Planning Board approves major redevelopment of Newport Harbor Hotel with new public harbor walk

The Newport Planning Board unanimously approved plans on Oct. 14, 2025, to redevelop the Newport Harbor Hotel (often called the Treadway) and to dedicate about 250 yards of new publicly accessible harbor walk between Paraty Park and Bowen's Wharf.

The proposal by 49 Newport Hotel LLC would renovate the existing 1972 hotel, add a new elevated podium with retail and meeting space, and create a two-story addition above parking that adds 31 guest rooms (raising capacity from 133 to 164). The developers said the project will create about 30,000 square feet of public waterfront access and roughly 4,600 square feet of new retail and 1,300 square feet of additional meeting space.

Why it matters: the property currently interrupts continuous public access along the harbor. The project’s deeded easement for a harbor walk and the applicant’s promise to record it were key factors in the board’s unanimous approvals. Board members and the harbor master said the walkway would connect existing waterfront attractions, improving pedestrian flow and public access to the water.

Attorney Peter Regan, representing 49 Newport Hotel LLC, told the board the property has “not been substantially improved since it was originally built in 1972” and described a plan to “reincorporate this property into the rest of the waterfront” by providing a publicly dedicated harbor walk and other public access through the site. Architect Justin Heady showed renderings and a short virtual walkthrough demonstrating an elevated plaza, retail facing Market Square, and a continuous waterfront promenade linking Paraty Park to Bowen’s Wharf.

The plan preserves the site’s current total parking count of 168 spaces by consolidating and reorganizing parking under the new podium. Developer Nick Jacoby said the company plans to manage parking tightly, using reservations and valet operations, and that about 75%–80% of guests typically arrive by car. Traffic consultant Paul Bannon told the board that the additional 31 rooms would generate a modest net increase in vehicle trips using standard trip-generation methods: roughly 14 additional AM peak-hour trips and 17 PM peak-hour trips if retail is excluded. Bannon said the project’s two access points — the existing Market Square entrance and a reopened right-in/right-out driveway on America’s Cup Avenue — will ease circulation and allow the property to retain paid public parking when available.

Expert witnesses at the hearing also described engineering and site work: civil engineer Phil Henry said the redevelopment will add stormwater treatment and meet state water-quality standards, and landscape architect John Carter outlined plans to screen the lot from America’s Cup with new plantings and to program the plaza with benches, planters and lighting. Mr. Henry said compensatory storage on the site will increase by roughly 20,000 cubic feet and that the redevelopment will not increase net runoff.

Public comment: Linda Stevenson of Friends of the Waterfront and Harbor Master Steve Land both praised the harbor-walk extension. Stevenson asked that the public access be a perpetual, recorded easement and that it remain broadly accessible rather than repeatedly closed for private events. Harbor Master Land described parallel city plans to rebuild the Paraty Park bulkhead and said the harbor-walk connection would substantially improve pedestrian movement from the ferry and gateway areas.

Board action and conditions: The Planning Board took several formal actions on the application and voted unanimously (9–0) in favor of the requested relief and approvals. The board granted two dimensional variances — one increasing the allowed number of hotel rooms (from 133 to 164) and one for parking — and approved a Category 3 special-use permit for the hotel use in the Waterfront Business Zone. The board also approved the preliminary development plan review. All motions carried unanimously.

The approvals were subject to conditions the board listed on the record, including: that the applicant record a permanent public-easement deed for the harbor walk; that the applicant obtain final plan approval from the administrative officer before building permits are issued; that the applicant submit a shuttle/transportation action plan for guest drop-off and local circulation; and that the applicant and the city coordinate delivery and loading operations (the board limited most Market Square deliveries to morning hours to reduce daytime conflicts).

Next steps and outstanding permits: The board recorded its findings and required the usual TRC (technical review committee) follow-up and administrative finalization. The applicants will next proceed to Coastal Resources Management Council (CRMC) review for coastal permitting and must complete the administrative final approvals and any required modifications identified by city staff before building permits can be issued.

Votes at a glance - Dimensional variances (density and parking): approved unanimously, 9–0. Condition: record permanent easement for harbor walk; administrative final approval required. - Category 3 special-use permit (hotel in Waterfront Business Zone): approved unanimously, 9–0. Conditions include delivery-time restrictions (Market Square deliveries limited to morning hours), final administrative approval, and recorded harbor-walk easement. - Preliminary development plan review: approved unanimously, 9–0. Condition: final administrative approval and TRC checklist items to be satisfied.

Who spoke (selection): Peter Regan (attorney, representing applicant); Justin Heady (Centerbrook Architects); Nick Jacoby (Prakash Chanti companies, applicant); Paul Bannon (traffic engineer); Phil Henry (Civil Design Group, civil engineer); John Carter (landscape architect); Linda Stevenson (Friends of the Waterfront); Steve Land (harbor master); Margaret Pulsky (acting chair, Planning Board).

What remains: the applicant will work with city staff on final design details, maintenance agreements for the harbor walk, any necessary utility upgrades, and CRMC permitting. The board recorded that final administrative sign-off is required before construction permits are issued.