Newport zoning board approves multiple variances and special-use permits; conditions set for some guest houses

NEWPORT — The Newport Zoning Board of Review on Monday granted a slate of variances and special-use permits for homeowner additions and guest-house conversions, and set conditions on several approvals to address parking and lease arrangements.

The board approved requests on both the summary and full calendars for dimensional relief and special-use permits that will allow rear decks and porches, garage additions, and the conversion of dwelling units to guest-house use in the city’s General Business and R-10 zones. Decisions were unanimous on the matters called.

Why it matters: The approvals affect property owners and neighbors in several small neighborhoods and downtown blocks. Several petitions raised street-parking and off-site parking concerns; the board imposed conditions — including annual confirmation of off-site lease arrangements and signage — intended to reduce parking impacts.

What the board decided - Abbreviated and summary calendar items: The board placed the single summary calendar matter (33 Farewell St.) on the consent calendar for continuance and granted three abbreviated-summary petitions after finding the applicants met requirements in Chapter 17.108 (variances) and Chapter 17.109 (special use permits) of the Newport Zoning Ordinance. Those petitions included: 26 Greeno Place (rear deck, outdoor kitchen, fireplace; lot coverage increase to 27.4% where 20% is allowed), 131 Ruggles Ave. (rear addition/porch; coverage increase to 24.2% where 20% is allowed), and 125 Old Fort Rd. (rear addition; coverage increase to 32.2% where 27.4% is allowed). All passed unanimously with the usual 12‑month start/finish condition.

- Full hearing highlights: The board approved a second-story addition over a detached garage at 183 Gibbs Ave. (owner: Scott and Cheryl Langford) after neighbors spoke in support. The board found the irregular lot shape and existing setbacks created a hardship and granted relief with standard timing and notarization conditions. The board also approved conversions of existing dwelling units to guest-house uses at several downtown properties, with extra conditions for parking described below.

Parking and lease conditions: For a petition by Dame Street Real Estate Partners LLC (conversion to guest house at 138–142 Dame/Fame Street), the board required three additional conditions beyond the standard timing and notice-pay conditions: 1) a long-term lease for two off-site parking spaces be provided (the applicant identified a lease at 38 Washington Square), 2) the zoning officer will confirm those two spaces are available at 38 Washington Square, and 3) signage be posted at the off-site parking area designating the spaces for the guest house. The board specified annual confirmation of the lease for the off-site spaces.

Manager parking waiver limited to current owners: For two nearby petitions converting units at 30 Franklin St. and 40 Prospect Hill St. into guest houses, the board granted a waiver under Section 17.104.020.T (parking rules) that excused the applicant from providing a dedicated manager parking space — but limited that waiver to the current owners. Any new owner would need to return with a new application if they sought to continue the guest‑house use.

Votes at a glance (selected items) - 169 Wellington Ave. — second 12‑month extension request (communications item): granted, unanimous. (See separate article on this vote.) - 26 Greeno Pl. (Walkers) — special use permit and dimensional variance to add rear deck/outdoor features: granted, unanimous. - 131 Ruggles Ave. (Brennan) — special use permit and variances for addition/covered walkway: granted, unanimous. - 125 Old Fort Rd. (Turcotte) — dimensional variance for rear addition and garage connection: granted, unanimous. - 183 Gibbs Ave. (Langford) — second‑story garage/studio addition; variances and special use: granted, unanimous (polled vote: Riley, Johnson, Rudd, Chevrey, Patavina — all aye). - Dame Street Real Estate Partners LLC (138–142 Dame/Fame St.) — variance to convert a dwelling to a guest house and to allow two off-site parking spaces: granted with three conditions (off-site lease, zoning officer confirmation, signage); unanimous. - 30 Franklin St. and 40 Prospect Hill St. (Gabriel and Viviana Royo) — conversions to guest‑house use: granted; waiver of manager parking conditioned to current owners only; unanimous.

Board discussion and evidence: The board relied on staff reports and submitted plans, testimony from applicants and counsel, and letters of support or objection where provided. In several cases applicants described lot geometry, existing impervious coverage, or difficulties finding contractors (for construction timing) as grounds for relief. Neighbors spoke in favor of several proposals, particularly the Langford garage/studio, citing maintenance of character and design compatibility.

What’s next: Most approvals were granted with the condition that projects begin and be substantially complete within 12 months or that the applicant request an extension from the zoning officer before expiry. Several items were continued to the board’s May calendar, including a larger matter (57 Marchant St.) that the board rescheduled to May 19.

"All in favor, please signify by saying 'aye,'" the presiding officer said at multiple votes; the board recorded unanimous support on the matters heard that evening.

Note: The board cited Chapter 17.108 and Chapter 17.109 of the Newport Zoning Ordinance in its findings and applied Section 17.104.020.T when considering manager-parking waivers.