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Zoning board approves Vineyard 5 conversion to three‑bedroom guest house, requires annual leased parking within half‑mile
Summary
The Newport Zoning Board approved conversion of a 3‑bedroom unit at 221–225 Spring Street to guest‑house use, granting a one‑space parking variance on condition the owner provide an annual leased parking space within half a mile and register the lease with the zoning office.
The Newport Zoning Board of Review voted unanimously on Feb. 24 to allow Vineyard 5 LLC to convert a second‑floor three‑bedroom unit at 221–225 Spring Street into a guest house, with a condition that the owner provide one leased parking space within a half‑mile of the property and file proof with the zoning office.
Attorney Paul Monti and property owner Chris Viera told the board the nine‑unit mixed‑use building on Spring Street has only one on‑site parking space deeded to a different unit. Monti said the owner had secured a verbal commitment for a nearby private parking spot (on Fair Street) but had not yet formalized a written lease; he asked the board to approve the variance contingent on securing and documenting the lease.
“When we look at the state website, starting from the north of that chart going to the south, except the subject, every one of the properties is already a short‑term rental,” the board’s reviewer noted in a summary of local short‑rental registrations in the immediate corridor. Board members discussed distances and enforcement, and ultimately agreed on a condition that requires an annually renewed lease for one designated parking space within a half‑mile of the property; the zoning office will review the lease when the owner submits it.
An objector, Lynn Sanzo, questioned whether the Elks Club or previously approved parking arrangements had guaranteed, dedicated spaces; the board and counsel clarified that a formal lease for a designated space is the control the board expects and that year‑long leases typically supply a parking pass or equivalent that guarantees a spot to the guest‑house operator.
The board’s motion (moved by Mr. Riley and seconded by Ms. Shevary) adopted the staff findings and granted the dimensional variance and special‑use request on the condition that the owner submit an annual lease for one designated space within a half‑mile of the property to the zoning office when renewing the guest‑house certification. The motion carried 5–0.
Board members commented that the approval reflects the small lot size and historic development pattern of Newport’s general business district, and that an owner‑secured parking lease and on‑site management are ways to limit street parking pressure during busy months.
The board directed staff to record the condition in the decision and to review any submitted lease for sufficiency; if the zoning officer deems the leased space inadequate the owner will be required to submit an alternative within the approved radius or return to the board.
