[{"_1":2,"_100":-5,"_101":-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",6499771,"mediaKeyId","5569228-671bcada81c92a4c6a5a9714afae01eb","parentId",5569228,"title","HDC approves hotel window replacements after asbestos finding; staff to refine final window spec","audioSeconds",2332,"startMs",7761000,"endMs",10093000,"viewUrl","/Search/View?dp=1&key=5569228-671bcada81c92a4c6a5a9714afae01eb&start=7761&end=10093","thumbnailUrl","https://assets.pipeline.soar.com/5569228-671bcada81c92a4c6a5a9714afae01eb/thumbnail_7761000.jpg","articleUrl","/articles/6499771/Rhode-Island/HDC-approves-hotel-window-replacements-after-asbestos-finding-staff-to-refine-final-window-spec","mediaUrl","https://secure.pipeline.soar.com/6499771-afa25933e7183928a66cc246fba44023/orig.mp4?Expires=1771079019&Signature=QaEcX8vT0ddsscqb1QqVvt99hbBWH91XmurHrMDQFXLvEiDn7R~xFPs5xGZkbd1oV0rNBRwix21MVWFpw5N7VUkDV1EhwIfcpGEpO~qhlD8FnsnVD8lGyXnd~8glZdM0ZuOw1EJsYB~s9Y06DXnbmpnmqO5fXpEGG61HowAPrpN9m1kBMbdJHV~3fqN0srxE9G8EsnvrFRKCXNny7GOwCBOrsfQq7JLHOVL4FuVLD9kTk6iQX9jBmywMf3ujpQOAuWsA753d9vEy2tvOYAyWbRoa7C4-HfO~zur0pLDTT9mdjiQswhhzE6JGlro7zGC66Pqbsh~0p-eNGjvadH9pOQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Newport","date","2025-08-12T16:59:00Z","article","KHP Capital Partners sought HDC approval on Aug. 12 to replace all windows and exterior doors in the main historic block at 1 Bellevue Avenue. The project became contentious after environmental testing showed some glazing putty and related materials contained asbestos, prompting a discussion about replacement versus repair and safe abatement.

Jeff Moniz, representing the owner, said environmental testing identified asbestos in window glazing putty. The firm submitted laboratory results and an abatement plan that the Rhode Island Department of Health had received and the applicant said had been accepted for review. Jeff D'Arrigo, an environmental consultant, explained to commissioners how inspectors group similar materials and why finding asbestos in sampled glazing requires treating similar glazing as potentially asbestos-containing.

Commissioners weighed preservation priorities against health-and-safety and code constraints. Several commissioners said they would prefer to retain and repair original sashes when feasible. After extended discussion about glazing, manufacturer options, and the building-code requirement for impact-rated glass, the commission set a path forward rather than a straight denial. The HDC approved the application on the condition that the owner replace windows in the historic block with all-wood, true divided-light sashes that match existing muntin patterns, and that the final window specification be reviewed and confirmed in partnership with preservation staff and the building official. The HDC also asked the applicant to continue consulting staff about whether impact-rated laminated glazing (required for hurricane/impact code in commercial buildings) can be integrated into a wood, true-divided-light sash without defeating the historic appearance.

The commission's conditional approval recognizes the public-health finding (asbestos in glazing putty), the practical complexities of abatement during a hotel renovation (work sequencing, containment, tagged disposal), and preservation concerns about the loss of nuanced visual qualities that original true divided-light sashes provide.

Why it matters: The decision balances a sitewide public-health/abatement imperative against the HDC's core preservation duty. The commission asked the applicant and staff to pursue the least-damaging path that satisfies building-code requirements and abatement safety, and to return to HDC if staff and applicant cannot agree on a final, historically compatible window product.","mediaType","Video","parentTitle","Newport - Historic District Commission Regular Meeting","oneSentenceSummary","After consultants found asbestos in glazing putty, the Newport Historic District Commission on Aug. 12 approved replacing the primary historic-block windows at 1 Bellevue Avenue on condition that the new sashes be all-wood, true divided-light units confirmed with city staff.","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},6499777,"HDC approves exterior alterations, garage and door changes at 53 John St. with conditions",1703,6112000,7815000,"/Search/View?dp=1&key=5569228-671bcada81c92a4c6a5a9714afae01eb&start=6112&end=7815","https://assets.pipeline.soar.com/5569228-671bcada81c92a4c6a5a9714afae01eb/thumbnail_6112000.jpg","/articles/6499777/Rhode-Island/HDC-approves-exterior-alterations-garage-and-door-changes-at-53-John-St-with-conditions","https://secure.pipeline.soar.com/6499777-59f04e3a29cec50e07df6ad5364daa23/orig.mp4?Expires=1771079019&Signature=KTLh2-oHaDYIosA0htWDmx0IImNhlp4kRN1D8I0FwVdGveLU2H6y6tP0XHSfEFjwo1m8DZ5g~hljALTod8C2tFnCmGJ3n1beTbMtpPfiuZt0JvQzKE3X2MGBVJJAkawpdRzc071kSHY0IkJH2s9qQW1dc6Vqtkfp34HYVO-W1gppZcunFjxTqrrr7TFhZL~HSqhIqLe9bi8LyW9Vb6VYNkSUWDYpBaVMKo99Clu7-l~gGcbga~kIV8QGmo7hgXM4a9BsS1trgyh0Mx69rAwv11HpWo9JnHlZStbKByE-qw4ccXV8KwkNJiofWbz5irIkWgVwsP0pxhF8XPX7Wi5jdw__&Key-Pair-Id=KUT5TJCACFTXG","The Newport Historic District Commission voted Aug. 12 to approve proposed exterior changes at 53 John Street, including a detached garage and multiple alterations to the rear and side elevations, subject to three conditions.

Architect Daniel Herkenrother presented the project, which would remove a cantilevered side deck and exterior door, take out a rear egress stair and construct a detached single-story garage set back from the street. He told the commission the garage would be about 14 feet wide and 15 feet tall, set well back on the lot and screened by vegetation and an eight-foot fence.

Commissioners asked about visibility from Memorial Boulevard and requested the garage be visually separated from the main house. Several members asked the applicant to remove the proposed covered breezeway linking the garage and main structure; the applicant agreed. On the main house, commissioners sought to preserve historic material when possible. The commission required three conditions: keep and restore the existing double doors in the west bay (the application originally proposed relocating openings), replace the south elevation sliding door with French doors, and remove the proposed connector between garage and main house.

Jillian, the preservation planner, and staff advised that final materials and exhibits be submitted to staff for the record. With those conditions, the commission moved, seconded and voted to approve the application, citing Newport HDC standards for contributing and non-contributing properties.

Why it matters: The decision balances the applicant's plan to rehabilitate a multiunit property toward single-family use while requiring key exterior features be preserved or restored. The commission's conditions reflect its standard practice of favoring repair and retention of historic fabric and limiting new accessory massing that affects streetscape compatibility.","The Newport HDC approved exterior changes at 53 John Street: removal of a cantilevered deck, rear addition, new garage and several door/window changes, with conditions to restore original double doors, use French doors on the south elevation and remove a connector between the garage and house.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6499781,"Newport staff brief commission on ADU rules, limits and review roles",309,28000,337000,"/Search/View?dp=1&key=5569228-671bcada81c92a4c6a5a9714afae01eb&start=28&end=337","https://assets.pipeline.soar.com/5569228-671bcada81c92a4c6a5a9714afae01eb/thumbnail_28000.jpg","/articles/6499781/Rhode-Island/Newport-staff-brief-commission-on-ADU-rules-limits-and-review-roles","https://secure.pipeline.soar.com/6499781-892f27900f67b26a80bd133f52496789/orig.mp4?Expires=1771079019&Signature=eMikkw0zJgzqvyMyzImoylcqEclzqOOdvjtp5iMb8KfydKAUUJI8Sp5xXUfDyztCmtkgRv9Cc6DtHsSGsoeV4GmME49GTDubK5Ng-8xBKXtO0Cvb~d6fzwyMz3p8W2n-dxcddjnNm4XvBvTxqERDf4GSxFJdyAsVFx~x7cAo--bkB0An0kPs-UIsh2cqH4ELbHO4x3FXwFgcNgRJ-DG4RQ8UvG-xKFDQAIA24Fc3LxSm95HyYQvJHmD6h8w0InovYy1nXR-Rv1xYC2P~xNJM5rGgwC968mp~l3fco6aSMVHipKi6~6FEGcXttn-AqseYreDznR4xqUb6H7iZZG6FXQ__&Key-Pair-Id=KUT5TJCACFTXG","Nick Armour, the city's zoning officer, told the Newport Historic District Commission on Aug. 12 that state law and a city ordinance allow accessory dwelling units, but with specific local limits and review steps.

Armour said Rhode Island's recent change to ADU law removed the family-relationship requirement and that Newport adopted a local chapter (Newport Zoning Code, chapter 17.79) after the state. Under the local code, new-construction ADUs are permitted only on residential lots of at least 20,000 square feet; smaller residential lots must rely on conversion of an existing structure. Unit-size limits are 900 square feet (studio/one-bedroom) or 1,200 square feet (two-bedroom), or, if smaller, 60% of the principal structure's floor area. The city requires one on-site parking space per ADU; short-term rentals remain prohibited by state law and local code.

The zoning officer also described operational rules that affect HDC review. He and Jill, the city preservation planner, told commissioners that whether applicants call a proposal an ADU or a generic accessory building, the commission's historic-district review follows the same standards for siting, scale, massing and materials. Jill reminded commissioners that HDC should focus on exterior compatibility; interior floor plans (whether the space is used as an ADU) are generally a zoning/programmatic question.

Armour said the city has interpreted the state rule about ownership to mean ADUs must be on lots and structures under single, undivided ownership (which likely excludes condominiums), and that ADUs cannot be used for short-term rentals and must be long-term (30 days or more). He described operational details staff are using to limit wasted hearings: building officials now screen proposed projects for flood-zone compliance before they go to zoning or HDC so that applicants are not required to return later because a structure must be raised to meet FEMA base flood elevation requirements.

Staff and commissioners discussed recurring issues: many ADU proposals are conversions of garages or carriage houses rather than new detached construction; a technical loophole allows an owner to build a non-kitchenized guesthouse and then apply for a permit to convert it to an ADU after final inspection; and demolition thresholds (more than 50% exterior wall/roof replacement) turn a project into new construction that must meet current zoning setbacks and lot coverage (which often pushes projects to the zoning board for variances). Armour said the council had recently limited maximum accessory-structure heights to effectively two stories in most residential districts and had allowed a small (up to 100-square-foot) footprint expansion solely to create an independent ingress/egress for an ADU.

Jill and commissioners discussed how HDC findings should be recorded. Jill said staff are updating staff reports and workflow steps to provide clearer findings for approving or denying accessory-structure and ADU proposals, and she urged commissioners to cite the specific HDC standards they are applying when making decisions.

Jill and Armour encouraged applicants to consult zoning and building staff before coming to HDC so staff can resolve parking, flood-elevation or other zoning triggers and reduce the number of projects that must return with corrections.

Why it matters: ADUs are a small but growing part of Newport's strategy to add housing units while preserving the city's historic fabric. Commissioners must weigh the city's ADU allowances against HDC's standards for compatibility, and staff highlighted the operational steps the city is taking to coordinate flood, zoning and HDC reviews to avoid wasted hearings and unexpected design changes.","City zoning staff explained Rhode Island's ADU law and how Newport applied it, covering lot-size limits, unit size caps, parking, flood elevation checks and when historic-district review applies.","actionData","errors"]

Article not found

HDC approves hotel window replacements after asbestos finding; staff to refine final window spec

HDC approves exterior alterations, garage and door changes at 53 John St. with conditions

Newport staff brief commission on ADU rules, limits and review roles