The Nye Beach District is significant for the collection of cohesive architectural resources and landscape elements which reflect a working-class neighborhood. The area consists of wood frame buildings, 1 to 2 1/2 stories in height, covered with gable and hip roofs, and clad with clapboard, shingle and/or fire retardant siding. The landscape character of the area is defined by rock walls, terraces, sidewalks, and small front lawns. There are some small scale commercial buildings within this residential neighborhood which relate directly in building materials, scale, and massing to the character of the area. (Some changes have occurred in the neighborhood, including building alterations such as retardant siding materials and infill of non-compatible buildings on once vacant properties.) The Nye Beach area is most important as a cohesive neighborhood, defined by the character of the vernacular buildings and the building/site relationship.
One objective of design review, as applied to development within the district, is to maintain the cohesive architectural character of Nye Beach by incorporating common architectural design elements currently and historically found within the neighborhood without requiring strict adherence to a particular architectural style. A few of the architectural styles found currently and historically within the district which demonstrate its architectural character include the following (information on styles below from the Rosalind Clark/City of Albany, Architecture Oregon Style, Professional Book Center, Inc. Portland, OR (1983):
The document entitled ''Newport Design Review: Guidelines and Standards" and design review requirements adopted in Chapter 14.30 of the Newport Municipal Code (Ordinance No. 1308 (as amended)) are the tools the City uses to achieve these design objectives. Conformance with the design review requirements is mandatory. Chapter 14.30 of the Municipal Code contains additional information on when design review is required and how to apply for design review. The design guidelines are intended to provide a general direction for development. The design standards are a method of implementing the broader design guidelines. City review of a project for compliance with design standards is performed as part of the building permit plan review process. If discretionary review for compliance with design guidelines is required (typically projects that don’t meet the standards or that include structures over 35-feet in height or 65-feet in length), then a land use application is required and a noticed, public hearing will be held before the Newport Planning Commission. For assistance in understanding the guidelines and standards, please review the glossary and illustrations document (below) or contact the Community Development Department located at 169 SW Coast Highway, Newport, OR 97365 or (541) 514-0629.
In general, design review is required for the following:
A. New construction, substantial improvement, or relocation of one or more dwelling units.
B. New construction, substantial improvement, or relocation of a commercial or public/institutional building.
C. New construction, substantial improvement, or relocation of a residential accessory structure that contains more than 200 square feet of gross floor area and is not more than 10 feet in height.
D. New construction, substantial improvement, or relocation of a commercial accessory structure that contains more than 120 square feet of gross floor area.
E. An addition that increases the footprint of an existing building by more than 1,000 square feet.
A substantial improvement is any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds 50% of the market value of the structure (a) before the improvement or repair is started; or (b) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include (a) any project for improvement of a structure to comply with existing state or local health, sanitary, or safety code specifications that are solely necessary to assure safe living conditions; or (b) any alteration of a structure listed on the National Register of Historic Places or the State Inventory of Historic Places.”
Land Use Application form
Design Review Application submittal checklist
Nye Beach Design Review Boundary Map
NMC Chapter 14.30 (Design Review Standards)
Community Development Department - (541) 574-0629