Zoning board approves variance for 461 Spring Street to add second-floor suite with small covered deck

The Newport Zoning Board of Review voted unanimously to grant Francisco Pineda the dimensional variance and special-use permit needed to build a two-story addition and covered second-floor deck at 461 Spring Street. The board adopted staff findings of fact and conditioned the approval on starting and substantially completing the project within 12 months and payment of outstanding public-noticing invoices.

Architect Jeffrey Moniz told the board the application “consolidat[es] those lot coverages into this new addition” and that the project “is really just sort of, like, somewhat consolidated space” meant to modernize the home while keeping its massing low. Moniz said the deck is covered and accessible only through the bedroom, not a common area, and the lot coverage would remain the same at about 39.9% where 34.65% is allowed per the staff report. The petitioner, Francisco Pineda, said he has been stationed at the naval station in Newport and that the work will enable his family to use the house as their primary residence.

Board members who spoke cited the small lot size and existing nonconformities as the basis for relief. Russ Johnson moved to adopt the staff report and findings; the motion was seconded and the board voted 5–0 to approve. The decision requires construction to begin and be substantially complete within 12 months or the applicant must seek a timely extension from the zoning officer.