City of Newport, RI

Newport Planning Board Meeting 10/5

Newport City Council Regular Meeting - September 30, 2026

The Newport City Council meets September 30, 2026 at 6:30 p.m. in Council Chambers, 43 Broadway. Much of the agenda is routine: a consent calendar of special event licenses, a bingo license, a bicycle rental renewal, and several communications received or referred. The council will also hold second readings on several ordinance amendments and consider a city manager request to pursue grants for replacing the Newport Fire Department training structure. Acting as the Board of License Commissioners, it will hear a request to transfer a Class C liquor license at 140-142 Broadway from Pivotal Brewing Company, LLC to MXR-RD-RI-1, LLC, doing business as El Tapatio Newport.

• Class C liquor license transfer at 140-142 Broadway from Pivotal Brewing Company, LLC to MXR-RD-RI-1, LLC (d/b/a El Tapatio Newport), with owners Jack Watson and Pedro Barajas (hearing)
• New victualing license for El Tapatio Newport at 140-142 Broadway, first and second floors and rear patio, tied to the liquor license transfer
• Action Item #6679/26: authorization to pursue grants and philanthropic funding to replace the Newport Fire Department training structure
• Second readings of ordinance amendments to sections 5.97.020, 10.08.010, 10.16.020, 10.16.030, 10.20.120, and Chapter 10.72 (Bicycles)
• Castle Hill Neighborhood Association communication opposing the stormwater rate structure under consideration (receive)

Zoning Board of Review - Regular September 2026 Meeting

The Newport Zoning Board of Review meets September 28, 2026 at 6:00 p.m. in the Council Chambers at 43 Broadway to hear requests for dimensional variances, special use permits, and extensions. The agenda includes seven petitions on the abbreviated summary calendar and three full-hearing petitions, plus two 12-month extension requests and one petition continued to October 26, 2026. Several items involve accessory dwelling units, lot coverage increases, and structures close to property lines.

• Extension requests for 22 Narragansett Avenue and 5 Newport Avenue (12 months each)
• App. #ZBR-26-15: Fleury Properties, 1 Cottage Street — dimensional variance to rebuild historic front porch, lot coverage 24.73% to 25.58% (20% allowed)
• App. #ZBR-26-53: Steven Windwer, 603-605 Thames Street, Unit 6 — special use permit and dimensional variance to convert one dwelling to a Guest House without manager parking
• App. #ZBR-26-62: Charles Cusson Jr & Gregory Ranaldi, 4 Friendship Street — variances to build second-floor ADU over non-conforming garage, 3.33' from left, 3.5' from rear and right property lines (4.47' required)
• App. #ZBR-26-12: Fleury Properties/All Coastal Properties, 75 Pope Street and 2 West Street — variances for garage, pool cabana, in-ground pool 12 feet from West Street right-of-way (20' required), lot coverage 34.5% to 36.3% (31.63% allowed)

Newport City Council Regular Meeting - September 30, 2026

The Newport City Council will hold its regular meeting on September 30, 2026, covering a consent calendar of special event licenses, communications, and appointments, followed by several public hearings on entertainment and victualing licenses. The Council will also consider authorizing the City Manager to pursue grants and philanthropic funding for replacing the Newport Fire Department training structure, and will conduct second readings on multiple ordinance amendments related to definitions, traffic signals, parking, and bicycles. After the Council session, the body will convene as the Board of License Commissioners to hear a liquor license transfer application.

• Authorization to pursue grants and philanthropic funding for replacement of Newport Fire Department training structure (Action Item #6679/26)
• Second readings on ordinance amendments: Sections 5.97.020, 10.08.010, 10.16.020, 10.16.030, 10.20.120, and Chapter 10.72 (Bicycles)
• Annual Entertainment License hearing for Tavern on Broadway (Class A indoor, Sundays-Saturdays noon-1 a.m.)
• New Victualing License for El Tapatio Newport, 140-142 Broadway, 1st and 2nd floors and rear patio
• Liquor license transfer hearing: Pivotal Brewing Company to MXR-RD-RI-1 LLC (El Tapatio Newport) at 140-142 Broadway

Zoning Board of Review - Regular September 2026 Meeting

The Newport Zoning Board of Review will hold its regular September meeting, hearing requests for dimensional variances and special use permits. The agenda includes seven abbreviated summary items, three full hearing petitions, and one continuation, covering projects like accessory dwelling units, garage additions, a guest house conversion, and a pool. The board will also consider two 12-month extension requests and approve draft minutes from August.

• Fleury Properties LLC: 1 Cottage St, porch reconstruction, lot coverage 24.73% to 25.58% (20% allowed)
• Steven Windwer: 603-605 Thames St Unit 6, guest house conversion without manager parking
• Brian Amaral: 21 Admiral Kalbfus Rd, garage/living addition, lot coverage 14.2% to 25.42% (20.48% allowed)
• Charles Cusson Jr & Gregory Ranaldi: 4 Friendship St, second-story ADU over garage, setbacks 3.33'-3.5' (4.47' required)
• Fleury Properties LLC: 75 Pope St & 2 West St, pool and garage, lot coverage 34.5% to 36.3% (31.63% allowed)

Planning Board 9-14-26

Planning Board 8-3-2026

Planning Board 7-23-2026

Newport Stormwater Utility Outreach Workshop 9-17-26

Newport City Council Regular Meeting - September 16, 2026

The Newport City Council will consider a collective bargaining agreement with AFSCME, several grant acceptances, and various licenses and permits. The agenda also includes appointments to city commissions and several routine communications.

• Collective Bargaining Agreement with AFSCME Council 94 (July 1, 2024 – June 30, 2025)
• Accept $137,000 federal grant for Explosive Detection Canine
• Award of Bid #2027-PS-001 for Cliff Walk Replacement Fencing
• Bicycle Related Ordinances
• Annual Entertainment License hearing for Tavern on Broadway

Historic District Commission Regular Meeting

The Newport Historic District Commission will hold a regular meeting to review and decide on several applications for work on historic and non-historic properties. The agenda includes three action items for extensions or modifications of previously approved permits, six new applications, and three continued applications. The meeting will also include approval of minutes from August 11, 2026.

• Extension request for pergola at 75 Brenton Rd (Plat 43, Lot 24)
• Extension for garage/cabana and pool at 7 Red Cross Ave (Plat 26, Lot 44)
• New application to replace 23 windows at 35 Pelham St (Plat 27, Lot 007)
• New application for front porch, deck, and bathroom at 4 ½ Kay Terrace (Plat 22, Lot 126)
• Continued application to convert garage to accessory dwelling unit at 77 Kay St (Plat 22, Lot 099)

Historic District Commission Regular Meeting

The Newport Historic District Commission will hold a regular meeting on September 15, 2026, at 6:30 p.m. in Council Chambers. The agenda includes action on three applications for extensions or modifications, three continued applications, and six new applications for changes to properties in historic districts. The commission will also approve minutes from the August 11, 2026 meeting.

• Extension request for pergola at 75 Brenton Rd (75 Brenton LLC)
• Extension of Certificate of Appropriateness for garage/cabana and pool at 7 Red Cross Ave
• Modification of approved plan at 9 Cherry St (John Vincze)
• Garage conversion to accessory dwelling unit at 77 Kay St (Thomas Woll)
• New rear addition at 25 Ocean Heights Rd (Bug Sutton)

September 14th Newport, RI Planning Board Meeting

The Newport Planning Board will consider two minor subdivision applications, both requesting continuations from the applicants. The first involves 59 Washington Street, proposing to split a 40,083 sq ft lot into two, with variances for lot area, setbacks, lot coverage, and parking. The second involves 701 Bellevue Ave, proposing to split a 102,684 sq ft lot into two, with variances for lot area, setbacks, and lot coverage. The board will also review recorded decisions and hear liaison reports.

• 59 Washington Street: Minor subdivision into two lots (8,500 sq ft and 31,583 sq ft), variances for lot area, setbacks, lot coverage, and parking (0 spaces where 111 required).
• 701 Bellevue Ave: Minor subdivision into two lots (62,428 sq ft and 40,266 sq ft), variances for lot area (40,266 where 60,000 required), setbacks, and lot coverage.
• Approval of August 3, 2026 meeting minutes.
• Informational: Recorded decision for minor subdivision at 99 Second Street (oversized lot).
• Informational: Corrective recording at 22 Channing Street (580 sq ft ownership).

Newport City Council Regular Meeting - September 16, 2026

The Newport City Council will hold its regular meeting on September 16, 2026, to consider a consent calendar of routine items, several licenses, appointments, and communications. The council will also vote on a collective bargaining agreement with AFSCME, a Scott's Wharf license agreement, a bid for Cliff Walk fencing, a dog park MOU, and acceptance of federal grants, including $137,000 for an explosive detection canine. The meeting will then reconvene as the Board of License Commissioners to handle liquor licenses.

• Collective Bargaining Agreement with AFSCME (July 1, 2024–June 30, 2025)
• Award of Bid #2027-PS-001 for Cliff Walk Replacement Fencing
• Accept $137,000 federal grant for Explosive Detection Canine
• Accept FY-2025 FHWA Safe Streets and Roads for All (SS4A) Grant Funds
• Bicycle Related Ordinances

Newport City Council Workshop Short Term Rentals- Follow up from March 11, 2026 Council Meeting

Newport City Council Regular Meeting - August 26, 2026

The City Council will review several special event licenses, zoning amendments for the Waterfront Campus, and updates to sewer service ordinances. The meeting also includes discussions on Easton's Beach resilience and various grant authorizations.

• Zoning amendments for Waterfront Campus Innovation Hub
• Easton's Beach Resilience Plan Phase 3 Schematic Design contract award
• Amendments to Sewer Service System, Industrial Pretreatment, and Sewer Service Charges ordinances
• Request for school zone designation and signage at Newport Head Start Center
• Request for improvements to Toppa Athletic Field

Newport City Council Joint Workshop with the Energy and Environment Commission- Hazard Road

Newport City Council Joint Workshop with the Energy and Environment Commission- Hazard Road

Zoning Board of Review - Regular August 2026 Meeting

The Newport Zoning Board of Review will hold public hearings on five petitions for dimensional variances, including a request to build a second dwelling unit on a substandard lot, a garage and pool project, and several smaller additions. The board will also consider a 12-month extension request for 12 Elliot Place, a withdrawal request for 18 Barney Street, and approve the July 27, 2026 draft minutes. Two other petitions are scheduled to be continued to future meetings.

• App. #ZBR-26-12: Fleury Properties seeks variances to build a new detached second dwelling unit at 75 Pope St/2 West St on a 4,187 sq ft lot (10,000 sq ft required), with reduced parking and increased lot coverage.
• App. #ZBR-26-49: Fleury Properties seeks variances for a porch overhang, third-floor dormers, a 420 sq ft pool, and a 1,296 sq ft two-story accessory structure at 173-175 Coggeshall Ave.
• App. #ZBR-26-44: Hannah Wade and Mortgage Acquisition LLC request a variance for a temporary candy retail kiosk on Long Wharf Mall lawn without required parking.
• App. #ZBR-26-50: The Collection at Barney LLC requests withdrawal of its petition for retroactive variances for driveways at 18 Barney St.
• App. #ZBR-26-51: Christine Chisholm requests a variance for a circular driveway with two additional curb cuts at 381 Gibbs Ave (continued to 10/26/2026).

Newport City Council Regular Meeting - August 26, 2026

The Newport City Council will hold its regular meeting on August 26, 2026, at 6:30 p.m. in Council Chambers. The agenda includes a consent calendar with special event permits, a communication on waterfront zoning amendments, several new and renewed entertainment and sidewalk café licenses, and appointments to boards. The Council will also consider resolutions on grant funding, a beach resilience plan contract, and traffic and field improvements.

• Waterfront Campus- Innovation Hub Zoning Amendments referred to Planning Board
• Authorization to pursue grants for Fire Watch Tower restoration at Fire Station No. 5
• Authorization to accept additional FHWA Safe Streets and Roads for All (SS4A) grant funds
• Award of contract for Easton's Beach Resilience Plan, Phase 3 Schematic Design (RIMPA#494A and MPA#494B)
• Second readings on sewer service system, industrial pretreatment, and sewer service charges ordinance amendments

Zoning Board of Review - Regular August 2026 Meeting

The Newport Zoning Board of Review will hold its regular August meeting to consider several dimensional variance requests, including two from Fleury Properties for properties on Pope/West Streets and Coggeshall Avenue. The board will also review requests for extensions and withdrawals, and continue several previously filed petitions.

• Fleury Properties seeks variances to build a new detached dwelling unit at 75 Pope St/2 West St and a pool, garage, and dormers at 173-175 Coggeshall Ave.
• Ann E. Arnold requests variances for a 64 sq ft shed at 73 Kay St.
• Paul Tobak requests variances for a one-car garage at 16 Andrew St.
• Hannah Wade requests a variance for a temporary candy kiosk at Long Wharf Mall.
• The Collection at Barney, LLC requests withdrawal of its application for retroactive variances at 18 Barney St.

City Council 8-12-2026

Newport City Council Regular Meeting - August 12, 2026

The Newport City Council will hold its regular meeting on August 12, 2026, covering a consent calendar of special events, licenses, and appointments, followed by several action items including contract awards and grant acceptances. The council will also consider resolutions on traffic calming for Memorial Blvd., a public health vending machine, and a temporary advisory committee. After the council session, the board will convene as the License Commissioners to hear liquor license renewals and new entertainment license applications.

• New entertainment licenses: Gardiner House (24 Lee's Wharf), Midtown Race Club (255 Thames St.), Jo's American Bistro expansion (24 Memorial Blvd. West)
• Award of Bid #2026-PS-019 – Historic Gravestone Restoration and Re-Setting
• Accept $8,825 and $16,107 DOJ Edward Byrne Memorial Justice Assistance Grants
• Resolution requesting traffic calming, pedestrian safety, and Complete Streets improvements for Memorial Blvd.
• Resolution authorizing placement of Public Health Vending Machine Program

Historic District Commission Regular Meeting

The Newport Historic District Commission will hold a regular meeting to review continued and new applications for changes to historic properties, including garage conversions, additions, and exterior alterations. The agenda also includes approval of minutes, communications, and an invitation from the Utilities Department.

• Continued application #HDC-26-69: convert garage to accessory dwelling unit at 77 Kay St
• New application #HDC-26-87: replace bulkhead with metal diamond-plated door at 39 Elm St
• New application #HDC-26-91: expand rear addition at 59 Bridge St
• New application #HDC-26-93: multiple alterations at 21 Clay St including dormers, chimney removal, and roof replacement
• New application #HDC-26-97: construct tennis court and other changes at 562 Bellevue Ave

Comprehensive Plan: Community Open House

Newport City Council Regular Meeting - August 12, 2026

The Newport City Council will consider several new and expanded entertainment licenses, including for Gardiner House and Midtown Race Club, and vote on accepting over $24,000 in federal justice assistance grants. Other items include a resolution requesting traffic calming on Memorial Blvd., a proposal for a public health vending machine, and approval of multiple special event permits and banner licenses.

• New entertainment license for Gardiner House, 24 Lee's Wharf (first hearing)
• New entertainment license for Midtown Race Club, 255 Thames St. (first hearing)
• Expansion of entertainment hours for Jo's American Bistro, 24 Memorial Blvd. West (first hearing)
• Authorization to accept $8,825 and $16,107 DOJ Edward Byrne Memorial Justice Assistance Grants
• Resolution requesting traffic calming, pedestrian safety and Complete Streets improvements for Memorial Blvd.

Historic District Commission Regular Meeting

The Historic District Commission will hold a regular meeting on August 11, 2026, at 6:30 p.m. in Council Chambers. The agenda includes approval of minutes from July 14, 2026, and action on one continued application and four new applications for exterior alterations to contributing properties. The commission will also hear an invitation to participate from the Utilities Department.

• Continued application #HDC-26-69: convert existing garage to accessory dwelling unit at 77 Kay St
• New application #HDC-26-87: replace bulkhead with metal door at 39 Elm St
• New application #HDC-26-91: expand rear addition at 59 Bridge St
• New application #HDC-26-93: multiple alterations including dormers, chimney removal, and roof replacement at 21 Clay St
• New application #HDC-26-97: construct outdoor tennis court and other changes at 562 Bellevue Ave

Planning Board Regular Meeting

Zoning Board of Review - Regular July 2026 Meeting

The Newport Zoning Board of Review will hear 12 residential zoning variance requests at its July 27, 2026 meeting, including requests to legalize non-compliant driveways, convert garages to bedrooms, and expand homes beyond allowed lot coverage. The board will also consider extension and withdrawal requests for pending applications.

• 12-month extension for 17 Bayview Avenue zoning case
• 12-month extension for 6 ½ & 8 Cross Street zoning case
• 9-month extension for 33 Corne Street zoning case
• Dimensional variance for 7 Malbone Road dormer addition (3' from property line vs 10' required)
• Dimensional variance for 153 Ruggles Avenue garage expansion and lot coverage increase (29.9% vs 20% allowed)

Waterfront Commission- Perotti Park & Harbor Master 7-21-26