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Newport board approves bedroom increase for 3 Goodwin guesthouse with sunset condition tied to sale
Summary
The zoning board granted Linda Pereira a dimensional variance to enable two additional bedrooms in a 3 Goodwin Street guesthouse, finding the owner’s long‑term stewardship and on‑site driveway sufficient. Approval includes a 12‑month start condition and a sunset clause that terminates the variance if the property is sold.
The Newport Zoning Board of Review on Aug. 25 granted a dimensional variance allowing two additional bedrooms at a guesthouse located at 3 Goodwin Street, conditioned on the project starting and being substantially complete within 12 months and on a sunset clause that ends the variance on sale of the property.
Attorney Michael Monti argued the lot’s small size and the property’s existing driveway distinguish the petition from typical parking‑short cases. He told the board the property already contains two on‑site spaces in an alley driveway and that the owner rents primarily to families during roughly five months of the year and occupies the property herself the rest of the time; letters of support from five neighbors were entered into the record.
Applicant Linda Pereira testified she has owned 3 Goodwin since February 2017, described extensive maintenance and upgrades she has made, and said she typically advertises and limits the property to two parking spaces. Pereira testified, “I just would like to expand the use of the rooms, the entire house,” and said she vets guests and normally hosts families who bring one or two vehicles.
Board members debated two possible conditions suggested in staff materials and during discussion: (1) require the applicant to lease two additional off‑site parking spaces, or (2) grant the variance but make it expire on sale of the property (a sunset clause). Several members said they trusted Pereira’s management but shared concern that a future owner might operate differently. The board settled on a sunset provision tied to sale as the principal protective condition; members said that option balanced neighborhood protection with recognition of the owner’s stewardship.
Vice Chairman Dave Riley moved to adopt the staff report, testimony and plans and grant the variance under chapter 17.108, on condition that construction start and be substantially complete within 12 months (or that an extension be requested before expiration), that outstanding public‑notice invoices be paid prior to recording, and that “this dimensional variance granted will sunset when the property is sold.” The motion was seconded and passed unanimously by roll call: Bart Grimes, Russ Johnson, Dave Riley, Nicole Chevre and Wick Rudd voted aye.
The board recorded the decision and asked staff to prepare a written decision reflecting the sunset language and the 12‑month start/completion requirement.
