Zoning experts reject Newport hotel and multifamily dwellings development proposal

The Newport Planning Board held a special meeting on May 15, 2025, to discuss the proposed development at Waites Wharf, which includes an 89-room hotel and multifamily dwellings. The meeting focused on the application for a special use permit and development plan review, with significant concerns raised about the compatibility of the project with the surrounding neighborhood and existing zoning regulations.

Key testimony was provided by experts who evaluated the proposed development against the city’s comprehensive plan and zoning ordinances. They concluded that the project does not meet the required standards for a special use permit. Concerns were highlighted regarding the scale of the development, which was deemed inconsistent with the character of the area, particularly due to the presence of residential uses nearby. The experts argued that the proposed hotel and multifamily dwellings would not preserve the existing community character and could negatively impact public health, safety, and welfare.

The board also discussed the implications of recent changes in the Zoning Enabling Act, which require municipalities to adopt specific criteria for special use permits that align with comprehensive plans. However, the experts maintained that the proposed development fails to meet these criteria, particularly in terms of parking and loading standards, and would lead to increased traffic and safety concerns.

In conclusion, the board is faced with a critical decision regarding the future of the Waites Wharf development. The overwhelming expert opinion suggests that the application should be denied, emphasizing the need to protect the character and integrity of the Newport waterfront. The next steps will involve further deliberation by the board as they weigh the expert testimonies against the applicant's proposal.