Historic Hotel Viking window project paused after asbestos testing; commissioners ask for more information

The Newport Historic District Commission on July 8 continued an application from KHP Capital Partners to replace windows and exterior doors in the main historic block of the Hotel Viking at 1 Bellevue Avenue, citing unfinished environmental and preservation questions. The applicant presented an environmental testing report that found asbestos in some glazing materials and said the Rhode Island Department of Health had reviewed an abatement plan; commissioners asked for a clear, expert explanation tying the tests to specific windows and asked the applicant to pursue wood window options.

The issue mattered because the hotel’s main block is a contributing building in the Newport Historic District and the commission’s window guidance normally favors traditionally constructed wood sash. Project representative Jeff Moniz told the commission that environmental testing found asbestos in glazing putty and that the Department of Health had approved an abatement approach. Moniz said the presence of asbestos had changed the project from restoration to replacement: “We would like the ability to replace all the windows that are deemed to contain asbestos from the department,” he said.

Commissioners repeatedly pressed for detail about which windows tested positive and how representative the samples were. Commissioner Frank Balla urged the applicant to pursue wood windows rather than composite-clad units, saying the commission’s guidance for contributing buildings “would like you to replace them with wood windows.” Other commissioners echoed a desire for an expert (Sage Environmental or the Department of Health) to appear and explain whether the report supports replacing every double-hung window in the main block.

The applicant said the testing firm grouped 41 field samples into several "homogeneous material groups" and that two of those groups returned asbestos-positive results. The applicant and staff described a practical problem: licensed abatement-qualified window restorers are scarce, and the tested glazing material often sits within the wood sash, making off-site restoration difficult. The applicant offered to work with staff to provide additional documentation and to pursue wood windows if feasible.

After extended discussion, the commission voted to continue the application to allow the applicant to provide more detailed information and to invite or supply an expert (the testing firm or Department of Health representative) to the next meeting. Commissioners asked that the follow-up material address (1) the exact scope and sampling method of the Sage report, (2) which individual openings, if any, the department has determined must be removed or abated, and (3) whether a painted wood sash (traditional construction) could meet preservation standards while satisfying public‑health requirements.

The motion to continue was approved without recorded individual roll-call votes; the commission also accepted the Department of Health letter into the record as an exhibit for the project. The applicant was instructed to coordinate with planner staff and the assistant city solicitor on submittals before the next hearing.

Why this matters: the Hotel Viking is a high‑profile contributing property where decisions about whether to restore or replace historic windows affect both preservation goals and occupant health and safety. The commission balanced those priorities by pausing for more expert evidence rather than issuing a blanket approval to replace all openings immediately.

Looking ahead: the applicant said it will gather the requested documentation and attempt to arrange for Sage Environmental (or the Department of Health) to brief the commission at the next meeting. Commissioners signaled they would favor traditionally constructed wood sash if the public‑health documentation allows it.