Planning Board backs zoning tweak to exclude small raised patios from lot-coverage calculations

The Newport Planning Board voted to forward a positive opinion to City Council on a zoning amendment clarifying how lot-building coverage counts raised and sunken patios and decks.

City staff told the board the amendment to Chapter 17.78 would exclude patios up to 32 inches in many residential districts and up to 48 inches for larger-lot districts from lot-building-coverage calculations, explaining the thresholds track the height that typically triggers a building permit. "[W]e have proposed regulations to exclude raised and covered patios up to specified heights from lot building coverage," staff said during the presentation.

The board framed the proposal as a technical cleanup designed to remove inconsistent past practice and reduce unnecessary hurdles for homeowners. One member noted the change could make accessory dwelling units (ADUs) more feasible by ensuring attached decks do not count toward coverage limits: "This actually takes that back, giving more of a buffer for them," a board member said.

Members asked about stormwater and impervious-surface impacts; staff said stormwater/imperviousness is calculated separately and affirmed small raised patios under the permit threshold are considered low-impact but will still be reviewed as part of building permits and, where applicable, technical review. Staff also said the city will review impervious-surface limits as part of a separate update.

The board moved to accept the staff report as findings of fact and then voted to forward a positive opinion of consistency with the comprehensive plan to City Council. The ordinance amendment will next be considered by City Council as part of the city’s zoning update process.