The Newport Zoning Board of Review handled a mix of summary, abbreviated and full hearings at its Jan. 27 meeting. After accepting three withdrawal requests, the board granted a series of summary and abbreviated petitions by unanimous or near‑unanimous votes and recorded one full‑hearing denial (see ‘Votes at a glance’). Several approvals included typical conditions: start/complete timelines, payment of public‑notice invoices and specific operational or documentation requirements.

Withdrawals

The board accepted motions to withdraw three pending applications without prejudice: the application for 0 Spring Street/73 Pelham Street (a special‑use permit that required property owner consent), and two short‑term‑rental applications at 624–626 Thames and 424 Ames Street. Staff reported the Thames properties had previously been legally authorized and considered grandfathered after a 2022 rule change, so those applications were no longer necessary; the motion to withdraw passed unanimously.

Abbreviated and summary calendar actions

- 23 John Street (Christopher and Mary Anne Hughes): Summary calendar special‑use permit and variance to place a rear landing/stair within reduced side setbacks — approved by voice vote (consent calendar), conditioned on starting within 12 months and payment of notice fees.

- 19 Cranston Ave (Susan Booth): Variance to permit an existing 8.5‑foot‑by‑27‑foot on‑site parking space (code requires 9x18 and a 9‑foot width). The board approved the variance, adding conditions that vehicles using the space not impede the public sidewalk and that the applicant apply for a curb‑cut through City Engineering; vote was 5–0.

- 99 Second Street (Island Associates Inc.): Dimensional variance to create a detached second dwelling unit on a lot slightly under the R‑10 minimum; board approved with condition that the existing main structure remain a single‑family and that the project be started within 12 months; unanimous vote.

- 140–144 Broadway (Lyon Capital LLC / Arnd Hawks LLC): Conversion of two dwelling units into two guest‑house units (four total bedrooms) without adding one required on‑site space. Applicant represented it owns/leases parking across the street (28 spaces) and will provide an annual lease; board approved on condition a copy of the lease be provided to zoning staff with renewal. Vote 5–0.

- 33 Hammond Street (Joyce and William Wood Bailey): Special‑use permit to construct a third‑floor recessed balcony (approximately 10x14 feet, projecting about 4 feet). The board approved with standard start/complete and notice‑fee conditions; motion passed 4–1.

- 104 Second Street (181 Honeyman LLC): Special‑use permits to reduce nonconforming density (convert a 3‑family to a 2‑family) and to build second‑ and third‑floor decks over an existing deck footprint; board approved unanimously 5–0.

Full and notable hearings

- 134–136 Spring Street (A1 Roofing & Construction LLC): Special‑use permit for a second‑floor roof deck over a new first‑floor addition. The HDC had reviewed the project and the board imposed two zoning conditions: the rooftop deck must be set back six feet from the Spring Street façade and the deck may not be enclosed. The board approved 5–0.

- 533 Bellevue Ave (Mark & Ida Aramley Trust): Full hearing — see separate story. The board approved variances and specials with conditions addressing screening, upgraded low‑noise condensers and a stormwater plan; vote 5–0.

- 677 Dame Street (Byron Earhart, trustee): Full hearing for a fourth‑floor rooftop deck on a substandard lot — denied 5–0. (See full‑hearing story.)

Many of the abbreviated items were routine or included minimal debate; where adjacent property owners raised concerns (for example the Cranston parking variance and the Spring Street deck), the board added straightforward conditions — such as sidewalk clearances, curb‑cut permits, lease documentation for off‑site parking and screening measures — to address neighborhood impacts.

Votes at a glance

- Withdrawals: 0 Spring/73 Pelham; 624–626 Thames; 424 Ames — withdrawn without prejudice (unanimous).
- Hughes, 23 John Street — summary: special use + variance; outcome: granted (consent).
- Booth, 19 Cranston Ave — variance for a nonstandard parking space with curb‑cut condition; outcome: granted (5–0).
- Island Associates, 99 Second — variance to allow detached second unit on substandard lot; outcome: granted (5–0).
- Lyon Capital / Arnd Hawks, Broadway — guest‑house conversion without extra on‑site parking (lease for off‑site spaces required); outcome: granted (5–0).
- Bailey, 33 Hammond — special‑use permit for third‑floor balcony; outcome: granted (4–1).
- 181 Honeyman LLC, 104 Second — special permits to reduce density and add decks over existing footprint; outcome: granted (5–0).
- Aramley, 533 Bellevue — variances and special uses to restore Ivy Tower, add carriage house and replace pool; outcome: granted with screening/condensing/stormwater conditions (5–0).
- A1 Roofing / 134–136 Spring — rooftop deck over new addition; outcome: granted with setback and non‑enclosure conditions (5–0).
- Earhart, 677 Dame — fourth‑floor rooftop deck: outcome: denied (0–5).

What to watch next

- The Aramley project requires a stormwater management plan and equipment documentation before a building permit. Staff follow‑up will be required to confirm compliance.
- Several approvals (including Booth, Island Associates and Lyon Capital) include conditions that call for permit‑level follow up (curb‑cut permit, lease documentation, proof of notice fee payment).