Historic commission splits Franklin Street application, approves chimney and HVAC and continues dormer and fenestration review

The Newport Historic District Commission voted Feb. 10 to split a complex application for 27–31½ Franklin Street, approving immediate exterior safety and mechanical work while postponing more substantive design changes.

The commission approved reconstruction of an existing bulkhead and rebuilding a fallen chimney using the original bricks, and allowed the property owner to install HVAC equipment with a condition that the preservation planner review and sign off on the screening. Chair read the staff motion and commissioners voted in favor of that first package.

The applicant asked the commission to allow a rear dormer to make a third‑floor unit usable and to move and enlarge several rear windows for egress and programmatic needs. The Commission voiced concern that the proposed long shed dormer is too large for the contributing building’s character. “I just think that dormer is a little bit much for this building,” Commissioner Frank Balla said, criticizing the dormer’s mass and its effect on the roofline. Several commissioners recommended breaking the dormer into smaller gable dormers or setting back a shed to preserve the building’s silhouette.

Preservation planner Jill framed the debate in historical stewardship terms, noting that many of the property’s windows date from the mid‑19th century and the commission’s role is to advocate for retaining historic fabric. She urged careful consideration before eliminating original windows that staff’s window report describes as repairable. “When you own a property in the historic district … you must be a steward to that house,” Jill said during the discussion.

The commission agreed to continue the second portion of the application — the rear dormer, expansion or replacement of the front door and transom, rear fenestration changes, signage and replacement windows — to its March 10 meeting and asked the applicant to submit an updated window evaluation and clearer drawings (including scaled elevations and proposed HVAC screening). The chair recorded the motion to split the application and the commission approved the division, then approved the first part and continued the remainder.

Applicant representatives stressed urgency for restoring heating and making the building safe and habitable; they requested that the HVAC decision move forward because the building currently lacks heat. The commission and staff noted that ground‑mounted or discrete split‑system condensers could be permitted via mechanical permit and reviewed for appropriate screening.

Next steps: the applicant will submit revised drawings and an updated window report. The commission will re‑examine the dormer geometry and fenestration options in March, and may require design modifications such as reduced dormer width, additional setbacks or introducing gable dormers to match the building’s historic language.