Newport City Council — Transcript
Tuesday, December 9, 2025
Zoning and Future Land Use Map Updates
Red Rock Manor Variance Request
1715 Hastings Avenue Conditional Use Permit
Daily Electric Concept Plan Review
Votes (4)
Zoning Map, Future Land Use Map, and Zoning Ordinance Updates
Moved by Commissioner Fueling [7:00] · Seconded by Commissioner McMood [7:00]
The primary discussion revolved around balancing residential character with the needs of existing businesses along key corridors. Property owners raised concerns about rezonings leading to non-conforming properties (due to use or lot size), impacting their ability to operate, expand, or sell their businesses. Residents supported more residential zoning to reduce commercial traffic and maintain neighborhood compatibility. Staff proposed a 'legal lot of record' provision to address lot size non-conformity. The commission ultimately decided to forward the proposal with a recommendation to revisit the wording of non-conforming uses.
Red Rock Manor Variance Request (1421 10th Avenue)
Moved by Commissioner McMood [7:22] · Seconded by Commissioner Fueling [7:23]
The discussion focused on a variance for a narrower-than-required driveway width. Staff highlighted the existing constraints and the importance of maintaining a residential setback. The applicant's engineer confirmed plans to remove and replace dead trees. Public questions about rumored road extensions and traffic impacts were addressed and clarified, confirming no new access points or significant traffic changes beyond the construction phase.
Conditional Use Permit for Drive-thru (1715 Hastings Avenue)
Moved by Commissioner McMood [7:37] · Seconded by Commissioner Fueling [7:37]
The proposed coffee shop and wine bar, with a drive-thru, was generally well-received. Discussion centered on ensuring the drive-thru's operation would not negatively impact the surrounding area, particularly regarding noise, circulation, and site aesthetics. Staff proposed 15 conditions addressing these concerns, including revised parking plans, noise mitigation for speaker systems, lighting standards, and landscaping requirements. The commission found these conditions reasonable.
Daily Electric Concept Plan Review (222 1st Street)
This advisory review focused on a proposed expansion that would increase impervious surfaces and potentially impact city right-of-way. Key concerns included the need for flexibility on lot coverage, the fate of multiple existing access points onto 21st Street, and conflicting recommendations from Washington County regarding trail requirements and right-of-way. Staff emphasized the need for further coordination with the county and the applicant to resolve these issues before moving to formal approval stages.
Notable Quotes (5)
I'm looking for help. Right away, I felt my friend over here who were totally opposites on who should run for president. But, you know, he's even saying, 'Don, you should be grandfathered in.' And I Nathan told me, 'No, you shouldn't be grandfathered.' And he said, 'You need a permit. Give me a permit. You know, make it only eligible for 10 years and I'll be gone.'
I do believe that residential um people along the corridor are looking for some consistency and and that's why I appreciate and and there's going to be people who disagree with this. appreciate um going to the more residential zoning along the corridor and doing something with the MX3 as that opened up a lot of business um activities that aren't consistent with residential living...
If changed to B2, it will not make the minimum size requirement of 15,000 square foot required for a B2 zone property, thus changing our conforming property to a non-conforming property... land owners may find it difficult to sell non-conforming property. In addition, the value of the property tends to be less after it becomes non-conforming.
You need to look at the language somewhere. Limit outdoor storage because they got big outdoor storage. You got trucks. You got forklifts. You get my point.
I just get really concerned about our businesses. Yeah. Because without businesses, we you really don't have a city. or we we will have a city, but we're going to pay a lot higher taxes. So, we we need to strike a balance between between residential and businesses because it's very important that we have the businesses.
Ordinances & Resolutions (12)
Study focusing on 7th Avenue and Hastings Avenue corridors, recommending zoning code updates.
City's comprehensive plan, which zoning must be consistent with by state statute.
City's subdivision ordinance, undergoing amendments.
City's zoning ordinance, undergoing amendments.
High-density residential zoning, requested by a property owner for 1301 9th Avenue.
Mixed-use zoning, currently on several properties, proposed to change, causing concern for business owners.
Single-family residential zoning, proposed for Don Dedrich's property.
Commercial zoning, proposed for Joe Kyle's and Mike Brazier's properties.
Urban residential zoning, proposed for David Cop's property and existing for Red Rock Manor.
Required for the drive-thru at 1715 Hastings Avenue.
Required for the new restaurant use at 1715 Hastings Avenue.
Letter from Washington County regarding Daily Electric's project, recommending specific right-of-way and access changes.