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Board grants 41 Washington LLC variances for rooftop glass cupola and rear greenhouse over dissent on height
Summary
The board approved dimensional variances allowing a rooftop glass cupola (described as a glass skylight/cupola with limited access) and a rear greenhouse at the Manuel Brothers warehouse conversion to a single‑family home, 4–1 with Vice Chairman Dave Riley dissenting over the height relief.
The Newport Zoning Board on April 20 granted dimensional variances to 41 Washington LLC permitting a rear greenhouse, modest front‑landing/stair setback relief and a rooftop glass cupola that will bring light into the interior of a large brick mill building being converted to a single‑family home.
Principal Patrick Kilroy described buying the long‑vacant Manuel Brothers warehouse and the community preference to convert it to a single family. “We’re just trying to get more light into the building,” Kilroy said, explaining the rear greenhouse and a glazed cupola are intended to make the interior habitable rather than leave the building dark and unused.
Architect Chris Fagan said the building’s industrial form presents unique constraints and that the design team worked with the Historic District Commission (HDC) to limit visibility and preserve the building’s exterior character. Fagan described the roof feature as a glass cupola/skylight intended to bring ambient light down into the building’s core and, where appropriate, provide modest standing space on top of a light shaft. “We basically take out the center section and put this sort of cupola greenhouse structure on top, and be able to flood light down in,” Fagan said.
Several board members said the combined constraints of the lot, the building’s massing and HDC exterior limits constituted practical hardships supporting variance relief. Vice Chairman Dave Riley dissented on the height relief, questioning whether less intrusive measures such as skylights had been fully considered: “I don’t believe the applicant has met their burden of proof to show that a hardship exists… I won’t be able to support the petition tonight,” Riley said.
The motion carried 4–1. The decision includes the standard conditions (start/completion within 12 months, payment of notices and recordation). Staff will prepare the written decision for recording.
Next steps: staff to draft and record the decision; applicant to proceed with building permit review, which will include building‑official review of interior changes and any flood‑zone/egress requirements.
