[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6515073,"mediaKeyId","5021183-59269aca77b789024fcec4f52bdf6c7a","parentId",5021183,"title","Planning board approves Girl Scouts' Camp Rocky Farm redevelopment with conditions","audioSeconds",4181,"startMs",290000,"endMs",4471000,"viewUrl","/Search/View?dp=1&key=5021183-59269aca77b789024fcec4f52bdf6c7a&start=290&end=4471","thumbnailUrl","https://assets.pipeline.soar.com/5021183-59269aca77b789024fcec4f52bdf6c7a/thumbnail_290000.jpg","articleUrl","/articles/6515073/Rhode-Island/Planning-board-approves-Girl-Scouts-Camp-Rocky-Farm-redevelopment-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6515073-d021c5379e3809a54acb70449018b97e/orig.mp4?Expires=1771100242&Signature=ItS779a7Zpv9JM~EES5tBE9YwUISm-BYRnNIrscQMaXhVcDwi606jJNsQIW2EwdAgVZ7wFwbPJdORZDh~xe~Z~4X3fMvWY2hiscGmNiGmgR8klSfsrN4wP63mvpFuL7ID0ZUJFjT6KfGfU8WSzSslRvRGi-EuvvH4MTM~5cj-RB3g1jioBuDoy00WgI6eh8LzC8DnwwD20Qcn1KkiZUtT3RADJHJcUQJpdmvUKzQDf4TDnJLazsbxugoMCe4whsJ3K~O1o4w5VHFpbtuyePn2nojm9~ZRRE-DtAYjST4JoKVGgDQgv8SFlnYLG2yCxcrwuPGWuO9mfyBkocjZq9Z-Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Newport","date","2025-06-18T12:02:00Z","article","The City of Newport Planning Board granted approval for a redevelopment of Camp Rocky Farm at 160 Carroll Avenue, a Girl Scouts of Southeastern New England property, approving a Category 2 special use permit and the development plan review with conditions.

The applicant asked the board to approve a reconfiguration and renovation of the existing lodge (roughly 3,800 square feet), demolition of an unused caretaker's cottage, construction of a new Mariner cabin to add lodging capacity, a welcome pavilion, a hard-top kitchen pavilion, a properly designed archery range, a replacement pavilion outside wetland buffers, and an on-site caretaker apartment to provide year-round site presence. The project will add 10 parking spaces, widen the existing horseshoe drive (now about 12 feet) to meet the fire department's minimum width standard (20 feet) by widening into the inside shoulder with stabilized turf or stone, and install underground chambered stormwater systems for new roof runoff.

Applicant presentations: Attorney Michael Monti introduced the project team. Dana Varelli Murray (identified in the meeting as CEO, Girl Scouts of Southeastern New England) described the camp's history, mission and programming, telling the board Camp Rocky Farm is a unique, boutique camp that serves youth year-round and hosts the Mariner program for water-based programming. Christina Carlson, the project architect from Union Studio Architecture and Community Design, presented the site and building plans, showing a design approach that keeps the lodge's historic character while improving interiors, adding universal-design restrooms (separate enclosed toilet/shower rooms), and creating a new alumni/guest lodge with bunk rooms, leader rooms, and a caretaker suite. Mike Russell, a licensed professional engineer with LDEC Engineering Consulting, explained the site plan's stormwater approach, utility connections to Carroll Ave, a proposed 10-space parking layout, and that portions of the project within the CRMC jurisdiction (the driveway improvement and the archery range) will be subject to Coastal Resources Management Council permitting.

Board review and conditions: The applicant provided a set of six proposed conditions addressing large-scale events and rentals; the board accepted those conditions as \"Exhibit A\" and attached them to the development plan approval. Those conditions require the applicant to apply for a city special event permit when an event requires one under City Code section 5.77; to apply for a special event permit for any event not hosted by the applicant or not specifically for its benefit that expects more than 75 persons; to permit weddings only for an alumnus or a current member of Girl Scouts of Southeastern New England; to require outdoor activities associated with any permitted event to end by 9 p.m.; to ensure, if necessary, adequate off-site (not on-street) parking is provided for events; and to require that if the property is sold to an entity not affiliated with the Girl Scouts, the new owner must seek renewal of the special use permit.

Technical points discussed: The engineering presentation said the proposed stormwater systems are underground chamber systems designed to infiltrate roof runoff, with overflow following existing drainage patterns to Almi Pond. The driveway will be widened on the inside to meet the National Fire Code (20-foot minimum width). The applicant testified that lighting will be dark-sky compliant, existing vegetative buffers of 30 feet or more will be preserved, the archery range will be netted and located within CRMC jurisdiction for permitting, and the new buildings will include energy-efficiency upgrades (insulation, electric heating/cooling systems) and universal-access restroom stalls.

Public comment and neighborhood concerns: Speakers from the public and board members praised the camp's role in youth programming, open space protection and environmental stewardship. Neighbors expressed primary concern about the potential for outside events (weddings, large parties) and traffic/parking impacts; the applicant responded that renting to outside groups would be an accessory use similar to other charitable institutions, and the six conditions proposed were intended to limit large outside events and address parking and noise concerns.

Board action: The board voted to find the application met the Category 2 special use permit standards and the development plan review standards and approved the development plan subject to the conditions (applicant-provided conditions accepted as Exhibit A and attached). The board also adopted the staff report as findings of fact.

What it means: Approval allows the Girl Scouts to renovate and reconfigure Camp Rocky Farm to accommodate more troops at a time, expand Mariner program capacity, and improve camp facilities and energy performance. Several aspects of the project remain subject to permitting (CRMC for work near Almi Pond, and applicable building/permitting processes), and the applicant committed to follow required stormwater, fire, and public safety requirements.

Sources: Applicant presentations by Michael Monti (attorney), Dana Varelli Murray (CEO), Christina Carlson (Union Studio), and Mike Russell (engineer); Planning Board discussion and votes at the City of Newport Planning Board special meeting.","mediaType","Video","parentTitle","Newport - Planning Board Special Meeting 6-16-2025 - Jun 18, 2025","oneSentenceSummary","The City of Newport Planning Board approved a Category 2 special use permit and development plan for a redevelopment of Camp Rocky Farm, allowing interior renovations to the existing lodge, a new Mariner cabin, a welcome pavilion and kitchen pavilion, a dedicated archery range, and 10 parking spaces, subject to conditions limiting large outside events.","taxTitle","Newport, Providence County, Rhode Island","taxId",79596,"location","Rhode Island","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":44,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6515077,"Newport planning board adds MLK Community Center to CDBG application list",219,71000,"/Search/View?dp=1&key=5021183-59269aca77b789024fcec4f52bdf6c7a&start=71&end=290","https://assets.pipeline.soar.com/5021183-59269aca77b789024fcec4f52bdf6c7a/thumbnail_71000.jpg","/articles/6515077/Rhode-Island/Newport-planning-board-adds-MLK-Community-Center-to-CDBG-application-list","https://secure.pipeline.soar.com/6515077-097ae185ddc1b74a49e3bddfaec89ffa/orig.mp4?Expires=1771100242&Signature=jYiaiV~K7HT9YjZ9y64aGJxHUbpCgN9WGvQXyIjtkl6-zah35s2YLqFYlxtscUgWFcKO8s7ho~ODkblBIO28ZcL7mAr1Poob2mZKDA6xDm1Ruz9iwTHzx4vEpQyyjhcYIglJoZT1VfAFuCW268suO6jrPDiqwA4w7~eAaoZWm4gA1mvpSKfMmGCTtnhh~XrOE7LpXbNU7Hiau5BRdNqcxqTMVyc5pfdxECVWf~OSuifhQBg7eLuPvUuDYPjJmZCAkA0mm~ciF01wiGz1-5IaWexgKI6ommQux-hzywvq2HcExjEu744DM7tQ9ebngMTxUMA-By3ihXEEVsX9NRMaow__&Key-Pair-Id=KUT5TJCACFTXG","The City of Newport Planning Board voted to add a supplemental Community Development Block Grant (CDBG) application for the Martin Luther King Community Center to its Project Year 25 package and found the proposed activities not in conflict with the city's Comprehensive Land Use Plan.

The supplemental application was presented to the board by a city staff member, who said the funds originate from HUD and are administered by the state before being awarded to the city. The staff member described the submission as a late addition: an organization missed the initial round and the city is seeking to include it as a supplemental applicant so it may compete for federal funds.

Board members moved and seconded a motion to adopt the staff report as findings of fact and then voted to find that the activities proposed in the supplemental application are not in conflict with the goals and policies set forth in the comprehensive land use plan. Chair called for a voice vote and the board recorded the motion as approved.

Why it matters: The CDBG program is a federal funding stream commonly used to support community facilities, housing and public services. The planning board's finding of consistency (or more precisely, \"not in conflict\") is a required step for the city to include projects in its competitive application to the state for HUD funds.

Details and context: The staff presentation noted this is a supplemental application to projects the board previously reviewed in May. The Martin Luther King Community Center was described by board members during discussion as a multipurpose neighborhood facility offering services from childcare and Medicaid-navigation to a food pantry and community cooking programs. Board members praised the center's community role and agreed the center's activities fit within the city's Comprehensive Land Use Plan goals, specifically citing community services provisions.

Next steps: The board's agreement that the project is \"not in conflict\" enables the city to add the Martin Luther King Community Center to its Project Year 25 CDBG submission. Any award would be subject to the state's competitive selection and subsequent contracting processes.

Votes at a glance: The planning board adopted the staff report as findings of fact and later voted to find the supplemental application activities not in conflict with the comprehensive land use plan (motion moved and seconded; recorded as approved with voice vote of the board).

Sources: Actions and discussion recorded at the City of Newport Planning Board special meeting.","The City of Newport Planning Board voted to add a supplemental Community Development Block Grant application for the Martin Luther King Community Center to its Project Year 25 submission and found the activities not in conflict with the city's comprehensive land use plan.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":46,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6515067,"Planning board directs staff to prepare future land use map amendment for Seaview Avenue parcels",2028,6499000,"/Search/View?dp=1&key=5021183-59269aca77b789024fcec4f52bdf6c7a&start=4471&end=6499","https://assets.pipeline.soar.com/5021183-59269aca77b789024fcec4f52bdf6c7a/thumbnail_4471000.jpg","/articles/6515067/Rhode-Island/Planning-board-directs-staff-to-prepare-future-land-use-map-amendment-for-Seaview-Avenue-parcels","https://secure.pipeline.soar.com/6515067-e82b5231a2860ecbf57a28464979c2ae/orig.mp4?Expires=1771100242&Signature=OAJb~PgD~WI3oZbOKyJDkvXgD2rGpNtgctLXq2uIWT0ghqLC8hzlopR5F-K1iNMbnDtdqvA2rHQe20glM0vcY8ABClImVJccw9POGVeDmIksHxGQrgtwRfQy6zQcdUEXtmGWu6TNliwnqoG~xO6TfB~a-8ctHPkZ2rsfTRwrubNrVMxs6UKoiLUnKWBOE8r1c6DFR4MDaJEXUtOEH9eNLvrqlBpwYfEREl~QfDp5g-FucTG40ZMkbHLSGqvCAmGKsi~IlMXQOhF6Rcho6OjEqyxB2HW7h3iF6qGTendfvWmXR7HmhrUd55un5-Eg1J5felJsvIlrm1KJ1fq7wPhBpA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Newport Planning Board voted to direct staff to prepare an amendment to the city's Comprehensive Land Use Plan future land use map (FLUM) for five parcels on the south side of Seaview Avenue and to notice a public hearing to consider the change. The amendment would reclassify the subject parcels from the plan's low-density residential category to the medium-density residential category, enabling a subsequent petition to rezone the properties if the city council approves the change.

Background and proposal: The petition concerns five adjacent lots on the south side of Seaview Avenue (addresses cited by the applicant include 1, 7, 11, 13 Seaview Avenue and 29 Cliff Avenue). The applicant's attorney, Matt Lees, said the change is intended to correct what he characterized as an inconsistency between the two sides of Seaview Avenue: properties on the north side are already classified as medium density (and zoned R-10), while the south-side parcels are designated low density despite having similar lot and building characteristics. The applicant stated the ultimate goal is to rezone the parcels from R-60 to R-10 to permit subdivision of 7 Seaview Avenue.

Testimony and evidence: The applicant called certified planner Paige Bronk, who testified she examined lot sizes and neighborhood context and concluded the five parcels are similar to the north side of Seaview and should be medium density. Attorney Joshua Parks, representing an immediate neighbor, introduced expert testimony from architectural historian Ronald Onorato and planner Doug McLean. McLean's neighborhood-compatibility analysis argued the two sides of Seaview are distinguishable: he cited lot-size data, year of construction, and the pattern of existing zoning boundaries that, in his view, intentionally use streets as demarcations. Dr. Onorato, an architectural historian, testified that the National Register/Local Historic District treats the area north and south of Seaview uniformly and cautioned that changing land-use designations on the edge of the historic district could erode the district's integrity.

Key facts cited in testimony: Planner Bronk reported average lot size across the five subject parcels as roughly 18,800 square feet; McLean presented comparative analysis that found the north-side lots in comparable areas average roughly 0.23 acres while the south-side parcels average approximately 0.46 acres in his selected block comparison; multiple witnesses noted the presence of a gated private way (Cliff Avenue's gateway) and that larger estate lots to the south of the gating are substantially bigger (some exceeding 60,000 square feet).

Planning board action: After extended testimony and board discussion, the board voted to forward the proposed FLUM amendment and directed staff to prepare the required amendment language and public-notice materials for consideration at a future public hearing (the board did not itself adopt a zoning change; that step requires city council action and any future rezoning would follow separate procedures). One board member recused from the item as noted in the record.

Why it matters: A FLUM amendment is a policy-level change that, if forwarded by City Council and adopted, would enable rezoning of the parcels. Supporters say the change corrects an inconsistency and could facilitate sensitive infill housing opportunities; opponents warned the change could enable subdivision and new single-family construction that might not meet the Comprehensive Plan's aims for housing types and could risk historic character and stormwater impacts.

Next steps: Staff will prepare amendment text and notice a public hearing at an upcoming meeting so the City Council can consider the planning board's recommendation and the FLUM amendment. If the city council adopts the FLUM amendment, any rezoning petition would follow the city's established public process.

Sources: Testimony from applicant and experts (Paige Bronk, Doug McLean, Ronald Onorato), applicant attorney Matt Lees, neighbor counsel Joshua Parks, and the City of Newport Planning Board discussion recorded at the planning board special meeting.","Following testimony from planners, property owners and opposing experts, the Planning Board voted to forward a proposed amendment to the Comprehensive Land Use Plan's future land use map for five Seaview Avenue parcels and asked staff to prepare ordinance language and public notice for a city council hearing.","actionData","errors"]

Article not found

Planning board approves Girl Scouts' Camp Rocky Farm redevelopment with conditions

Newport planning board adds MLK Community Center to CDBG application list

Planning board directs staff to prepare future land use map amendment for Seaview Avenue parcels