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Council reviews City Center form‑based code amendments; public hearing set for Nov. 17
Summary
Planning staff presented a City Center zoning overlay and form‑based code allowing more residential options in commercial core areas, retaining a 50‑foot height cap and offering a guideline review path for larger developments; the planning commission recommended adoption and council set a Nov. 17 hearing.
Planning staff presented City Center form‑based code amendments designed to implement the City Center Revitalization Plan and asked the council to send zoning changes to a public hearing scheduled for Nov. 17. The proposal creates a City Center Design Review District overlay that pairs clear‑and‑objective form‑based standards with an optional guideline‑based discretionary review routed to the planning commission.
Derek, the planning presenter, said the overlay would allow residential at street grade in commercial core areas while requiring storefront retail on certain corner frontages in the downtown core. He explained the two review paths: clear‑and‑objective standards that can be handled administratively for projects that meet the standards, and guideline review for larger or alternative designs that would go to the planning commission.
Derek told councilors the overlay generally keeps the existing 50‑foot building height maximum in commercial zones and increases the guideline threshold in the city center to 50 feet in height and 75 feet in length, higher than the Nye Beach thresholds. He said the code includes articulation and facade requirements to avoid bulky 'big‑box' massing and that fire department capabilities helped determine practical height limits.
Councilors asked for clarifications on several items in the materials: whether RV uses at the fairgrounds would be allowed under the public zoning designation (Derek said temporary or event RV use can be accommodated), the technical distinction between two‑family duplexes and townhouses (Derek explained differences in firewall and lot/condominium treatment), how Newport defines and protects historic buildings (Derek said the city has a historic structures inventory in the comprehensive plan but that it has not been updated) and why transitional housing durations were set as they are in the draft.
Derek said the planning commission’s process is complete and that the consultant is finalizing ordinance text, maps and design guidelines for council packets prior to the Nov. 17 hearing. Councilors were encouraged to flag standards they want emphasized at the hearing.
What’s next: the council will consider the ordinance and design guidelines at the Nov. 17 public hearing; staff recommended circulating clear maps and standards in the council packet and noted that guideline review remains available for larger projects.
