Historic panel approves replacement of stucco with wood siding at 111 Ocean Ave after debate

The Newport Historic District Commission voted to approve an application by Reflections LLC to replace the existing stucco façade at 111 Ocean Ave with tongue-and-groove wood siding, after a lengthy discussion about whether changing the exterior material would alter the building’s historic character.

The application, presented by Spencer Alexander, argued that the stucco — applied roughly 48 years ago on what is a wood-frame building — has deteriorated from saltwater exposure and is causing rot in the underlying structure. “Stucco is highly porous…the water comes through the stucco, rots the building,” Alexander said, adding that the proposed wood siding would “save the form of the building” and extend its life.

Several commissioners disagreed that the material change should be approved without rigorous design review. One commissioner noted the nominating papers list the house as a “stuccoed” property and warned that removing the stucco would “significantly alter distinctive features.” Commissioner Frank Balla urged the applicant to consider a more monolithic cladding rather than horizontal siding to maintain the building’s identity.

The preservation planner told the commission that non-contributing structures are guided by Standard B2, which encourages retention of character-defining features but allows some flexibility for non-contributing properties. “There is some leeway with non-contributing structures,” the planner said, urging the commission and applicant to pursue a practical, technically appropriate solution.

After additional back-and-forth in which the applicant said demolition could become an economic reality if repairs were forced to full wall reconstruction, the commission moved to approve the application. Commissioners on the prevailing side cited Standard B2 and expressed that the proposed treatment would preserve the building’s form while addressing a significant deterioration problem.

The approval was made by voice vote with the commission recording the applicable Newport Standard 17 and related technical citations in the motion.

What happens next: The applicant may proceed under the approved scope and is expected to work with staff on technical details and irreversibility safeguards; the record shows the commission wanted documentation of the material choices and the reversible nature of the work.