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Newport clarifies ADU rules: state law allows ADUs but city code bars their use as short‑term rentals
Summary
Staff said state ADU law eliminated family‑relationship requirements and allowed more ADU conversions, but city code and state code prohibit using ADUs for short‑term rentals; staff also discussed parking pressures tied to short‑term occupancy and tourism development.
Newport planning staff told the council and planning board that accessory dwelling units (ADUs) allowed by recent state law changes are beginning to appear, but the city’s ordinance — and the state code cited by staff — expressly prohibit ADUs from being used as short‑term rentals.
"In no case does an ADU allow a short term rental," the zoning officer said, summarizing the change that took effect after the state revised ADU rules last year. Staff reported four ADUs have received occupancy permits so far and about ten more are at various stages of permitting. The zoning officer added that most new ADUs in Newport so far are conversions of existing structures rather than new detached ADUs because state code currently restricts new‑construction ADUs to properties with 20,000 sq ft or more.
Councilors and residents raised parking and neighborhood‑character concerns. A resident, Linda Stevenson of Dixon Street, testified that roof decks and out‑of‑context density can carry sound and activity across blocks and said she worries about conversions that could change the character of established neighborhoods. Several councilors said parking minimum adjustments in the zoning package are intended to reduce large surface parking footprints and allow shared or reduced parking near transit, but they emphasized care in any change to visitor‑oriented parking requirements for short‑term rentals.
Staff said they are tracking ADU permits and net unit gains and losses; housing planner Elijah Mensah was introduced as the staff member responsible for that work. No ordinance change to allow ADUs as short‑term rentals was proposed at the workshop.
