Historic District Commission

MANISTEE CITY HISTORIC DISTRICT COMMISSION Meeting of Thursday, April 4, 2013 3:00 p.m. - Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan AGENDA I Call to Order II Roll Call III Approval of Agenda At this time the Historic District Commission can take action to approve the April 4, 2013 Agenda. IV Approval of Minutes At this time Historic District Commission can take action to approve the March 7, 2013 meeting Minutes. V New Business HDC-2013-09 - The Briny, 50 Filer Street – Window Replacement A request has been received from The Briny, 50 Filer Street a Certificate of Appropriateness for the replacement of six windows facing Filer Street as submitted with application HDC-2013-09. At this time the Historic District Commission could take action to approve/deny the request from The Briny, 50 Filer Street for a Certificate of Appropriateness for the replacement of six windows facing Filer Street as submitted with application HDC-2013-09. Guideline Amendments At the March meeting the Historic District Commission directed Staff to draft language that amends Guideline #2 Signage adding language for halo lit signs. Staff also recommends a minor change to Guideline #1 Awnings and Guideline # 6 Painting. At this time the Historic District Commission will review Guidelines #1 Awning, #2 Signage and #6 Painting for amendments. VI Old Business 1 VII Public Comments and Communications concerning Items not on the Agenda At this time the Chair will ask if there are any public comments. VIII Correspondence At this time the Chair will ask if any correspondence has been received to be read into the record. IX Reports Main Street/DDA Director Museum Curator Museum Director X Members Discussion At this time the Chair will ask members of the Historic District Commission if they have any items they want to discuss. XI Worksession XII Adjournment 2  HISTORIC DISTRICT COMMISSION Council Chambers, City Hall 70 Maple Street Manistee, MI 49660 MEETING MINUTES March 7, 2013 A Meeting of the Manistee City Historic District Commission was held on Thursday, March 7, 2013 at 3:00 p.m. in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 3:04 p.m. by Chair Kracht. ROLL CALL: Members Present: Dave Carlson, Maria DeRee, T. Eftaxiadis, Teena Kracht, Jeremy Loveless, John Perschbacher, Members Absent: Mary Russell (excused) Others: Connie Freiberg (Blue Cow/Fish LLC), Travis Alden (Main Street/DDA Director), Jon Rose (Community Development), Mark Fedder (Manistee County Historical Museum) and Denise Blakeslee (Planning & Zoning) and others APPROVAL OF AGENDA: MOTION by John Perschbacher, seconded by Maria DeRee that the Agenda be approved as prepared. With a voice vote this motion passed unanimously APPROVAL OF MINUTES: MOTION by John Perschbacher, seconded by Jeremy Loveless that the Minutes of the February 7, 2013 Meeting be approved. With a voice vote this motion passed unanimously City of Manistee Historic District Commission Meeting Minutes March 7, 2013 Page 1 NEW BUSINESS HDC-2013-05 - Blue Cow LLC/Connie & Chuck Freiberg, 312 River Street A request has been received from Blue Cow LLC/Connie & Chuck Freiberg, 312 River Street for an Application for a Certificate of Appropriateness as submitted with application HDC-2013-05. The application for a Certificate of Appropriateness followed the guidelines presented by Kelly Larson, Design Specialist of State Historic Preservation Office included:  Remove wood shingle from Turret  Remove Awnings  Remove Wood Trim  Remove Exterior Light Fixtures  Repair, clean and paint brick masonry per Kelly Larson Design Services Schematic  Install new metal on Turret Roof  Repair Exterior Windows, replace if necessary  Install signage:  Proposed halo-lit signage on north and south elevations (as per design submitted to the Historic District at their meeting, size must meet zoning requirements). Connie Freiberg (Blue Cow/Blue Fish LLC) – Ms. Freiberg is an executive chef and spoke to the commission about their plan to open a new restaurant at 312 River Street. Their vision includes historical preservation of the building in a respectful manner. Synopsis of discussion with Ms. Freiberg and the Commission as follows:  Brick is to be cleaned and repaired using the Preservation Brief requirements, then will be painted a more normal color (too many unknowns to remove paint); presented paint colors selected by the State Design Services and proposed paint plan; basically two colors will be used with an accent color around entrance door (door will not be replaced at this time).  Signage will include small vinyl on the window adjacent to entrance that will draw your attention to the entrance.  Cedar shakes will be removed from the turret, finial will be restored and reinstalled, roof will be either soldered tin (will allow to age – patina) or metal (black) with seams to look like original.  Windows were replaced in 1998 and are not historical, need repair due to installation issues, fix rot and repair as needed will add flashing to cement sills to help with water penetration (recommended by SHOP) City of Manistee Historic District Commission Meeting Minutes March 7, 2013 Page 2  Roof needs repair will use suggestion from SHPO that allows the building to breath while providing a method for water to drain away from the brick.  Deck will be cleaned and sealed, rails will be sanded and painted black. Possible expansion in the future, would like to install a retractable awning (within the next two years).  Issues with double doors on rear of building, Health Department requires the gap in bottom of the door to be sealed, will accomplish by adding weather stripping as needed.  Windows on East of Building, will be repaired they are not visible due to enclosure.  Signage wants to use halo lit signs on north and south façade of building, showed design, signs will look like art, minimal impact to building, use of blue LED lights to create a bluish glow, metal will be used that will age and patina. Signs are being used on various Historical Buildings.  East wall may be painted if the bids come in low enough (red to match front).  Will not add frosted vinyl to block restrooms, does not think it will be needed. Commission discussed how to permit Halo Signs in the District. MOTION by Maria DeRee, seconded by T. Eftaxiadis that the Guideline #2 Signage be amended to add language to allow Halo Lit Signs in the district that will be approvable by the Museum Director. With a roll call vote this motion passed 6 to 0. Yes: DeRee, Carlson, Perschbacher, Eftaxiadis, Loveless, Kracht No: None Staff will draft language for the commission to review at their April Meeting. MOTION by John Perschbacher, seconded by T. Eftaxiadis to approve the request from Blue Cow LLC/Blue Fish LLC/Connie & Chuck Freiberg, 312 River Street for an Application for a Certificate of Appropriateness as submitted with application HDC-2013-05 including the installation of the two proposed halo-lit signs on north and south elevations (as per design submitted to the Historic District at their meeting, size must meet zoning requirements). Travis Alden, Main Street/DDA Director – The halo lit sign for the Blue Fish was proposed by Kelly City of Manistee Historic District Commission Meeting Minutes March 7, 2013 Page 3 Larson in the Design Services Schematic for the building at 312 River Street. The applicant did not make the proposal. With a roll call vote this motion passed 6 to 0. Yes: Carlson, Perschbacher, Eftaxiadis, Loveless, DeRee, Kracht No: None OLD BUSINESS “A” “B” 335 River Street – Mike Cnudde (PHCD12-007) The contractor for Mr. Cnudde brought two choices of Corbels for the building at 335 River Street. The Commissioners discussed the two. Corbel “A” was two pieces and the Commission decided that a combination of the outer bracket from Corbel “A” with Corbel “B” was best. Top will be shortened 1 ¼”so that it will protrude between ½” to 1” further than Corbel “B” Outer Bracket Corbel “A”/Corbel “B” Outer Bracket (Corbel “A”) will be extended so the bottom will be flush with the bottom of (Corbel “B”) creating a combined Corbel “A/B” The Commission discussed which corbels needed replacement and reviewed the application and the Inspection Photo from the January Meeting. City of Manistee Historic District Commission Meeting Minutes March 7, 2013 Page 4 MOTION by John Perschbacher, seconded by Maria DeRee that the Historic District Commission approve the following: The existing ten large corbels will be replaced with the new combined Corbel “A/B” New trim piece is to be installed under the small corbels to remain similar to the adjacent building. Corbels and trim are to be painted to match the small corbels to remain on the building. With a roll call vote this motion passed 6 to 0. Yes: Eftaxiadis, Loveless, Perschbacher, DeRee, Carlson, Kracht No: None PUBLIC COMMENTS AND COMMUNICATIONS CONCERNING ITEMS NOT ON THE AGENDA None CORRESPONDENCE None STAFF REPORTS Travis Alden, Main Street/DDA Director – thanked the commission for their assistance for the change City of Manistee Historic District Commission Meeting Minutes March 7, 2013 Page 5 to the signage guidelines and approval of the Blue Cow/Fish project; MSDDA approved $15,000 Façade Grant for the project (3 storefronts), hopes are to close on the building by the end of May and be opened in July; Joe Mathews received a Façade Grant for his project; next project the MSDDA working on is the former Gliks Building. Denise Blakeslee, Recording Secretary – The Application to become a Michigan Certified Local Government is completed and will be submitted to City Council for their consideration in April or May. MEMBERS DISCUSSION None The Next meeting of the Historic District Commission will be on Thursday, April 4, 2013 at 3:00 p.m. in the Council Chambers, City Hall, 70 Maple Street. ADJOURNMENT: MOTION by John Perschbacher, seconded by Maria DeRee that the meeting be adjourned. Motion passed unanimously. MEETING ADJOURNED AT 4:37 P.M. MANISTEE HISTORIC DISTRICT COMMISSION __________________________________________ Denise J. Blakeslee, Recording Secretary City of Manistee Historic District Commission Meeting Minutes March 7, 2013 Page 6 The Briny, 50 Filer Street – Window Replacement Request Front Elevation Filer Street Two Windows Approved by HDC Replaced In 2012 Windows proposed to be replaced application HDC-2013-08 Photo of all six windows west of the porch proposed to be replaced Close up showing condition of Photo of Window on east corner facing Window asking to be replaced Filer Street (MRA Office) HDC approved Application HDC-2013-08 May 5, 2012 Applicant is proposing to replace the six remaining windows facing Filer Street with the same replacement windows used for the two windows replaced in 2012.  Windows Windows to be Replaced Replaced 2012 1 /2 3/ 4 5/6 1/2 Filer Street  Planning & Zoning Community Development 231.398.2805 Fax 231.723-1546 MEMORANDUM www.ci.manistee.mi.us To: Historic District Commissioners From: Denise Blakeslee Planning & Zoning Date: March 12, 2013 RE: Guideline Amendments Commissioners, we discussed changing the Signage Guidelines to include language for halo lit signs. I have drafted language that can be found on page 3 item #10. When I reviewed the Guidelines I notice that they did not include that the Museum Director or Curator could approve requests. I then reviewed Awnings & Paint Colors and found the same issue. I have drafted language that would be added on the first page of each guideline. Copies of the proposed amendments to the guidelines are enclosed for your review, we will discuss them at the April Meeting. :djb  Historic District Commission Planning & Zoning Department 70 Maple Street, P.O. Box 358 Manistee, MI 49660 231.398.2805 www.manisteemi.gov Guideline #1 - Awnings These Guidelines have been developed by the Historic District Commission to assist applicants. Each request will be reviewed individually by the Commission based on its own merit. Exceptions to these guidelines may be made by the Commission on a case by case basis. The examples used in the guidelines reflect buildings in the district which are Victorian, but alterations to a building should reflect the era in which the building was constructed. Awnings in the Historic District can be approved by the Museum Director or Curator, who reserves the right to submit requests to the Commission at their discretion. The Historic District Commission uses the Secretary of the Interior’s Standards for Rehabilitation as interpreted by the Preservation Briefs. Copies are available through the National Park Service are available at the Manistee County Historical Museum, in the Planning & Zoning Department at City Hall, or on line at www.nps.gov/history/hps/TPS/briefs/presbhom.htm, As per the Secretary of the Interior’s Guidelines, the Historic District Commission recommends the installation of retractable awnings which are historically appropriate. Canvas awnings are traditional features of historic storefronts. Aside from adding color, they provide a transition between the storefront and the upper façade of the building. Because the placement and design of awnings may affect the visual appearance of the building, the following guidelines should be observed:  Features between the second story windowsills and storefront cornices must not be covered;  Awnings may be able to effectively cover previous non-historic storefront renovations;  Off-sized awnings may alter the historic scale of the building and unsuitable locations may destroy its integrity;  Straight cut or scalloped awning valances are historically accurate and are highly recommended, especially on contributing buildings;  Fabric should be canvas or modern material with the appearance of canvas and have flat or dull finish and be opaque to light (shiny, vinyl or other glossy finishes are not acceptable);  Awnings shall not be back lighted;  Traditional triangular awnings with an approximate slope of forty five degrees are preferred;  Awnings shall be mounted in such a manner that the sign panel and significant architectural details of the building remain exposed;  An approximate clearance of eight (8) feet is desirable (if possible) for non -retractable awnings;  Awnings shall be a solid color or striped colors that compliment the building’s exterior color scheme; Historic District Commission Guidelines #1 - Awnings Page 1  Upper floor awnings shall be small canvas or canvas-like awnings limited to window size and should coordinate with the storefront awnings and/or compliment the building’s exterior color scheme. Any signage on an awning must comply with the Signage Guidelines. Small retractable canvas awnings can be used for upper floor windows. Their color and pattern should be coordinated with the storefront awning. The connection details between the awing and the wall should be carefully designed. Each awning should fit into its facade opening. A storefront awning with lettering on the front flap is excellent signage. A storefront awning can reduce the visual contrast between historic upper facades and contemporary storefronts. The storefront awning creates a “special place” on the sidewalk. Protected from rain, snow and harsh sun. The awning forms an intimate enclosed space near the storefront. This space emphasizes the recessed entry, storefront windows, and window display Historic District Commission Guidelines #1 - Awnings Page 2  Historic District Commission Planning & Zoning Department 70 Maple Street, P.O. Box 358 Manistee, MI 49660 231.398.2805 www.manisteemi.gov Guideline #2 - Signage These Guidelines have been developed by the Historic District Commission to assist applicants. Each request will be reviewed individually by the Commission based on its own merit. Exceptions to these guidelines may be made by the Commission on a case by case basis. The examples used in the guidelines reflect buildings in the district which are Victorian, but alterations to a building should reflect the era in which the building was constructed. Signage within the Historic District can be approved by the Museum Director or Curator, who reserves the right to submit requests to the Commission at their discretion. The Historic District Commission uses the Secretary of the Interior’s Standards for Rehabilitation as interpreted by the Preservation Briefs. Copies are available through the National Park Service are available at the Manistee County Historical Museum, in the Planning & Zoning Department at City Hall, or on line at www.nps.gov/history/hps/TPS/briefs/presbhom.htm Signs give a wealth of information about a particular time and place. Because historic signs often lack uniformity, they create a sense of vigor, spirit, and diversity. However, sign regulations are important within historic districts. Sign types need to integrate well with the historic character of the building and district. Here are some questions to ask when thinking about signs:  If the business is changing hands, how can historic signs be reused or replicated? The scale of the structure will dictate the size of the sign. The placement of the sign should not cover important architectural features or elements.  How can corporate logos and signs be adapted to blend with the historic character of the structure or neighborhood? In an age of uniform franchise and generic plastic signs, matching or blending them with the historic character of the building is nearly impossible. Modification of color, content, design, and size is needed. An appropriate sign would be made of wood, preferably engraved or embossed, with creative decorative elements (i.e., gold leaf, carvings, etc.). Two choices to secure signs to the wall include mounting the sign perpendicularly with brackets, or mounting it flat to the wall or fascia.  Signs should be compatible with the design qualities of the building’s facade and with the surrounding historic context. They need to be compatible with the scale and design of the building. SIGNS AND REGULATIONS Signs are important for every community because they give necessary information to a passerby. They may reflect the identity and character of the area. Over time, signage types will change in accordance with architecture and technology changes. Since they can leave a lasting impression on visitors, the Historic District Commission Guideline #2 – Signage (rev 11/17/11) Page 1 Historic District Commission can regulate various aspects of the sign (i.e. height, size, color, type, number, location, etc). Sign Types:  Hanging or Suspended Signs. These are signs that are either hung or suspended from a ceiling or other structure.  Wall Signs. These are signs mounted flush against the building or painted directly on the building.  Projecting Signs. These are signs that protrude from the building’s surface. They include perpendicular signs that hang out over the sidewalk, marquee signs, and other variations.  Ground Signs. These are signs that are not attached to a building. Ground signs shall be open base mount (posts). Solid skirt panels are discouraged.  Window Signs. These are signs either painted or hung on windows visible to the public from the exterior. Should be appropriate, visually pleasing and reflect the time period of the building’s architecture.  Upper Story Window Signs. These are signs either painted or hung on windows visible to the public from the exterior. No more than twenty percent (20%) of glass maximum. Gilt print is recommended. No internally lit or neon signs are permitted. The signs listed above are not exclusive. Generally, a sign is considered something that promotes, identifies, informs, or advertises. A variety of signs may include logos and symbols. Variations in signage include posters, print on awnings, art on blank walls, display of flags, and A-frame signs on sidewalks. The sign’s form, function, placement, color, material, and lighting method are all important considerations. While sign regulation and control is to maintain public health and safety, it is also used for aesthetics. Signs in the historic district are reviewed to maintain the area’s character. Signs cannot be installed to conceal, destroy, or violate any architectural features of a building. Signs that are installed on an interim basis, such as realtor and construction signs not exceeding sixteen square feet in sign face, are allowed for the duration of the project. However, these signs should not cause a visual nuisance. Prohibited signs include, in addition to those identified in the zoning ordinance, anything that obstructs historic or architectural features; misleads, interferes, or confuses the viewers; and destroys or impairs the historic integrity of the resource or district. General Sign Criteria: 1. Only on-premise business identification signs are permitted in the city. Historic District Commission Guideline #2 – Signage (rev 11/17/11) Page 2 2. All signs shall comply with the regulations for erection and construction of structures as contained within the City's Building Code. 3. Signs must use appropriate materials and be compatible with the historic character of the building. For example Bright chromium effect, glossy or leatherette finished vinyl is not acceptable on a Victorian era façade. Natural materials such as wood are appropriate on a Victorian Building. 4. Colors shall be appropriate for the era and the building. Fluorescent colors are prohibited. 5. The texture of sign must be compatible with that of the building facade. Sand blasted signs are not allowed. 6. With the exception of “Lighted Open Signs” (see standards below), internally illuminated signs are not permitted. Flashing, intermittent, rotating signs or signs that create the illusion of movement are prohibited. 7. Shape and form of signs shall be proportioned in mass and scale to the building where they are installed. 8. Logos (Corporate Logos) shall be integrated with designs compatible with the Historic District. 9. Plastic appearing materials are not allowed. 10. Halo Lit signs are permitted in the Historic District if they are simply stated (no Bright chromium effect or plastic appearing materials) with minimal illumination. The Commission reserves the right to reduce the illumination in the event that it is over-stated. The Historic District Commission reserves the right to address businesses that are not in compliance with the guidelines of the district or for failure to apply for a permit. Existing non-complying signage will be brought into compliance upon receipt of any application to the Historic District Commission. The following table provides the sign requirements for signage in the Historic District that does not require review from the Commission. Sign Type Standards Portable Signs or Eight (8) square feet, per sign face, maximum A-frame Signs Professionally fabricated signs are encouraged Not to exceed four and a half (4 ½) feet from ground level Placement on sidewalk where sign does not interfere with the pedestrian path. Informational Flags Limited to one (1) flag per storefront Informational flags are allowed Flags must be of a size and shape and mounted in a manner so that they do not interfere with the pedestrian path Historic District Commission Guideline #2 – Signage (rev 11/17/11) Page 3 Sign Type Standards Lighted “Open” Signs Limited to one (1) sign per storefront Limited to 1.5 square feet. Limited to “Open” Logos and other design elements such as geometric embellishments are not allowed. No more than two (2) colors are permitted. First Floor only Flashing, movements are not permitted.  Signs exempted from HDC review include commemorative plaques (max. 1 sq. ft.) or signs required by federal, state, or local ordinance for purposes of traffic, public safety, and directional assistance.  Signs prohibited at all times include signs that create the illusion of movement or make noise, signs attached to any natural growth, and signs that are abandoned and do not relate to existing business. Historical Background relating to signage The signs in the downtown should work with the architecture to create a positive image for individual businesses and for the downtown as a whole. Four general concepts should guide the design of all signs.  Each sign should be carefully planned to fit its facade. It should not be so large that it overwhelms the facade. Instead, it should be designed so that it looks like a part of the total facade rather than tacked on. It should not cover important details, but should complement them.  Each sign should be coordinated with any other signs on the facade. The signs should look like they belong together. Each facade (storefront) should have no more than two or three signs.  The signs on neighboring buildings should be coordinated. They do not need to be similar, but they should not clash in color, size or design. There should be a harmony between them.  Most important, each sigh should have a high level of quality of design, materials, and workmanship. A simple well-made sign is far more appropriate than an extravagant sign which is sloppy in appearance. Quality sign makers should be able to do attractive signs using appropriate materials and colors. Historic District Commission Guideline #2 – Signage (rev 11/17/11) Page 4 This drawing shows a catalogue of the typical signage types that are appropriate for Historic Facades. Signage proposals should be limited to two, or at most, three signage types. Painted signs on upper floor windows Small flat signs hanging perpendicular to the facade wall (Projecting Sign) Long, horizontal flat signs under the storefront cornice (sign panel) Small flat hanging signs in the entry recess Canvas awning with sign on its front flap Window Display Painted sign on windows and/or door Movable signboards or placards for special announcements (portable or A-Frame Signs) Signage Suggestions Signs should be planned to fit into the facade rather than be applied to it. They should look like a balanced part of the facade. If more than one sign is desired, each sigh should be relatively small and visually related to the others. A lowered ceiling inside a store often creates an enlarged transom area which can be used as a sign panel. The sign should be carefully designed to fit the available area without becoming overwhelmingly large. Window display should be used as a typical part of storefront signage. Historic District Commission Guideline #2 – Signage (rev 11/17/11) Page 5 Signage Problems Signs which are too large overwhelm a facade. They destroy the balance between the various parts of the traditional facade. Flashy or electrical signs are not appropriate on the traditional facade and are prohibited in the Historic District. Signs should not cover up important parts of the facade. Too many signs on a facade create a cluttered, confusing appearance. Signs advertising product brands first and the business second should be avoided in favor of signs advertising only the business name and/or the service rendered. Signs should not reduce the window display area. Haphazardly-placed signs make the storefront look cluttered and sloppy. Even temporary signs should be carefully placed. Historic District Commission Guideline #2 – Signage (rev 11/17/11) Page 6  Historic District Commission Planning & Zoning Department 70 Maple Street, P.O. Box 358 Manistee, MI 49660 231.398.2805 www.manisteemi.gov Guideline #6 Painting These Guidelines have been developed by the Historic District Commission to assist applicants. Each request will be reviewed individually by the Commission based on its own merit. Exceptions to these guidelines may be made by the Commission on a case by case basis. The examples used in the guidelines reflect buildings in the district which are Victorian, but alterations to a building should reflect the era in which the building was constructed. Painting in the Historic District can be approved by the Museum Director or Curator, who reserves the right to submit requests to the Commission at their discretion. The Historic District Commission uses the Secretary of the Interior’s Standards for Rehabilitation as interpreted by the Preservation Briefs. Copies are available through the National Park Service are available at the Manistee County Historical Museum, in the Planning & Zoning Department at City Hall, or on line at www.nps.gov/history/hps/TPS/briefs/presbhom.htm Painting can be one of the simplest and most dramatic improvements one can make to a facade. It gives the facade a well-maintained appearance and is essential to the long life of the many traditional materials. The steps below should be followed to insure a quality job.  Catalogue all the facade materials to be painted. Since they have different properties, these materials may require different paints or procedures. Consult a local expert for advice. Plan to use only quality materials.  Make any necessary repairs to surfaces before starting; replace rotten wood, repoint masonry mortar joints, remove rust from metal, etc.  Carefully prepare each surface per manufacturer’s instructions for the paint being used. This will include scraping, sanding, and thorough cleaning. This surface preparation is an extremely important step toward a good finish job.  Apply the paint per instructions. Paint only in satisfactory weather and plan to use a primer as a first coat for better surface adhesion. Follow with two coats of the final color.  Do not paint a brick or stone building that was never painted unless these materials require a protective coating to prevent deterioration. Metal Decoration - Most metal decorative elements require regular paint and maintenance to avoid deterioration. Metal Flashing - Most sheet metal flashing, gutters, and downspouts require paint to prevent rust and corrosion Wood Decoration - Decorative elements easily deteriorate if paint is not properly maintained. Prime all sides of new wood used in repair and/or replacement to insure long life. Masonry - Natural brick or stone should NOT be painted. Existing paint on these materials can be chemically removed (NO SANDBLASTING!) or repainted. Historic District Commission Guideline #6 – Painting Page 1 Metal Storefront - Metal storefront parts (cast iron, sheet metal, window frames, etc.) should be painted to prevent rust and corrosion. Wood Storefront - Wood storefront parts (windows, doors, panels, decoration, etc.) should be repainted regularly. COLORS Colors should visually relate building elements to each other, and also individual facades to each other. The colors chosen for any facade should be compatible with the neighboring facade, and with the blockscape as a whole, but at the same time give character to the building. Choice of Colors Three to five colors were often used on any given facade. This includes any “Natural” colors such as unpainted brick or stone.  Base Color  Major Trim Color(s)  Minor Trim Colors and/or Accent Colors Because the amount of sun can change the appearance of a paint color, paint chips should be checked on both sunny and cloudy days. Painting a small section of the building in the chosen colors is the best way to check the effects of the colors on the building. In the end, color choice is a personal decision. It is an expression of the building owner, and the businesses located in the building. If the same basic color and paint guidelines are kept in mind, color can add to the richness and variety of Manistee’ historic commercial buildings. The color of the upper wall surface and the storefront piers is the base color. If these elements are not currently painted, they should not be painted. Paint can sometimes be removed from painted elements to reestablish their natural brick color and texture (no harsh chemicals or sandblasting). Base Color In general, the base color is the color of the basic facade wall. Often this color is the natural appearance of the masonry. When painted, the base color should relate harmoniously with that of other facades on the street. If these elements are to be painted the choice of a base color is of primary importance. The upper walls and piers could also be painted a different shade of one color to enhance the general patterns and detail of the brick. Generally the use of bright colors including stark white should be avoided. The major trim elements are those which define the facade. These elements include the upper cornice, the lower cornice, decorative window caps and sills, and storefront columns. Historic District Commission Guideline #6 – Painting Page 2  Major Trim Color The major trim color is used on the construction and decorative elements which define the facade. This color should be used on both the upper facade and storefront to tie the facade together as a whole. When the base color is natural brick, the major trim colors should relate to the brick color. When the wall surface is painted, the trim color should complement the base color(s). Use of the same major trim color on the upper facade and on the storefront is recommended to visually tie the facade together. Again avoid the use of bright colors and stark white. The minor trim elements could be the same color as the major trim. The use of only one trim color places a greater importance on the base color. If there are only a few minor trim elements, all the trim could be painted one color in order to strengthen its overall visual impact. Minor Trim Color The minor trim color(s) are used primarily as an accent to highlight the architectural details of the facade. Elements such as window sash and doors can be emphasized. Care should be taken in choosing additional colors in a scheme. If the minor trim is painted a third color, it should strengthen the color scheme already established by the base and major trim colors. In some cases, subtle accent colors can effectively enhance the character of the entire facade. Extreme care should always be taken when choosing additional trim and accent colors. The steps below should be followed:  Colors, paints and techniques available at the time of construction of building (i.e. no neon or florescent paint colors on an 1890's building) are to be used.  Metallic paints are not appropriate in most cases in the Manistee Historic District as base or trim colors, but in some applications may be a appropriate in a small amount as a minor accent color.  Wood on storefronts in Manistee was generally painted rather than varnished. Painting is recommended.  Maintenance with the same color requires no approval (yes, repaint that sash).  Painting the building with the same colors or with color schemes following the guidelines may be approved by the Manistee County Historical Museum Director or Curator.  Color schemes that do not follow the guidelines must be approved by the Historic District Commission.  A building owner may request Historic District Commission review and/or approval of any paint scheme.  The Manistee County Historical Museum Director or Curator may require Historic District Commission review or approval of any proposed paint scheme at his discretion. Historic District Commission Guideline #6 – Painting Page 3