Newport planning board recommends tighter guest-house rules, parking and on-site manager requirements

The Newport Planning Board voted to recommend that the City Council adopt a package of amendments to the city's zoning code aimed at tightening rules for guest houses, the municipal term for short-term rentals.

The board's action followed a staff presentation explaining that, under City Council Resolution No. 2025-88 (May 14, 2025), staff proposed changes to multiple chapters of the zoning ordinance (including 17.04, 17.08, 17.14, 17.56, 17.6 and 17.104) to address guest-house conversions and parking.

At the heart of the proposal is an end to the existing "parking credit" for guest-house conversions. Becky (planning staff) said, "So the result of that amendment is requiring all new guest houses to fully comply with parking standards regardless of the property's previous use." The amendment would also require an on-site manager to reside in a long-term dwelling unit on the property and would prohibit creating a manager dwelling or guest-house unit by converting existing ground-floor commercial space.

Staff told the board that the effect of those changes is to make guest houses and vacation guest facilities subject to special use permit review in the General Business and Waterfront Business districts, instead of allowing them by-right. Becky said applying the special use permit process would let parking and other impacts be evaluated case-by-case.

Board members repeatedly tied the amendments to housing and neighborhood preservation goals. Trish (committee member) framed the policy rationale: the resolution "was meant to address the conversion of existing dwellings into guest house uses as it causes loss of housing units." Several members said that adding an on-site manager and stricter parking rules would help mitigate neighborhood impacts and traffic.

Members raised questions about guest houses located on boats and the limits of the city's jurisdiction over water uses. One committee member asked whether houseboats used as guest facilities should also require special permits and who has jurisdiction; staff noted the city has no zoning authority over water and suggested referring the matter to the Waterfront Commission and to the comprehensive-plan update for further study.

The planning board then voted to find the proposed amendments consistent with the comprehensive plan and the purposes of zoning and to forward a positive recommendation to the City Council as drafted by staff. The motion was moved and seconded; the chair declared the recommendation approved unanimously. The transcript shows the board approved the recommendation but does not record mover or seconder by name.

A member offered a minor wording clarification to replace the phrase "long term rental" with clearer language about longer-than-29-day tenancies; the board accepted that as a suitable clarification for staff and Council consideration.

What's next: the board's positive recommendation will be transmitted to the City Council for its legislative review and any final decisions. If the Council adopts the amendments, properties seeking to operate as guest houses in affected districts would generally need to secure a special use permit and meet the revised parking and manager-residence requirements.

(Authorities referenced in the discussion include City Council Resolution No. 2025-88 and Rhode Island General Law provisions that outline the planning board's advisory role.)