The Newport Planning Board voted to grant dimensional variances and approve a preliminary minor subdivision for St. Peter’s Church at 525 Broadway in Newport, allowing the church to redraw lot lines that will remove 17 parking spaces and create a vacant north parcel the church could sell.

The action matters because the reconfiguration reduces on-site parking while converting two irregular, long-held parcels into more uniform lots and because board members debated whether the financial and operational needs of a religious nonprofit can establish the hardship required for a variance under the city’s zoning standards.

J. Russell Jackson, attorney for the applicant (Miller Scott Holbrook & Jackson), told the board the proposal simply redraws an existing lot line between two parcels the church acquired decades ago and that the change would result in the loss of 17 parking spaces. "The remaining spaces, which I believe will be 42 spaces, are more than sufficient to meet the needs of the church as they exist now and have existed for some time," Jackson said.

Craig Sampson, council president of St. Peter’s Church, testified that the existing driveway and parking layout have been in place since about 1959–1960 and that, in his experience, the church uses about 20 to 25 spaces on a typical Sunday. "With the 42 remaining spots, we would have no problems whatsoever," Sampson said.

Board members discussed the application against the dimensional-variance standards in the Newport Zoning Code, including whether the claimed hardship arises from unique characteristics of the land and whether the relief would alter the character of the neighborhood. Staff recommended that the proposal met the applicable standards, noting that the request produces two more uniform lots and aligns with local subdivision objectives.

Adam Moore, a Planning Board member, said he would not support the variance. "I will not be voting to approve this," Moore said, citing concerns about removing parking and the board’s prior handling of similar requests. Moore argued the financial motive disclosed by the applicant—selling a parcel to support the church—undercut the required showing of hardship.

Other members disagreed, saying the lots’ irregular configuration and long-standing lot lines create a nonconformity that can support a variance. One board member emphasized treating a church’s circumstances differently than those of a for-profit developer, describing the request as aimed at the congregation’s viability rather than commercial profit.

The board voted 5–1 to adopt findings of fact and grant the dimensional variances contingent on approval of a final subdivision plan. The subsequent motions to find the proposal consistent with the city’s subdivision regulations and comprehensive plan, and to approve the preliminary minor subdivision for the parcels described as Lots 1 and 352 (525 Broadway), were adopted unanimously.

The record in the meeting noted the variances sought included relief from Newport Zoning Code parking-space standards (subsection cited in the record as 17.104.020C) and parking design standards (recorded as subsection 17.104.040), and that the board considered the variance standards cited in the record as Newport Zoning Code section 17.108.020. Staff also referenced the Newport Subdivision Regulations and R.I. state enabling provisions cited in the record when recommending approval.

The applicant testified that, if the north parcel is sold in the future, a small bell tower structure on that parcel likely would be removed and the bell retained on church property. The board’s approvals are tied to final plan review; the variances were expressly granted "contingent on approval of the final plan of the subdivision," per the board motion.

A copy of a letter from residents Paul and Maureen Donovan of 530 Broadway, submitted for the record before the hearing, said they had "no objection to the proposed subdivision" but warned they would oppose future variances intended to build anything other than R-10 residential housing on the property.

The board closed the public comment period before deliberations and directed staff to incorporate the findings and conditions adopted at the meeting into the final plan review. No timeline for final-plan application or sale of the north parcel was specified during the hearing.

Votes at a glance:
• Dimensional variances for parking and parking design standards — motion adopted with findings; vote 5 in favor, 1 opposed (Adam Moore), outcome: granted (contingent on final plan approval).
• Preliminary approval of minor subdivision for 525 Broadway (Lots 1 and 352) — motion adopted; vote unanimous, outcome: approved (preliminary).

The Planning Board also acknowledged administrative actions and brief liaison reports later in the meeting; those items were informational and drew no further substantive public comment.