Commission approves garage‑to‑ADU conversion at 77 K Street after structural and window debate

The Newport Historic District Commission approved the application to convert the existing garage at 77 K Street into an accessory dwelling unit, with conditions requiring structural work and planner approval of window specifications.

Contractor John DeSousa (speaker 12) explained the work needed to meet building code and drainage requirements: the project will require rebuilding or raising the foundation by three courses of CMU (about 32 inches) because the existing rear grade and degraded walls cannot meet code. He said engineers and observed conditions showed significant rot and degradation in studs and window framing. “It’s it’s an imminent health risk right now,” he said of the structure, describing why substantial underpinning and foundation work were needed.

Commissioners focused on preserving scale and fenestration while meeting safety requirements. Several commissioners asked for a per‑window evaluation because the structure is contributing: one commissioner said the windows should be assessed for salvage before replacement; DeSousa and the applicant said some windows are beyond repair. The commission adopted a resolution to approve the conversion on the condition that the contractor remove the bottom 32 inches, set the structure on CMU to preserve the top plate height, retain the slate roof where feasible and submit replacement window details (wood windows) to the preservation planner for approval. The motion carried by roll call with recorded opposition, producing a majority affirmative vote.