived late) to continue the hearing to the regularly scheduled June 2025 Planning Board meeting. The continuance allows for rebuttal testimony from the applicant’s experts (traffic engineer Lorenzo Dontis and planning expert Paige Bronk) and closing statements before the record is closed. - No votes were taken on the special use permits or development plan review approvals.

The Newport City Council convened on May 14, 2025, at 6:30 PM in Council Chambers. The meeting began with a swearing-in ceremony for Bo, the department's new therapy canine, followed by a citizens' forum. The council then acted as the Board of License Commissioners, approving several liquor licenses and holding hearings on license transfers and expansions. Key actions from the regular council session included tabling the FY2026-2027 biennial budget, approving a $1.9 million Community Development Block Grant (CDBG) application, and passing a resolution directing the administration to draft ordinances prohibiting non-owner-occupied short-term rentals in all zones. Numerous licenses, permits, contracts, and resolutions were also adopted. Consent Calendar - Board of License Commissioners: Approved three Class F-1 daily liquor licenses for International Tennis Hall of Fame events (Hall of Fame Open, Tennis Wave, Induction Weekend). - City Council: Approved the consent calendar (excluding item 11) including: minutes of April 9, 2025; special event permits for Bike to Work Day, Memorial Day Ceremony, Summer Concert Series, Newport Skatepark Grand Opening, Longest Day of the Year Ride, Newport Art Museum opening, Boys & Girls Club Yacht Rendezvous, Preservation Society lecture, Newport Global Summit (day event), Tennis Wave, Courting Fashion, Holiday Dinner Dance, and newportFILM Outdoors series (nine dates); renewals of holiday selling license (Leslie Normann), fortuneteller's license (Pauline's Palm & Tarot), tattoo license (Fortune Tattoos), and waste hauler licenses (four companies); communications from Cliff Walk Commission, Tree and Open Space Commission, block party requests (Point Neighborhood, Historic Hill), CRMC notice on Ann Street Pier, and request to light City Hall teal for Alzheimer's awareness. Public Comments & Testimony - Lola Herrera (59 Bedloe Ave.) requested traffic safety measures on Bedloe Avenue, citing speeding and noise, and asked for updates on traffic calming for Admiral Calbuz Road. - TJ Provost raised concerns about abandoned vehicles on West Bowdle Avenue near the Met School, stating police cannot tow them because towers refuse junk cars. - Melanie Saunders and Leo Ayles (Newport Prevention Coalition) spoke in favor of marijuana ordinance amendments, emphasizing public health and secondhand smoke concerns. Discussion Items - FY2026-2027 Biennial Budget (Public Hearing): The council held a public hearing. A motion to table the budget was made and seconded. After debate, the motion passed (4-3), tabling the budget indefinitely. - Community Development Block Grant (CDBG) Application: A public hearing was held. A motion to table failed (4-3). The council then discussed the $1.9 million grant. City staff explained the competitive process and that applications are due May 20. Councilors expressed frustration over late timing but recognized the urgency. The application was approved. - Sidewalk Café License for Chomp Kitchen and Drinks: A hearing was held. A resident objected to the 46-seat layout, citing pedestrian congestion near a tree. The applicant argued the number represents maximum capacity. The original motion (to close hearing and approve) failed after a show of hands. A subsequent motion to continue also failed. The final motion to approve the sidewalk café license failed. - Special Event License – Newport Global Summit at Belcourt Castle: Item 11 was removed from the consent calendar for debate. Concerns were raised about Belcourt's status as a non-conforming museum and a potential deed restriction limiting events. After testimony from the applicant and the zoning officer, a motion to continue the item failed (4-3). The special event license was then approved (4-3). - Resolution Prohibiting Non-Owner-Occupied Short-Term Rentals (Item 47): Councilor Carlin introduced a resolution directing the administration to draft ordinance changes to ban new non-owner-occupied short-term rentals in all zones. Supporters argued it would preserve housing stock; opponents cited property rights and market impacts. The resolution passed (no tally given). - Two-Hour Parking on Spring Street (Item 48): An amended resolution to implement two-hour parking from Memorial Boulevard to Prospect Hill was approved after debate about following established processes. The amendment passed, and the resolution was adopted. Key Outcomes - Budget: Tabled (motion passed). - CDBG Application: Approved. - Pyramid Club Show Cause: Continued to the first meeting in June 2025. - Newport Playhouse License Transfer: Approved (hearing closed, voted aye). - Chomp Kitchen Alcohol License: Previously failed (see Board of License Commissioners). - Chomp Kitchen Sidewalk Café License: Failed (motion to approve failed). - Belcourt Special Event: Approved after motion to continue failed. - Annual Entertainment License Renewals: Approved (with separate vote for Gardner House/Bloody Bull LLC). - Marijuana Ordinance Amendments (First Reading): Approved. - Communications from City Manager (Items 18-32): All approved, including: amendment to Easton's Beach food concession lease (water/electricity), Mill Street parking restriction, Aquidneck Grower's Market license agreement, Emmanuel Church parking lot agreement, land evidence map service extension, basketball goal replacement (MPA), solid waste/recycling agreement with RIRRC, Cliff Walk $3M grant acceptance, police cruiser replacement, police UTV purchase, police performance software subscription, water/wastewater rate study change order, CSO disconnection grant, water distribution design amendment, and Easton Pond Dam resiliency resolution. - Resolutions: RIPTA support (approved); Easton's Beach revenues (continued to first meeting in June); House Bill 5784 short-term rental tax (approved); RIDOT sidewalk maintenance (approved); Zoning board appeals (Items 45-46 tabled); Non-owner-occupied short-term rental ban (approved); Spring Street two-hour parking (approved); Items 49-50 (guest parking passes and variances) indefinitely postponed.

The Newport Historic District Commission (HDC) met on Tuesday, May 13, 2025, at 6:30 p.m. in the Council Chambers at 43 Broadway. The meeting was called to order with a quorum present (Commissioners Amarello, O'Brien, Morin, Madsen, Goddard, Finley, and Benell; Commissioner Bala absent). The commission approved the minutes of the April 8, 2025 meeting with one abstention, and accepted all staff findings of fact. Several applications were handled via summary approval, full presentations, and continuations. Key decisions included approval of a second-story addition at 157 Prospect Hill Street after design revisions, and continuations for a window replacement at 364 Bellevue Avenue and an ADU conversion at 5 Champlin Street. Consent Calendar - N3 (294 Ocean Ave): Approved as presented, citing Newport Standard 17 TAC 80 060 A1,4,7 for a square bay bump-out on a contributing structure. - N7 (9 Ocean Heights Road) and N8 (1 Wetmore Ave): Approved for solar panel installations on non-contributing structures, citing standards 17 TAC 80 060 B1,2. - N5 (23 Sherman St): Initially slated for abbreviated summary, but after applicant appeared, approved with a condition to use fiberglass half-round gutters and downspouts instead of aluminum, citing standards 17 TAC 80 060 A1,4,5. Action Items - A1 (169 Wellington Ave): The commission granted a one-year extension for constructing a swimming pool and pool equipment, as the applicant phased the work (pickleball court already built). Motion approved unanimously. Continued Applications – Approved - C3 (157 Prospect Hill St, Units 2 & 3): After extensive design review and evolution, the commission approved a second-story addition with dormers on the rear low-slope roof. The applicant incorporated feedback from the Design Review Committee, including lowering the cornice, pulling back the front dormer 2 ft 10 in, removing a cantilevered rear section, and keeping the original flat roof visible. The roof pitch was changed to 8/12, raising the ridge about 20 inches but remaining subordinate. Expert testimony from architect Dan Herkenrother and preservationist Dr. Ronald Onorato confirmed retention of historic character. Approved citing standards 17 TAC 80 060 A1,4,7. - C6 (46 Everett St): Approved for replacing the existing balustrade with a flat-sawn design matching the front porch, and replacing decking with an alternative material. A motion to amend the approval to require painted wood materials (not PVC) passed, citing standards 17 TAC 80 060 1,2,3,4. New Applications – Approved with Conditions - N1 (16 Chestnut St): Applicant wanted to replace two single windows with a ganged double window on the third floor. After discussion, the commission approved a compromise: the existing original wood window is to be restored and ganged with the adjacent original window, and a new double-hung two-over-two wood window will be placed in the vacated opening. Approved citing standards A1,2,4,5. - N9 (60 Third St): Extensive exterior renovation: replacement of asbestos siding with cedar clapboard, lifting roof to add full second story with dormers, rear addition, new windows, and porch rebuild. The commission approved with conditions: all wood materials, copper gutters, roof to be repaired/replaced with slate or ready slate, dormers to have simplified gable ends (no pediment), six original windows restored, new windows Anderson 400 series wood, chimney preserved to historic profile, skylight removed. All exterior trim to be restored/replaced in wood. Cited standards 17 TAC 80 060 A1–7. - N10 (14 Sherman St): Proposal to remove an exterior stair, add windows, reconstruct chimneys as brick veneer, replace asphalt roof in-kind, and restore/replace windows. After applicant indicated willingness to restore all existing wood windows (including non-original ones), the commission approved with condition to restore all windows and add one new wood window. Cited standards 17 TAC 80 060 A1,4,5,7. - N6 (41 School St – split application): The commission split the application. Part 1 (roof and window restoration on main structure) was approved, citing repair-before-replacement standard A5. Part 2 (all other work including garage, side door infill, porch, chimneys, and gas light) was continued to June 10, 2025, pending submission of elevations and details. Continued Applications – Continued to June 10, 2025 - C2 (73 Catherine St) and N2 (718 Bellevue Ave Unit 2): Continued at applicant’s request. - C1 (134-136 Spring St) and C5 (18 Barney St): Previously continued; remained on calendar for June. - C4 (364 Bellevue Ave Unit D102): Applicant sought to replace one bathroom window with an Andersen Fibrex composite to match three windows approved in 2022. The commission expressed concerns about lack of a current window condition assessment and the window’s apparent repairability. After discussion, the application was continued to June 10, 2025, for the applicant to provide an updated expert evaluation. - N4 (5 Champlin St): Proposal to convert an existing non-contributing garage into an ADU in carriage-house style. The commission had a split reaction: some praised the design and context, others expressed concerns about the massing (23 ft 6 in height) and complexity. After discussion of possible modifications (lowering roof up to 8 inches, removing trellis over French doors), the commission voted to continue to June 10, 2025, to allow revised plans. Key Outcomes - Approvals: 9 certificates of appropriateness issued (summary approvals for N3, N7, N8; full approvals for A1, C3, C6, N1, N5, N9, N10, plus partial approval for N6 roof/windows). - Continuations: 6 applications continued to the next regular HDC meeting on Tuesday, June 10, 2025 (C2, N2, C4, N4, plus the balance of N6 and C1/C5). - Policy/Administrative Notes: The commission discussed scheduling an ADU workshop, noted upcoming ethics training requirements, and welcomed a new assistant historic preservation planner, Kimberly, who will start in the coming weeks. - Validity: All certificates of appropriateness issued on May 13, 2025 are valid for one year from the date of approval.

The Newport Planning Board convened at 6:30 p.m. on May 12, 2025, in the Council Chambers at 43 Broadway. The board approved prior meeting minutes, reviewed the state's Housing 2030 plan, scheduled special meetings for the Waites Wharf Hotel applications, continued a zoning petition, and certified the CDBG application as consistent with the Comprehensive Land Use Plan. All votes were unanimous unless noted. The meeting adjourned at 6:57 p.m. Consent Calendar - Motion to approve April 7, 2025 meeting minutes passed unanimously. The minutes now include exhibits attached to improve transparency regarding previously approved administrative actions. Communications - State Housing Plan (Housing 2030) was presented by staff. The Rhode Island Department of Housing's new plan sets ambitious statewide housing goals over a five-year period (2025–2030). Staff noted the city's 10-year housing plan uses a longer horizon. Board members noted the plan's useful data and page 35's 'menu of pro-housing reforms' that could serve as a dashboard for Newport's zoning updates. Business - Reordered agenda: Motion to move items B, C, and D ahead of item A (CDBG) passed unanimously. - Item B (Waites Wharf Hotel – North Lot): Set a special meeting date for Thursday, May 15, 2025, at 6:00 p.m. in the Council Chambers to continue the public hearing. Approved unanimously. - Item C (Waites Wharf Hotel – South Lot): Also set for Thursday, May 15, 2025, at 6:00 p.m. to continue the public hearing. Approved unanimously. - Item D (Petition to amend Future Land Use Map): Continued to the June 2, 2025 Planning Board meeting. Approved unanimously. CDBG Certification - Bob (Robert) Plain of Church Community Housing Corporation presented the Project Year 25 CDBG application. He explained that the board's role is to certify that proposed activities are not in conflict with the Comprehensive Land Use Plan, not to evaluate their worthiness. - Item 1 – North End Park Improvements: $800,000 for bubblers, bathrooms, and shade awning. Board found no conflict with open space and resources goals. - Item 2 – McKinney Shelter: $320,000 for operating support. Board found it consistent with housing and public services goals. - Item 3 – Newport Housing Authority: $500,000 for security upgrades (e.g., alarms, cameras). Board found it supports maintaining affordable housing. - Item 4 – Boys and Girls Club After-School Programs: Removed from list; the group is not applying this year. Board declined to strike from record to allow flexibility, but no action needed. - Item 5 – EBCAP Dental Equipment: $40,000 for a dental chair and equipment. Board found it consistent with social services goals. - Home Repair Program: Not part of this competitive round; can be certified later. - Motion to adopt the staff report as findings of fact was approved unanimously. Individual items were then certified as not in conflict with the comprehensive plan: the board voted accordingly for each item (motion passed unanimously). Reports - Actions of the Administrative Officer: Presented for information: demolition at 6 Lucas Avenue (positive TRC recommendation), and two lot line adjustments (Kerins Terrace and Bazarsky subdivisions) recorded. - Liaison reports: - Tree and Open Space Commission: No report. - Waterfront Commission: Working on additional moorings and lottery system; Elm Street Pier expected to be functional soon. - Energy and Environment Commission: Developing sustainability and resilience sections of the new comprehensive plan. - Housing and Zoning Working Group: Housing planner Elijah (state housing fellow) will report to City Council on housing policies and research; a housing task force is being considered. Zoning updates will be staged to support housing chapter. - Bicycle and Pedestrian Advisory Committee: No liaison present; interviews for new members were held, with one more needed. Adjournment - Motion to adjourn passed unanimously at 6:57 p.m.