NEW CONSTRUCTION

New, or infill construction describes any new buildings or additions in an historic area. In order to be compatible with historic buildings new construction must follow certain guidelines, but flexibility in design review is also important. Infill construction in historic areas has occurred throughout the country. Where preservation commissions have guided this construction new structures have complemented an historic area and supported its overall character. Where review has not been exercised, infill design has often had a detrimental effect on a historic area.

Infill construction should clearly be contemporary and not be exact historic reproductions which could confuse an observer. The most successful new construction combines contemporary design with sensitivity to adjacent structures in the following areas:

The East Row Historic District of Newport is fortunate in having few vacant lots in the residential areas. Vacant lots are somewhat more numerous along Washington Avenue and adjacent streets but overall there remains an important visual appearance of compactness and unity. Construction on the area's vacant lots is appropriate and infill design guidelines are to guide new construction to be in keeping with adjacent structures. Insensitive new construction could result in lowered property values and compromises the aesthetic qualities of the of the East Row area.

All of the East Row Historic District is presently zoned R1 or Residential One under the City's Zoning Ordinance. The purpose of this zoning classification is to stabilize and protect the urban residential character within older sections of the city by permitting a mixture of single and two-family residences, and selective types of existing neighborhood retail and service establishments. Under these zoning regulations are specific criteria which new construction must follow and are incorporated into the infill design guidelines.

NEW CONSTRUCTION GUIDELINES

1. Height

The majority of the structures in the East Row area are one to three stories in height. Slightly taller structures are confined primarily to commercial buildings along Washington Avenue. The height of new construction in the district should be compatible with adjacent structures and not exceed their height by more than ten percent (10%). The present zoning ordinance does not have any height limitations, however, it is important that the height of buildings remain compatible in the East Row area.

2. Proportion

New construction shall match adjacent structures in proportions of width to height. Buildings in the East Row Historic District are generally narrow and tall and vertical proportions dominate. Compatibility with adjacent structures in proportion shall be followed. The limited width of most lots in the East Row area (twenty to thirty feet) will preclude buildings whose proportions differ greatly from existing buildings. The minimum lot width of twenty-five feet (25') required under the present zoning will also preclude buildings which are too narrow in the area.

Proportion and height out of scale with adjacent buildings.

Oversized proportion and height of new construction.

3. Rhythm of Spacing and Setback

It is important that new construction in the East Row Historic District be consistent with adjacent structures in rhythm of spacing and setback. This rhythm includes openings on the main facade, porches, fences, landscaping and other elements which provide the character of the streetscape.

New construction must maintain the rhythm of window and door openings on the main facade. Throughout the neighborhood there are generally at least two to four window and door openings on the main facade of each building. New construction must maintain this rhythm. Blank walls or single window and door openings on main facades are not acceptable. The height and width of window and door openings must also be maintained and openings shall not exceed height and width ratios of adjacent buildings by more than ten percent (10%). This shall prevent undersized or oversized windows out of character with the neighborhood.

Setbacks for new construction should be consistent with adjacent structures.

The location of porches varies from block to block throughout the neighborhood. Many of the Italianate design residences along the western edge of the East Row area were built flush with the sidewalk or with limited setbacks and have no porches on the main facade. Later Colonial Revival and Bungalow designs in the eastern section of the neighborhood have full width, one-story porches on the main facade. New construction must maintain the rhythm of porch orientation on each block and follow the size, height and placement of adjacent buildings. Two-story porches are generally out of scale and shall not be placed on the main facade. Likewise, a porch shall not be introduced on the main facade where the block character lacks this porch orientation.

Fences shall not be introduced on main facades unless they are consistent with adjacent structures on a block. New fences shall correspond to the height, material, spacing and transparency of existing fences on a block. Landscaping introduced for new buildings shall also be designed to blend in with the consistent landscaping elements of a block.

Setbacks throughout the district shall be consistent with adjacent structures. The present zoning regulations require a minimum setback on the main facade of ten feet (10'). The majority of buildings in the East Row area have between ten and twenty foot setbacks. Along Washington Avenue and adjacent streets some buildings have little or no setbacks. To meet zoning regulations new construction must meet the minimum setback of ten feet (10') as well as side yard and rear yard requirements. Maximum setbacks for new construction are not defined under the zoning ordinance but setbacks should not vary more than ten percent (10%) with adjacent structures except on blocks where the majority of existing buildings are built adjacent to the sidewalk.

4. Consistent Materials and Texture

The majority of existing buildings in the East Row Historic District are of brick construction. Frame buildings are also well represented on East Second Street and other blocks. New construction should be compatible with adjacent buildings on the block. In most cases this shall require brick construction for new buildings. The texture and color of the brick should be carefully considered to ensure compatibility with existing buildings.

Frame buildings should maintain materials and design found throughout the neighborhood such as horizontal weatherboard siding and horizontal shiplap siding. Vertical siding, wood shingles, concrete, imitation stone, and wide profile artificial sidings should be avoided. The use of varied colors, glazing, or patterned surfaces to give the appearance of a historic reconstruction should not occur.

5. Relationship of Roof Shapes

Roofs for new construction should be consistent with adjacent structures. The majority of blocks in the East Row area have variations of hipped, shed, gable, or mansard roofs and provide for some flexibility in roof design for new construction. Due to the density of lots it may be possible for new construction to have roofs which change roof lines in the rear one-half or one-third of the building. This would accommodate additional floors in a stepped fashion if not readily visible from the major street facade (s).

Roof shapes inconsistent with adjacent structures.

6. Additions

Additions to historic buildings in the East Row area are restricted by the narrowness of lots and zoning regulations. For R1 zones there are setback requirements of three feet on side facades, twenty-five feet on rear facades, and ten feet on main or front facades. These requirements effectively eliminate the possibility of additions on main or side facades for most buildings in the East Row area. Rear facade additions would be allowable for many structures and unless readily visible from a street (s), may display flexibility of design and materials.

Additions shall not occur on a main facade or readily visible side facade. Side facades which are not readily visible may receive additions which are compatible with the original structure. Additions shall follow existing roof lines, trim lines, material and massing of the building.

Appropriate rear addition at 835 Monroe Street.


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