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Historic district commission approves enclosure and 165‑sq‑ft deck at 719 Bellevue despite concerns about massing
Summary
The Newport Historic District Commission voted to approve a proposal to enclose three existing nonconforming decks and add a 165‑square‑foot deck at 719 Bellevue Avenue after debate over whether the work would increase massing and set an undesirable precedent.
The Newport Historic District Commission on May 12 approved a revised plan to enclose a three‑story series of decks and add a 165‑square‑foot deck at 719 Bellevue Avenue, citing the project’s redesign and staff findings while at least one commissioner voiced opposition.
J. Russell Jackson, counsel for the applicant, and architect Helen Johnson told the commission the redesign responded to concerns raised at an earlier hearing and that the proposal avoids altering character‑defining parts of the historic house. "We do not believe that the alterations being made to the existing rear addition change any features that have acquired historic significance in their own right," Johnson said, adding that the existing decks "do not hold any significant historic value."
Several commissioners disagreed. One commissioner warned that "enclosing and putting a roof over nonconforming decks is going to set a standard" that could make similar future work harder to deny. Another commissioner said the proposal "adds to the massing, which I don't think is a favorable response to the historic building" and therefore could not be supported. Supporters countered that the revised design reduced bulk compared with earlier plans and better respected the primary structure.
After discussion the commission moved to approve the application under Newport Standard 17.80.060 A1–A7; the chair called the voice vote and the motion carried, with a recorded opposition from at least one commissioner. The commission also formally accepted the drawings as Exhibit A during the hearing.
The approval allows the applicant to enclose the decks and construct the new deck as presented; the commission did not require additional conditions beyond the materials and details shown in the submitted plans. The record shows a split but ultimately affirmative decision; commissioners said they expect the project to read as subordinate to the contributing historic house from public viewpoints.
The applicant may proceed to permit applications consistent with the certificate of appropriateness issued on May 12, 2026. The commission did not set an additional monitoring condition or next steps during the meeting.
