[{"_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",[32,76,88],{"_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",6486949,"mediaKeyId","5528869-00313045a505d7ed1a4a32c797b56d1b","parentId",5528869,"title","Planning board continues hearing on proposed 38-unit Broadway apartment project after hours of testimony and public comment","audioSeconds",1411,"startMs",1411000,"endMs",-1,"viewUrl","/Search/View?dp=1&key=5528869-00313045a505d7ed1a4a32c797b56d1b&start=1411&end=0","thumbnailUrl","https://assets.pipeline.soar.com/5528869-00313045a505d7ed1a4a32c797b56d1b/thumbnail_1411000.jpg","articleUrl","/articles/6486949/Rhode-Island/Planning-board-continues-hearing-on-proposed-38-unit-Broadway-apartment-project-after-hours-of-testimony-and-public-comment","mediaUrl","https://secure.pipeline.soar.com/6486949-5fb64ff463685b48565d8147d421aaf6/orig.mp4?Expires=1770639985&Signature=miJ55olu3WK850iiuyj6loQ9o-LoM1MxoEQ533kQ0ztgJQwUkoyOblJ0kS~LODbnIgMRqU53wZQAu5PUmjYRTACvqaQDxfTvEOeXCe87ApiETqIlohtajYY-vB6icYApS4lpLoXdw4tKOI92X8keqa9iaz1TK8pLLecfyqf1OVKKYzlLVIkU5uFKfl9wEe9s8yQ0SJAKTcKyF5E8Aw6UqRzWdZvJUb9eYO8hMyCkDdSWZ7lhf8nOMl5QAjzm9e8OzG7sbpohav1W8lXbnDgpPikNtFb78W2f59t9JJyEkwvx4fl2AdM4LtqUCiLB7Hugt~MRJtZmuLVADAiXMTg5nQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Newport","date","2025-08-04T18:30:00Z","article","The Newport Planning Board continued a unified development review for a proposed 38‑unit apartment complex at 525 Broadway after testimony from the developer’s team, technical experts and more than two hours of public comment.

Developer representatives said the project, revised from an earlier 44‑unit submission, is intended to provide “workforce housing by design”: 38 one‑bedroom units averaging roughly 500 square feet, with 41 on‑site parking spaces and a total lot coverage of about 20.8 percent. Architect Jeffrey Moniz said the design emphasizes walkable, downtown access and smaller units targeted to younger professionals. \"This is workforce housing by design,\" Moniz said. \"The units are about 500 square feet. They're small — they provide everything needed for one to two people and nothing more.\" (Jeffrey Moniz, architect)

Board members heard technical testimony about stormwater treatment, parking and traffic. Civil engineer Lynn Small told the board the design includes an underground detention system and water‑quality treatment; she said peak runoff from the site would be reduced from existing conditions after construction. \"The peak runoff will actually be reduced from existing,\" Small said. (Lynn Small, civil engineer)

Traffic consultant Todd Brayton presented a traffic‑impact memorandum and said trip‑generation estimates — based on standard ITE methods and local counts — predict about 15–19 new trips during typical peak hours and roughly 256 daily one‑way trips. Brayton said the projected peak‑hour increase would amount to about one vehicle every three to four minutes and would not materially change level‑of‑service at the nearby 1‑Mile Corner signal. \"During the busiest times of the day, that would mean a car would either enter or exit once every 3 to 4 minutes,\" Brayton said. (Todd Brayton, traffic engineer)

Neighbors and other residents voiced concerns about traffic and pedestrian safety, the proximity of the project entrances to the Broadway merge area, tree removal and the loss of green space on the parcel. Several abutters described frequent congestion and near‑misses on Broadway and urged the board to require traffic‑calming measures, clearer crosswalks, and closer review by the Traffic/Technical Review Committee. \"If somebody stops there to take that left hand turn, there is not enough room to go around the right side,\" said Paul Donovan of 530 Broadway, referencing the merge strip immediately north of the site. (Paul Donovan, 530 Broadway)

Supporters, including people who live in nearby newly built apartments, said the city needs smaller, walkable rentals. Jessica Cameron, leasing agent for a nearby Cranston-Calvert conversion, said demand for small one‑bedroom rentals is strong: a recent 450–500 square‑foot listing drew more than 20 inquiries and multiple qualified applicants within days. \"We had 21 contacts immediately ... we had seven very good applicants,\" Cameron said. (Jessica Cameron, leasing agent)

Board members and staff asked the applicant to return with details the Technical Review Committee typically examines at the preliminary plan stage: final stormwater and O&M documents, any mitigation for pedestrian crossings, confirmation of bus‑stop improvements or shelters, and a landscaping plan refined with input from Parks/Tree staff. The applicant agreed to take the proposed conditions to TRC before the next hearing.

After the public comment period the board agreed to continue the hearing to its September meeting to allow staff and the TRC to compile recommendations and for the applicant to respond to the issues raised. The continuation was approved by voice vote. The Planning Board also asked staff to route the traffic and pedestrian concerns to TRC and the City’s safety/street‑improvement teams for review.

Why it matters: The site is an infill parcel on a key arterial. Proponents call it an efficient way to add smaller rental units that are in demand; opponents say the widening of traffic and safety concerns and loss of mature trees make the parcel unsuitable at the requested scale. The board’s continuation will give TRC and staff time to circulate technical comments and to frame conditions the board may require before any final approval. \"If there's an issue deemed to require action in the public right of way, that will be evaluated in the TRC and by the city,\" said staff during the hearing.

What’s next: The Planning Board continued the application to its September meeting and directed staff to schedule TRC review in the interim. The applicant will file any revised plans, the final stormwater O&M package and a refined landscape plan prior to that TRC review.

","mediaType","Video","parentTitle","Newport - Planning Board Regular Meeting","oneSentenceSummary","The Newport Planning Board continued a unified development review for a proposed 38‑unit apartment complex at 525 Broadway after technical testimony and more than two hours of public comment.","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":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6486940,"Board approves lot‑line adjustment on Tilden Avenue to provide driveway access; variances granted",793,476000,1269000,"/Search/View?dp=1&key=5528869-00313045a505d7ed1a4a32c797b56d1b&start=476&end=1269","https://assets.pipeline.soar.com/5528869-00313045a505d7ed1a4a32c797b56d1b/thumbnail_476000.jpg","/articles/6486940/Rhode-Island/Board-approves-lotline-adjustment-on-Tilden-Avenue-to-provide-driveway-access-variances-granted","https://secure.pipeline.soar.com/6486940-53ae2abfe3d0587b53de8b7cc51a773a/orig.mp4?Expires=1770639985&Signature=cqF~ekvTd-LSvpUAnuV0UK0QecCs0sTW~39FOBX77uwRSROXXAHy6bnHnrLET0V3wsDMbLabHPS8hMjsNY3nk4-VKetH0nmanm~rns9DWJOAGHXRxaqyLX5O16jqZLkDrOcEMZpKh4ka5ylXB5MAqgpu-y1x~E6XNQfsJhmVvRyoMYireb9O50DjUgDxSHpP3bO8czDibwx8P2TZNclrXqz6l4rfdmD1A1EnREGWjrim1bkCtp6-bHzDGEELpRzw-Ji5LuRy7xttqLSpEqq2R5TpLtXgp7OZshITcMw99CUkGbNUHbFyXykDEWz00nqLx2d1ZRp1FZM4MnaF9pb6NQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board approved a unified development review for a minor lot‑line adjustment between 71 and 75 Tilden Avenue, granting two dimensional variances (minimum lot area and minimum lot width) and a special‑use permit to allow the move.

Attorney Matt Lees, representing the owners, described the application as a small boundary shift — roughly nine feet — intended to provide a legal driveway for 71 Tilden Ave. Lees said both lots are substandard under current zoning and that the adjustment will make one lot slightly smaller and the other slightly larger but will not intensify nonconformity. Board members and staff reviewed the five variance/special‑use standards and concluded the lot configuration predated the applicants and the proposed change would not alter neighborhood character.

A recommended condition in the staff report had suggested an easement or additional proof of permanent access to 71 Tilden. Lees and staff agreed the driveway outcome — permanent access to the street — is sufficient proof and the condition was not necessary. The board opened and closed a public hearing with no public comment.

After deliberation the board adopted the staff report as findings of fact, found each applicable variance and special‑use standard had been satisfied, and approved the variances and special use permit contingent upon the final subdivision plan. The motions were approved by voice vote; no roll call votes were recorded.

Why it matters: The decision regularizes parking and access for two existing, substandard lots and avoids a future conflict over driveway access. The board relied on the existing character of the neighborhood and the limited nature of the change in finding the variance standards satisfied.

What’s next: The approval is contingent on a final subdivision plan submittal and administrative sign‑off. Staff will process the final plan and record the final plat if it substantially conforms to the approved materials.

","Planning Board granted variances and a special‑use permit allowing a 9‑foot lot‑line shift between 71 and 75 Tilden Ave so each property can have driveway access; staff recommended conditions were discussed and waived after review.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":44,"_45":92,"_47":93,"_49":50,"_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},6486945,"Planning board approves lot‑line adjustment at 96 and 100 Harrison Ave with recorded deed restriction to preserve rock outcropping",1467,2878000,"/Search/View?dp=1&key=5528869-00313045a505d7ed1a4a32c797b56d1b&start=1411&end=2878","/articles/6486945/Rhode-Island/Planning-board-approves-lotline-adjustment-at-96-and-100-Harrison-Ave-with-recorded-deed-restriction-to-preserve-rock-outcropping","https://secure.pipeline.soar.com/6486945-400bea443bebc558643ee1cbd3a9bdc9/orig.mp4?Expires=1770639985&Signature=dmCK8Pnr5dDZBqNtSYDXF2V~I7LatwGOinyJnlYtY~5LtAKT58o8yyMsWgpGjA2hdQs1~BgPQ9j0747vND~PbZYxhhz~035l-PV8vXWzy2rzDZ2sBrLp8iTnxcH8QFyayHfqg5NkwEmRmZj5cOO5XayRpAFTfcUWAJ6I4npQCKTyg91a74ahN9XxzyXKhY0KtboL-aeQPrVvSJix6aXUPOHk2nCrkcBT5rCUamlRp9WpcItOSF7ZPNV~9zPduZR0kQrtBpqVXxmCFap4BcXaqKeuM5IpK0l62HEXE6g7UC9KTY8UzLPqL1Dbr0lX1UM3c8nqBH-cfKKc-P6qPQ4Ewg__&Key-Pair-Id=KUT5TJCACFTXG","The Newport Planning Board approved a minor subdivision that adjusts the lot line between 96 and 100 Harrison Avenue, transferring a rocky outcropping and associated privacy features to 100 Harrison Ave, subject to a recorded deed restriction to prohibit further development of the conveyed area.

Attorney Tanner Jackson and planning consultant Edward Pimentel described the two parcels as former estate lands with triangular lot shapes and significant bedrock outcroppings. Jackson said the conveyance will preserve a roughly 12‑foot high rock ledge that provides privacy and shields the rear yard of 100 Harrison Avenue. The owners of 100 Harrison Ave and 96 Harrison Ave agreed to a deed restriction that will be recorded with the final map to prohibit construction on the conveyed area. \"This covenant shall be a covenant running only with the subdivided land conveyed as shown on the plan and it shall be binding upon the buyer and buyer's heirs, successors and assigns,\" attorney Patrick Doherty said on behalf of the accepting owners. (Patrick Doherty, counsel)

Board members asked whether the deed restriction would be limited to the parcel being conveyed and whether abutters would have enforceability. Attorney Sean Bouchard, representing a nearby abutter, said his clients would be party to reviewing the restriction and sought language ensuring enforceability by abutting owners. Staff proposed — and the board included as a condition — that the final deed restriction, once drafted and reviewed by the parties, be recorded alongside the final minor subdivision plan. Planning staff confirmed the deed restriction must be submitted to staff and recorded before the minor subdivision is finalized.

The board voted to approve the required dimensional variance (minimum frontage/lot width) for 96 Harrison Ave and the minor subdivision findings under RIGL 45‑23‑60, contingent on final plan approval and the recording of the deed restriction. The motion passed by voice vote; no roll‑call votes were recorded in the minutes.

Why it matters: The approval preserves a notable landscape feature identified in the property’s history and puts an enforceable, recorded restriction on future development of the conveyed area. That addresses concerns raised by adjacent property owners about future subdivision or construction that could alter the protected landscape.

What’s next: The board required that the final deed restriction be submitted to staff and recorded with the final minor subdivision map before the administrative sign‑off on the plan. The applicant agreed to prepare the recorded instrument during the appeal period and to coordinate with the city and abutters on exact language.

","Board granted a minor subdivision and variance to transfer a rocky outcropping from 96 Harrison Ave to 100 Harrison Ave; approval conditioned on a deed restriction to preserve the landscape and recorded with the final minor subdivision.","actionData","errors"]

Article not found

Planning board continues hearing on proposed 38-unit Broadway apartment project after hours of testimony and public comment

Board approves lot‑line adjustment on Tilden Avenue to provide driveway access; variances granted

Planning board approves lot‑line adjustment at 96 and 100 Harrison Ave with recorded deed restriction to preserve rock outcropping