Historic District Commission

MANISTEE CITY HISTORIC DISTRICT COMMISSION Meeting of Thursday, November 3, 2016 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 November 3, 2016 Agenda. IV Approval of Minutes At this time Historic District Commission can take action to approve the October 6, 2016 meeting Minutes. V New Business HDC-2016-21 – Dipkan Real Estate LLC, 397 River Street – Construct Shed roof on rear of building A request for a Certificate of Appropriateness has been received from Dipkan Real Estate LLC for the construction of a new shed roof on the rear of the building and re-shingle existing shed roof as submitted with plan on file at City Hall. At this time the Historic District Commission could take action to approve/deny the request from Dipkan Real Estate LLC, 397 River Street for the construction of a new shed roof on the rear of the building and re-shingle existing shed roof as submitted with plan on file at City Hall. Hollander Development, 400 River Street – Design Assistance A request has been received from Hollander Development for Design Assistance to begin the discussion on materials and design for the proposed mixed use development project for the building at 400 River Street. The Commission will review and discuss materials and design for the proposed project. VI Old Business Routine Repair and Maintenance At this time the Historic District Commission will discuss the process for Routine Repair and Maintenance requests in the district and oversight by the Museum Director. Expired Permits: 347& 349 River Street, Paula Rozmarek and 411 River Street, Jeff Gordon Jeff Gordon met with Staff on August 29, 2016 to discuss outstanding permits for 347-349 River Street and 1  411 River Street. All of the permits have expired and staff is asking the Commission if they want to approve the extension of the permits. At this time the Historic District Commission will discuss the expired permits for 347& 349 River Street, Paula Rozmarek and 411 River Street, Jeff Gordon Permit Review At this time the Commission may take action to close out any outstanding permits. 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 Planning & Zoning Administrator 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  MEMORANDUM 231.398.2805 City of Manistee Planning & Zoning Administrator Fax 231.723-1546 dblakeslee@manisteemi.gov www.manisteemi.gov TO: Historic District Commissioners FROM: Denise Blakeslee, Planning & Zoning DATE: October 21, 2016 RE: Historic District Commission Meeting November 3, 2016 Commissioners, the next Historic District Commission will be on Thursday, November 3, 2016. We have the following items on the agenda: HDC-2016-21 – Dipkan Real Estate LLC, 397 River Street – Construct Shed roof on rear of building - A request for a Certificate of Appropriateness has been received from Dipkan Real Estate LLC for the construction of a new shed roof on the rear of the building and re-shingle existing shed roof as submitted with plan on file at City Hall. Hollander Development, 400 River Street – Design Assistance - A request has been received from Hollander Development for Design Assistance to begin the discussion on materials and design for the proposed mixed use development project for the building at 400 River Street. Routine Repair and Maintenance - At this time the Historic District Commission will discuss the process for Routine Repair and Maintenance requests in the district and oversight by the Museum Director. Expired Permits: 347& 349 River Street, Paula Rozmarek and 411 River Street, Jeff Gordon - Jeff Gordon met with Staff on August 29, 2016 to discuss outstanding permits for 347-349 River Street and 411 River Street. All of the permits have expired and staff is asking the Commission if they want to approve the extension of the permits. Packets are being mailed early due to staff training next week, if there is any additional information received before the meeting it will be mailed out to you on Monday, October 31st. If you are unable to attend the meeting please call me at 398-2805.  HISTORIC DISTRICT COMMISSION Council Chambers, City Hall 70 Maple Street Manistee, MI 49660 MEETING MINUTES October 6, 2016 A Meeting of the Manistee City Historic District Commission was held on Thursday, October 6, 2016 at 3:00 p.m. in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan. Meeting was called to order at 3:05 p.m. by Chair Kracht. ROLL CALL: Members Present: Aaron Bennett, Dave Carlson, T. Eftaxiadis, Teena Kracht, John Perschbacher, Mary Russell, Lee Trucks Members Absent: None Others: John Groothuis (84-86 Washington Street), Joe Hollander (Hollander Development) Mark Fedder (Museum Director) Steve Harold (Museum Curator) and Denise Blakeslee (Planning & Zoning Administrator) and others APPROVAL OF AGENDA: MOTION by John Perschbacher, seconded by Mary Russell that the Agenda be approved with the addition of 431 River Street under new business. With a voice vote this motion passed unanimously APPROVAL OF MINUTES: MOTION by John Perschbacher, seconded by Mary Russell that the Minutes of the March 3, 2016 Meeting be approved as prepared With a voice vote this motion passed unanimously City of Manistee Historic District Commission Meeting Minutes October 6, 2016 Page 1 NEW BUSINESS: HDC-2016-19 James & Susan Matthews, 334 River Street – Gazebo A request for a certificate of appropriateness has been received from James & Susan Matthews, 334 River Street for the relocation of a gazebo from a famous Chicago Wedding Chapel which was disassembled and will be reconstructed and reassembled and installed in the yard area behind the wall to provide privacy from the parking lot/handicap ramp area to the east of the property. Members discussed the project and it was noted that the gazebo is wooden Motion by T. Eftaxiadis, seconded by Mary Russell to approve the request from James and Susan Matthews, 334 River Street for a gazebo. With a roll call vote this motion passed 5 to 0 Yes: Perschbacher, Bennett, Eftaxiadis, Russell, Kracht No: None HDC-2016-20 Kit Holmes and Cynthia Millonzi, 346-348 River Street A request for a certificate of appropriateness has been received from Kit Holmes and Cynthia Millonzi to refurnish the existing sign on the building at 346-348 River Street. The applicant has demonstrated that the sign has been in place for over 40 years. The sign exceeds the size requirements of the Zoning Ordinance. Under Section 2101 the Historic District Commission may approve exceptions to Article 21 for historically appropriate signage. The applicant included two proposed sign plans the first is for a new sign larger than the original sign including a programmable reader board below the sign. The second shows the existing sign repurposed with the Music Vault signage inserted in the original frame with a separate programmable reader board sign installed below the original sign. The Commission discussed if a reader board sign would be permitted and the specifics of the request. Motion by T. Eftaxiadis, seconded by Aaron Bennett to approve the request from Kit Holmes and Cynthia Millonzi to refurnish the existing sign as example 2 on the request and if the original sign cannot be salvaged a new sign to replicate the outline of the existing sign is to be used. Lighting for the sign needs to come back to the commission. With a roll call vote this motion passed 5 to 0. Yes: Perschbacher, Bennett, Eftaxiadis, Russell, Kracht No: None Motion by Aaron Bennett seconded by Mary Russell to allow as an alternative example sign 1 as an alternative. City of Manistee Historic District Commission Meeting Minutes October 6, 2016 Page 2 With a roll call vote this motion passed 5 to 0. Yes: Russell, Eftaxiadis, Bennett, Perschbacher, Kracht No: None The Commission continued their discussion if reader boards should be allowed. Discussion included setting a precedence, the Ramsdell Theater may be asking for a similar type of sign, need to be shown an example or video of how the sign appears. MOTION by T. Eftaxiadis, seconded by Mary Russell to postpone action on reader board signs/digital signs until more information and specifications are received. With a roll call vote this motion passed 5 to 0. Yes: Russell, Perschbacher, Eftaxiadis, Bennett, Kracht No: None HDC-2016-21 North Channel Investors LLC, 86 Washington Street – Complete renovation of the exterior of the building Commissioner Eftaxiadis declared a conflict of interest and removed himself to the audience. Request for a Certificate of Appropriates has been received from North Channel Investors LLC for the complete renovation of the exterior of the building including: East side: Replacement/repair of the entire 1st floor facade, replacement of all windows, brick cleaning & repairs, repair/repainting of all wood elements. West side: Replacement of all windows, addition of secondary entrance to building, addition of new balcony, replacement of exterior brick of "North" building, cleaning/repair of brick of "South" building. South side: Replacement of all windows & door, installation of new windows, addition of new balconies, cleaning/repair of brick wall. North side: Demolition of existing wall, construction of new wall, placement of new windows, addition of balconies, addition of entrance to apartments, and addition of utility doors/windows for brewery. Detailed plans for all exterior and interior demolitions, replacements and new construction components of the building rehabilitation will be submitted to the State Historic Preservation Office {SHPO) for review and recommendations for approval of Historic Rehabilitation Tax Credits (HRTC} by the Parks Service of the US Department of Interior. Therefore, final rehabilitation details normally described in the Certificate of Appropriateness Checklist will be determined and specified following review/approval of the Part II application for HRTC by SHPO; SHPO is currently reviewing the Part I application. Commissioner Trucks entered the meeting at 3:56 pm City of Manistee Historic District Commission Meeting Minutes October 6, 2016 Page 3 John Groothus and T. Eftaxiadis spoke to the commission about the plans and reviewed the drawings and renderings for the project. MOTION by Aaron Bennett, seconded by Lee Trucks to approve the request from North Channel Investors LLC for the complete renovation of the exterior of the building contingent upon approval of the application by the State Historical Preservation Office. With a roll call vote this motion passed 5 to 0 with Commissioner Eftaxiadis abstaining due to a conflict of interest. Yes: Bennett, Carlson, Trucks, Perschbacher, Kracht No: None Schedule Meeting Dates 2017 The Historic District Commission generally holds their regular business meetings on the first Thursday of each month. These meetings are held in Council Chambers, City Hall, 70 Maple Street, Manistee Michigan at 3:00 pm. Staff has prepared a list of meeting dates for 2017 for the Commissioners consideration. Worksessions will be scheduled if needed. Motion by Lee Trucks, seconded by John Perschbacher that the Historic District Commission schedules their meetings dates for 2017 as follows: January 5, 2017 February 2, 2017 March 2, 2017 April 6, 2017 May 4, 2017 June 1, 2017 July 6, 2017 August 3, 2017 September 7, 2017 October 5, 2017 November 2, 2017 December 7, 2017 With a voice vote this motion passed unanimously HDC-2016-17 Rachel & William Brooks, 431 River Street – Door A request has been received from Rachel & William Brooks, 431 River Street to replace the existing storefront door. Mark Fedder Museum Director, issued a Certificate of Appropriateness for routine repair and maintenance for the replacement of storefront windows, transom windows and bulkheads. The existing door is wood and he is deferring to the commission approval for the replacement of the door with an aluminum door that is similar in appearance. Discussion by the commission included the current condition of the existing door, the door is not original to the building, is this the correct time to replace the door with the other work being done on the building, was a mail slot in the original door. Museum Director Mark Fedder asked the commission to clarify his oversight for Routine Repair and City of Manistee Historic District Commission Meeting Minutes October 6, 2016 Page 4 Maintenance and when they want projects sent to the commission for their consideration. This will be discussed at a later meeting to avoid any confusion in the future. MOTION by T. Eftaxiadis, seconded by Aaron Bennett to approve replacement of door as submitted with the requirement that specifications for the door and colors be provided to Museum Director Mark Fedder, the Museum Director is to determine if a mail slot is shown in historical photos of the building and if it is demonstrated the door will require a mail slot. With a roll call vote this motion passed 4 to 0. Yes: Bennett, Eftaxiadis, Russell, Trucks No: Perschbacher, Kracht OLD BUSINESS The commission postponed discussion on the Gordon/Rozmarek permits until the November meeting. PUBLIC COMMENTS AND COMMUNICATIONS CONCERNING ITEMS NOT ON THE AGENDA Joe Hollander, Hollander Development spoke to the commission about his proposed project for the building at 400 River Street. The Commissioners spoke of the requirements they follow for approval and the process. Mr. Hollander will be giving a presentation to City Council at their worksession next Tuesday and the commissioners were encouraged to attend. With Mr. Hollander’s project the commission may need to schedule additional meetings. Mark Fedder and Steve Harold left the meeting. CORRESPONDENCE None STAFF REPORTS Denise Blakeslee reported to the Commission on the permits issued by Mark Fedder, Museum Director since March. Tracey Lindeman, 308 River Street – Awning & Signage/Issued Permit PHDC-16-007. TJ’s Pub, 399 River Street – Routine Repair and Maintenance – front window repair/window roof/Issued Permit PHDC-16-008. Edward Jones, 50 Filer Street – Signage/Issued Permit PHDC-16-009. The Fillmore of Manistee LLC - 318 River Street- Signage/Issued Permit PHDC-16-010. Swankyz, 419 River Street - Signage/Issued Permit PHDC-16-011. TJ’s Pub, 399 River Street – Signage/Issued Permit PHDC-16-012. Elk’s, 432 River Street – Routine Repair and Maintenance – repair of three oval windows/Issued Permit PHDC- City of Manistee Historic District Commission Meeting Minutes October 6, 2016 Page 5 16-013. Rachel Brooks, 431 River Street – Paint Colors/Issued permit PHDC16-014 Famous Flynn’s, 344 River Street - projecting sign on rear of building/Issued permit #HDC16-015 Cynthia Millonzi & Mary Holmes, 348 River Street – Exploration for Historical Elements/ Issued permit #HDC16- 016 MEMBERS DISCUSSION None WORKSESSION: The Next meeting of the Historic District Commission will be on Thursday, November 3, 2016 at 3:00 p.m. in the Council Chambers, City Hall, 70 Maple Street. ADJOURNMENT: MOTION by John Perschbacher, seconded by Lee Trucks that the meeting be adjourned. Motion passed unanimously. MEETING ADJOURNED AT 5:10 P.M. MANISTEE HISTORIC DISTRICT COMMISSION __________________________________________ Denise J. Blakeslee, Recording Secretary City of Manistee Historic District Commission Meeting Minutes October 6, 2016 Page 6  New Shed Roof to be constructed Existing Shed Roof to be Re-shingled Snyder’s 397 River Street Existing Photos/Rear of Building Stairway to be covered by new Shed Roof Approx. Location of Shed Roof to be Constructed  Design Assistance This drawing depicts many of the types of historical decoration found in the Manistee Historical Business District. While all of the elements may not apply to your building this should assist in listing areas of renovation. Below is a check list to assist in the application process. Please check all that apply to your project and give a brief explanation of proposed work. Use additional pages if necessary. Cornice Pinnacle Upper Cornice with Brackets, Dentils and Recessed Panels Corbeled Brickwork Upper Façade Pilaster Window Hood Window Sash Window Sill Lower Cornice Transom Windows Storefront Piers Storefront Columns Paneled Bulkheads Paneled Wood Doors Check all of the Renovations that Apply to your project and give a brief explanation of the project attach additional sheets if necessary – Example Cornice Pinnacle: N/A X Upper Cornice Repair and replace with new materials. Wood will be used and painted to match exiting color scheme. X Corbeled Brickwork Clean using method prescribed in Preservation Brief #1 Cornice Pinnacle Please see attached information Upper Cornice Corbeled Brickwork Upper Façade Pilaster Window Hood Upper Windows Lower Cornice Transom Windows Storefront Piers Storefront Columns Paneled Bulkhead First Floor Windows Doors Other Design Assistance Page 2 of 2 Proposed Redevelopment of 400 River Street Manistee, Michigan 21 October 2016 . IN FORMarchitecture Background The current building at 400 River Street in downtown Manistee is a single story, synthetic plaster-clad building with approximately 13,000 SF of floor area on the first level. The lower level contains approximately 1,500 SF of utility and storage space. The east por- tion of the building dates back to the early 1960’s and the west portion was constructed in approximately 1988. It is defined as a non-contributing structure to the City of Manistee Historic District. The site is bounded by River Street on the south, Maple Street on the east, the Manistee River to the North and Oak Street to the west. There is a surface parking lot to the west of the building, that extends under the west portion of the building. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 2 t: 269.270.3331 www.informarchitect.com ©2016 Proposed Use Design Narrative The proposed use for the property is for a mixed use structure con- When designing the new building for this site, we used the City of taining retail and approximately 45 one-bedroom and two-bedroom Manistee Historic District Guidelines as our guide. We are consid- residential units. The surface parking lot and parking under the ering this building essentially an in-fill construction, but it also has building would remain. the unique attribute of being essentially the end of the traditional downtown area on the north side of River Street. The property Approach immediately to the west is the Elks meeting hall, then a one-story Although final determination has not yet been made, the proposed restaurant and the municipal marina. approach to this project is to demolish the existing building above the first floor slab, leaving the building foundation, basement level Our approach to the design of this rather long building was to break and first floor structure intact. A new 3-story building will be built the front facade into three sections, each with a unique, but related, on the existing first floor structure. This approach was developed design treatment. The palette of materials of brick, glass and hori- based on the following factors: zontal siding remains consistent between the sections. • The existing building has no historic significance • A new building would allow more flexibility in layout to better accommodate the new uses. • The existing exterior facade is in poor condition and is not in keeping with City of Manistee Historic District Guidelines Elks Club 400 River St. Gliks 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 3 t: 269.270.3331 www.informarchitect.com ©2016  Brick Horizontal Siding Storefront Glazing 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 4 t: 269.270.3331 www.informarchitect.com ©2016 Eastern Section of River Street Facade The east-most section (at the corner of River and Maple) has com- mercial use on the street-level. The facade is brick and glass on the first two floor levels, and is broken up into bays of storefront win- dows separated by masonry pilasters. These bays are two stories tall to relate to the buildings across the street to the south. Awn- ings are used at the retail spaces to provide shading and a more pedistrian-friendly feel. The cladding material of the third story is changed to horizontal siding to reduce the apparent building height. Balconies for the residential units on this facade are in-set to avoid breaking the line of the facades. The rhythm, proportion and style of the double-hung windows get their cue from the windows on other downtown buildings. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 5 t: 269.270.3331 www.informarchitect.com ©2016 Center Section of River Street Facade The center section serves as the main entry for the residential units on all three levels. This section is all brick masonry and glass, and is somewhat taller, both to emphasize the entry and to break the cor- nice line. This facade features a large inset entry to provide protec- tion from the elements, similar to other buildings in the block to the east. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 6 t: 269.270.3331 www.informarchitect.com ©2016 Western Section of River Street Facade The west-most section is all residential. Brick is used on the first sto- ry level with horizontal siding on the upper two stories to begin to break down the scale as the downtown area comes to an end. Here again, the facade is broken down into bays to create a rhythm. The first floor residential units have an entry recessed from the sidewalk in a small alcove. These units also have a barrier-free entry off the interior corridor. The first story bedroom windows are set behind a French balcony treatment to provide a sense of privacy. Upper units feature an inset balcony, and double-hung windows. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 7 t: 269.270.3331 www.informarchitect.com ©2016 Maple Street Facade The facade facing Maple street is a continuation of the facade around the corner, with storefront windows and masonry piers. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 8 t: 269.270.3331 www.informarchitect.com ©2016 River Facade The facade facing the river is distinctly simplified, as was historically done. It consists of large double-hung windows and cantilevered balconies to add texture to the facade. This facade is cantilevered over the edge of the existing building structure to gain needed floor space without disturbing the adjacent grade. Cladding is horizontal siding. The basement level, which is exposed on this facade, will be used for a rental office and tenant amenities. The grade level of this facade is clad in brick, with the upper residential levels clad in horizontal siding. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 9 t: 269.270.3331 www.informarchitect.com ©2016 View Looking Northeast 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 10 t: 269.270.3331 www.informarchitect.com ©2016 View Looking Northwest 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 11 t: 269.270.3331 www.informarchitect.com ©2016 View from Maple Street Bridge 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 12 t: 269.270.3331 www.informarchitect.com ©2016 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 13 t: 269.270.3331 www.informarchitect.com ©2016 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 14 t: 269.270.3331 www.informarchitect.com ©2016 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 15 t: 269.270.3331 www.informarchitect.com ©2016 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 16 t: 269.270.3331 www.informarchitect.com ©2016  . IN FORMarchitecture Hollander Development Corporation is a leader in the development InForm Architecture is a collaborative architectural practice based in of affordable, high-quality apartment communities for families and Kalamazoo with on-going projects throughout western Michigan. seniors throughout Michigan. Since the creation of our company in We have significant experience with historic and adaptive-reuse 1979, we have successfully developed over 3,000 units of affordable projects in urban settings, and strive to design with sensitivity to a housing. building’s context and environment. We take pride in creating apartment communities with architectural Our team for this project is led by Steve Hassevoort, AIA, the man- distinction and a focus on sustainability. We work closely with the aging partner of the firm. Steve has over 30 years experience in the project design team to create housing developments with curb ap- profession and is on the Michigan State Historic Preservation Office peal, comfortable and efficient floor plans, desirable resident ameni- List of Historical Architects. He also sits on the board of the West- ties, site plans which are sensitive to the surrounding neighborhood, ern Michigan Chapter of the U.S. Green Building Council, the City and low environmental impact. We are a member of the U.S. Green of Kalamazoo Downtown Design Review Committee and the Down- Building Council and our portfolio includes multiple LEED certifica- town Kalamazoo Incorporated Project Review Committee. tions. Our careful planning and attention to detail throughout the devel- opment process results in properties that enhance the community. Our properties offer attractive housing options to employers who are moving into or expanding within a locality and are looking for affordable housing for their employees. In many cases, our proper- ties help to upgrade the local housing stock and encourage neigh- borhood revitalization activities. 400 River Street - Manistee Hollander Development Corporation . IN FORMarchitecture 401 east michigan avenue suite 100 kalamazoo, MI 49008 10.21.2016 Page 17 t: 269.270.3331 www.informarchitect.com ©2016