The City of Newport, R.I., the Rhode Island Department of Transportation, the Newport Chamber of Commerce and four private property owners employed Marsella Development to undertake a public and private joint venture to develop a key 15 acre site located at the entrance to downtown Newport’s waterfront. The challenge of developing a cohesive plan of public and private development required the total restructuring of land ownership among two public and four private property owners. The site abuts an historic residential area as well as the extremely active Newport Harbor. Given financial and political constraints, there were no funds allocated for condemnation of the various privately owned properties. Marsella developed an overall plan supported by all governmental and private entities, obtained the financial involvement of the Federal Highway Administration and negotiated a series of no cost land swaps allowing for distinct yet interdependent projects to proceed in an organized manner. The resulting project created the Newport Gateway Center, a publicly owned Transportation and Visitor’s Center, a 750 car-parking garage, a 300-room Marriott Hotel and both new and rehabilitated office and retail space.