Newport preservation panel allows painted masonry at 914 Central Avenue in narrow, case-specific vote

The Newport Historic Preservation Commission on June 24 approved a request allowing previously unpainted masonry at 914 Central Avenue to remain painted, voting 4–1 with one abstention after hearing testimony about high removal costs and possible harm to historic brick.

The decision centered on whether the commission should enforce the Design Review Guidelines, which say unpainted masonry should remain unpainted, or make a case-specific exception because removal would be costly and might damage the masonry. The commission cited the Certificate of Appropriateness criteria in Newport’s Historic Preservation Ordinance (section 32.076) when framing the decision.

Staff told the commission that 914 Central was purchased in May 2025 by Christopher and Pamela Pope and that the Popes obtained certificates of appropriateness and permits for window restoration and other renovation work but did not obtain a COA for painting masonry. Staff said they discovered a painted north façade after the property was listed for resale.

A staff member reported having spoken with masonry contractors and said one contractor, Darren Clark of Anderson Restoration, estimated roughly $30,000 to remove paint from the façade, not including repointing and other post-removal repairs, which staff said could add an additional $10,000 or more. Staff also relayed that another contractor, Jim Hower, advised against removing paint from soft historic brick because the process can be arduous and may leave traces of paint.

Pamela Pope, the applicant and co-owner, told the commission she has a purchase contract on the house that she fears could be canceled if the commission requires paint removal and that the family lacks the funds to pay for removal. "We do not have any money left to remove paint from the house," Pope said, asking the commission to "take our hardship into consideration." She recounted prior buyers withdrawing offers after noticing alley problems and vandalism, and said the Popes had already invested substantially in rehabilitation.

Several commissioners said they found the painted façade aesthetically acceptable but remained concerned about long-term preservation and precedent. One commissioner noted that previous cases had required removal of primer and that successful removal had been achieved in at least one earlier instance; others emphasized that each case must be considered on its own facts.

After debate over language to avoid setting a binding precedent, a motion was made and then reworded to approve the painting of previously unpainted masonry "in this case," citing the need to approve projects that are reasonable for the applicant to carry out. The vote was: Commissioner Carter—No; Commissioner Crocker—Yes; Commissioner Palmer—Abstain; Commissioner Spalding—Yes; Vice Chair Ramler—Yes; Chair Kolb—Yes. The motion carried, approving the painted masonry for 914 Central Avenue.

Chair Kolb said staff would follow up by email with next steps and case documentation by the end of the week. The commission noted the meeting was a special called session and that only agendaized items could be addressed.

The commission’s written determination should reflect the case-limited nature of the approval and the factors the panel considered, including contractor estimates, potential harm to masonry from removal, and the applicants’ asserted financial hardship. Staff referenced the Design Review Guidelines and Historic Preservation Ordinance section 32.076 during the discussion and will provide post-meeting documentation to the commission and the applicants.

The meeting adjourned at 4:21 p.m.