Newport board approves alcohol sales, event use for Roebling Books and Coffee with parking, hour limits

The Newport Board of Adjustments on Oct. 18 approved an adaptive-reuse application allowing Roebling Books and Coffee, at 601 Overton, to add small private events and alcohol sales to its existing bookstore and coffee-shop operation, subject to conditions limiting hours and large-event parking.

City staff summarized the case before the board. “The building is currently operating as a bookstore and a coffee shop with an apartment above,” Jessica, a city staff member, told the board, adding that staff had received neighborhood concerns about parking and that the existing uses already strained on-site parking.

The applicant, Richard Hunt, a member of Half Nelson LLC which operates Roebling Books and Coffee, told the board the business has been at 601 Overton for five years and hosts author events and similar gatherings. “We never envisioned to be a bar,” Hunt said, describing the proposal as an incremental expansion to offer wine, beer and limited spirits at private events and to walk-in customers during business hours. Hunt said typical author events draw about 8–20 people, with a maximum of about 30 in the backroom; larger private events have been rare.

Board members pressed chiefly on parking, late-night activity and the potential for outdoor noise. Several members noted the neighborhood character and existing on-street parking pressure. The property’s landlord, who identified himself as Brewer of 831 Overton Street, urged the board to consider the business’s neighborhood role and wrote that the location already hosts events. “Parking … if we consider parking as a limitation in Newport, we’re never gonna grow anything in Newport,” Brewer said, asking the board to visit the site before denying the application.

After discussion, the board approved the application with conditions: no alcohol sales or event use after 9 p.m., and any event that would bring 30 or more attendees must provide shuttle or other parking arrangements to avoid added neighborhood street parking impacts. The motion also noted that the applicant must meet all applicable Alcoholic Beverage Control (ABC) licensing requirements and other state or local regulations. The motion passed on a roll call vote with board members Steve Matheson, Susan Whitehead, Nikki Bishop, Rich Livinggood and Stephanie Seppen voting yes.

The board and staff clarified several implementation points during the hearing: the special permitted use for bookstore/coffee-shop activity in the residential zoning district already applies to the site, the upstairs apartment use remains unchanged, and approvals for the land-use change remain with the property unless the permitted use is abandoned for one year. The board discussed, but did not require, a specific commercial transportation vendor for shuttle service; the condition was written to allow the operator to provide an appropriate shuttle arrangement at its discretion.

Next steps for the applicant include obtaining the required ABC permits and ensuring bartenders or servers meet state certification requirements; the board’s zoning approval does not itself confer an ABC license. The board’s action was recorded as BA25-17 in its minutes.

Votes at a glance: BA25-17 — Approved; conditions: no use after 9 p.m.; events of 30 or more require shuttle/parking arrangements; ABC requirements must be met.