Zoning board reapproves previously authorized 3‑car garage at 76 Van Zandt despite neighbor objections

The Newport Zoning Board of Review voted unanimously to reapprove construction of a two‑story, three‑car attached garage at 76 Van Zandt, a petition that had been approved in 2020 but left unfinished when the prior owner paused construction.

Jamie Delavolpi, who testified she and her husband closed on the house about four weeks earlier, told the board the intent is to make the property a year‑round family home. "It is certainly not being used for anyone else, but us," Delavolpi said. Counsel for the applicant said the foundation for the garage has already been poured and argued that the history of the site and the existing foundation created a unique hardship supporting reapproval.

Neighbors raised concerns that the garage would increase lot coverage, block a long‑enjoyed sunset view and create a precedent for higher density. Objector Kirsty Morrison said she had not received notice the first time the application was heard and told the board the garage "will have a substantial effect on my property and potentially the value of my property and definitely my quality of life."

The board heard expert testimony from James Houle, who reviewed the earlier approval and provided a lot‑coverage analysis that the applicants said supported consistency with neighborhood patterns. Chair WIC Rudd and several board members emphasized that the prior approval and the poured foundation weighed on their decision. The board adopted the standard findings under Chapter 17.108, approved the reapproval with the usual condition that the project be started and substantially complete within 12 months, and required payment of outstanding public‑notice invoices before recording.

The board gave the petitioner directions to draft the final decision for the record; no additional conditions restricting future use of the loft above the garage were imposed at the hearing.