Historic District Commission

MANISTEE CITY HISTORIC DISTRICT COMMISSION Meeting of Thursday, March 2, 2017 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 March 2, 2017 Agenda. IV Approval of Minutes At this time Historic District Commission can take action to approve the February 2, 2017 meeting Minutes. V Public Comment on Agenda Related items At this time the Chair will ask if there are any public comments. VI New Business HDC-2017-03 Ramsdell Regional Center for the Arts – Certificate of Appropriateness for Signage and Exterior lighting for Signage The Museum Director has forwarded a request from the Ramsdell Regional Center for the Arts for a Certificate of Appropriateness for Signage and Exterior Lighting for Signage as submitted with application HDC-2017-03. At this time the Historic District Commission could take action to approve/deny the request from the Ramsdell Regional Center for the Arts for a Certificate of Appropriateness for Signage and Exterior Lighting for Signage as submitted with application HDC-2017-03. HDC-2017-04 Maxine Lipon, 337 River Street – Request for Demolition Permit A request has been received from Maxine Lipon to demolish the deteriorated rear addition and existing wooden stairway of the building at 337 River Street as submitted with application HDC-2017-04 At this time the Historic District Commission could take a site visit of the building. After the site visit the Historic District Commission could take action to approve/deny the request from Maxine Lipon to demolish the rear addition and existing wooden stairway of the building at 337 River Street as submitted with application HDC-2017-04 1  HDC-2017-05 Maxine Lipon, 337 River Street – Request for a Certificate of Appropriateness for façade renovations (previously approved on 2/4/16) and reconstruction of the rear addition A request has been received from Maxine Lipon for façade renovations (previously approved on 2/4/16) and to reconstruct the rear addition on the building at 337 River Street using the same footprint. The new addition would be reconstructed as a garage with an enclosed stairway to the second floor and deck as submitted with application HDC-2017-05. At this time the Historic District Commission could take action to approve/deny the request for a Certificate of Appropriateness for façade renovations (previously approved on 2/4/16) and to construct a garage with an enclosed stairway to the second floor and deck as submitted with application HDC-2017-05 on the rear of the building at 337 River Street. VII Old Business Permit Review At this time the Commission may take action to close out any outstanding permits. VIII Public Comments and Communications concerning Items not on the Agenda At this time the Chair will ask if there are any public comments. IX Correspondence At this time the Chair will ask if any correspondence has been received to be read into the record. X Reports DDA Executive & Economic Development Director Museum Curator Museum Director Planning & Zoning Administrator XI Members Discussion At this time the Chair will ask members of the Historic District Commission if they have any items they want to discuss. XII Worksession XIII Adjournment 2 Memorandum Denise Blakeslee Planning & Zoning To: Historic District Commissioners Administrator 70 Maple Street FROM: Denise Blakeslee, Planning & Zoning Administrator Manistee, MI 49660 231.398.2805 DATE: February 23, 2017 dblakeslee@manisteemi.gov www.manisteemi.gov RE: March 2, 2017 Meeting Commissioners, we have received notification from Hollander Development, 400 River Street to put their request on hold until further notice. We have three items for the March 2, 2017 Historic District Commission meeting: HDC-2017-03 Ramsdell Regional Center for the Arts – Certificate of Appropriateness for Signage and Exterior lighting for Signage - The Museum Director has forwarded a request from the Ramsdell Regional Center for the Arts for a Certificate of Appropriateness for Signage and Exterior Lighting for Signage as submitted with application HDC-2017-03. HDC-2017-04 Maxine Lipon, 337 River Street – Request for Demolition Permit - A request has been received from Maxine Lipon to demolish the deteriorated rear addition and existing wooden stairway of the building at 337 River Street as submitted with application HDC-2017-04 HDC-2017-05 Maxine Lipon, 337 River Street – Request for a Certificate of Appropriateness for façade renovations (previously approved on 2/4/16) and reconstruction of the rear addition - A request has been received from Maxine Lipon for façade renovations (previously approved on 2/4/16) and to reconstruct the rear addition on the building at 337 River Street using the same footprint. The new addition would be reconstructed as a garage with an enclosed stairway to the second floor and deck as submitted with application HDC-2017-05. If you are unable to attend the meeting, please call me at 398.2805. See you next Thursday.  102.00" LED WALL WASH LIGHTING (GRAZER) STROKES THICKENED UNIT INSTALLED UNDER DIMENSIONAL LETTERS AND WORD SECTIONED LOW PROFILE BLACK ALUMINUM HOUSING TO ACOMODATE MANUFACTURING 80.00" 102.00" THICKNESS 3/8” REMOVE EXISTING EVENT BANNER 18.71" DATE: 1-24-17 4.66" SALES: TOM H AMOR SCALE: 1/2” THICKNESS 1/4” FLAT CUT ALUMINUM LETTERS INC ~Since 1946~ GRAPHICS: BIALIK FILE: WALL LETTERS FINISH: PAINTED 0400 BRILLIANT GOLD 443 WATER STREET • P. O. BOX 433 • MANISTEE, MI 49660 • 231-723-8361 FILE LOCATION: DESIGN \ RAMSDELL ART CENTER STUD MOUNTED FLUSH 844-922-2667 • FAX: 231-723-9365 • www.amorsign.com PATTERNED BREAKS ILLUSTRATION ONLY . NOT FOR PRODUCTION Single Color Outdoor Weatherproof LED Flexible Light Strip Part Number: WFLS-X3 Features Features 5050SMD high powered LEDs delivering up to 1,230 lumens 12 VDC operating voltage $YDLODEOHLQFRORUV ÀQLVKRSWLRQV LED Light Strip features adhesive backing & cuttable 3-LED segments for easy installation 180° optics improve visibility with wider area illumination Applications include back lighting, task lighting, cove lighting, retail, sign illumination, under cabinet, display case, accent decor, and automotive accents 6WDQGDUGVDQG&HUWLÀFDWLRQV Accessories Remote Dimmers & Switches Strip Interconnects 0RXQWLQJ+DUGZDUH ([WUXVLRQV Power Supplies *HQHUDO3URGXFW6SHFLÀFDWLRQV Beam Angle 180 Degree Type Flexible Light Strip LED Type 5050 SMD Color 9 Color Options Voltage 9~14.8 VDC Life Span •+UV LEDs Per Segment 3 Strip Width 10.15mm Lumens (Max) 6600 Strip Finish White / Black Water Resistance Weatherproof IP66 Strip Length 5m Polarity Sensitive Yes Wire Length 9 inch REV 8.15.2014 LED Lighting For Everything 4400 Earth City Expy, St. Louis, MO 63045 866-590-3533 superbrightleds.com 3URGXFW6SHFLÀFDWLRQV Emitting Color Wavelength Intensity/ft Current Draw/ft @ 12VDC Cool White 7500 K 360 lm/ft 292 mA (3.5 W) Natural White 5600 K 380 lm/ft 274 mA (3.3 W) Warm White 3250 K 380 lm/ft 292 mA (3.5 W) UV 440 nm 57000 mcd/ft 305 mA (3.7 W) Blue 470 nm 32918 mcd/ft 292 mA (3.5 W) Green 525 nm 100584 mcd/ft 292 mA (3.5 W) Yellow 605 nm 57000 mcd/ft 335 mA (4 W) Amber 610 nm 54864 mcd/ft 335 mA (4 W) Red 626 nm 54864 mcd/ft 335 mA (4 W) Dimensions 1.99” 0.64” 0.096” - - 0.40” + + 0.011” 0.64” 0.096” Maximum Flexibility Precaution REV 8.15.2014 LED Lighting For Everything 4400 Earth City Expy, St. Louis, MO 63045 866-590-3533 superbrightleds.com  9 < . !"# !"# $ % .' () . )' , & ' ' () *+ ) ' , ' < . " ' , !"# , , - , - ' $ ' () !"# !"# ' . -/ 01 !"# ' ' ' ' -/ 01 / " % () ) , 231. 405. 66 . 22. < 16. 23 . 4. 21. 3 1. 432. - / 7 -/ 6 .' -/ 01 . 8 96 < . : ; ' ; /&.' ; //.' , ; / 7 () ! " # $ %& !$ ' "$ % ( )*! + , - # . /" 01 , 2 3 45"36 ( *!$ *) **  Historic District Commission Planning & Zoning Department 70 Maple Street Manistee, MI 49660 231.398.2805 www.manisteemi.gov Application for Demolition Please Print Standards The Historic District Commission is charged with insuring the Maintenance and Preservation of Buildings in the Manistee Commercial Historic District. Under exceptional circumstances a request may be made for the demolition of all or a portion of a building. The City of Manistee Historic District Commission defines the demolition of all or a portion of a building as a reduction in the footprint or elevation or a portion of an elevation of a building. The Historic District Commission uses the Secretary of the Interior’s Standards for Rehabilitation as interpreted by the Preservation Briefs. Contributing Buildings in the Manistee Commercial Historic District may be eligible for both Federal and State Tax Credits. By demolishing a portion of a building the owner may forfeit eligibility. Owners are advised to have all demolition plans reviewed by the State Historic Preservation Office prior to application for demolition to determine if the demolition may jeopardize tax credits.  This box must be checked by the applicant indicating that they have read and understood the requirements for tax credits or do not wish to pursue tax credits. If this box is not checked the application will not be processed. Submission of Application This application must be received by the City at least 15 days prior to a regularly scheduled monthly Historic District Commission meeting. The meeting is held the first Thursday of the month at 3:00 p.m. in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan unless it is a legal holiday. Applicants are strongly encouraged to conduct a preliminary discussion with staff and attend the meeting to explain the proposed work. As part of the review of the Application the Historic District Commission will schedule a Site Visit during the meeting to review the structure. The Historic District Commission reserves the right to request additional information from the applicant prior to a final decision on requests. Incomplete requests will be returned to the applicant to supply needed information for review. Property Information Address: 337 River Street, Manistee, MI 49660 Parcel # Applicant Information Name of Owner: Maxine Lipon Address: 90 Maple Street, Apt.#5, Manistee, MI 49660 Phone #: 517-672-1246 Cell#: 517-672-1246 e-mail: maxinelipon@lrboi-nsn.gov Name of Contractor (if applicable): T.B.D Address: Phone #: Cell#: e-mail: License Number: Expiration Date: Description of Work Be specific and describe the proposed demolition – Use additional sheets if necessary. Manistee historic records indicate that the 337 River Street building was constructed in 1880. City maps demonstrate a rear addition was added sometime between the 1930's-1950's. This rear addition only, is being proposed for demolition. The original structure built in 1880 shall remain intact. Over the years, pressure from the sloping earth on the south wall of this rear addition, has led to deterioration of the south brick wall. Chronic water seepage into the structure through the deteriorated south wall, has also led to dry rot of the south floor joists. These damages leave the existing structure unsafe. A complete demo and rebuild of this rear addition, is in favor of an attempt to repair. The demolished rear addition, will be rebuilt, similar in size and appearance to the existing structure, yet with the addition of a east side garage door and roof deck. These changes will improve the safety, aesthetics, and function of the existing rear structure.  Justification of Request 1. Whether reasonable measures can be taken to save the historic structure or site. Due to the deteriorated nature of the south wall, it is advised under the guidance of the building engineer and contractors, that the existing structure be demolished and rebuilt, over attempts to repair. 2. The condition of the structure and its probable life expectancy. The current condition of the rear structure is poor and unsafe. During an extreme weather event, the south wall would be vulnerable to immediate collapse. 3. The reason for demolishing the structure and whether or not alternatives exist. A large displaced horizontal crack extends the length of the south brick wall, causing the wall to bow inward. Chronic water seepage into the structure through this crack, has also led to dry rot of the wood joists supporting the floor. There are safety concerns, should the south wall collapse inward. There are also health concerns related to the potential of hazardous mold growth from chronic the water leakage. 4. Whether or not relocation of the structure would be a practical and preferable alternative to demolition. Relocation would not be practical due to the structures existing location, which is attached to the rear of the original structure built in 1880. 5. The public necessity of the proposed demolition. There are safety concerns, should the structure spontaneously collapse. Water seepage into the structure also poses a risk of harmful mold growth, with the consequent potential of human respiratory exposure. 6. The public purpose or interest in the land or building(s) to be protected. The front facade, which contributes to the City of Manistee's downtown historical character, will be protected and restored. The rear structure, proposed for demo, functions as storage for the buildings private owner. The rear structure serves no direct function to the general public, and is not visible on River Street. 7. Whether there are definite plans for the reuse of the property if the proposed demolition is carried out, and what the effect of those plans would be on the character of the surrounding area. The plan is to rebuild the rear addition, similar in size and appearance to the existing structure. The new structure will include the addition of a deck on the roof, as well as a sided covered stairway leading from the ground to second floor. A carriage house style garage door, and 6 panel wooden man door, will be added to the east side of the structure. These improvements will improve the aesthetics as well as function of the existing structure. 8. Whether the historic structure or site is capable of earning reasonable economic return on its value. Due to it's deteriorated condition, the current rear addition to be demolished depreciates the value of the 337 River Street property. Demolishing and rebuilding this portion of the building, will significantly increase the current property value. 9. Whether or not the proposed demolition could potentially affect adversely other historic buildings or the character of the historic district. The demo will not involve, nor adversely affect other historic buildings. Rather, leaving the structure as is, currently does pose an adverse effect. The proposed renovations will improve safety and aesthetics, and will be in keeping with the architectural characteristics of the historic district, and the style of its era. Authorization I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make this application as his authorized agent, and we agree to conform to all applicable laws of the State of Michigan. All information submitted on this application is accurate to the best of my knowledge. Applicant Signature: ______________________________________ Date: __________ 02/15/2017 Office Use Only HDC - _______ - ____ Notes: Signature: _____________________________________________ Date: ______________________  Historic District Commission Planning & Zoning Department 70 Maple Street Manistee, MI 49660 231.398.2805 www.manisteemi.gov Historical Record Information for Demolition Projects Please Standards If demolition is authorized for all or a portion of a structure by the City of Manistee Historic District Commission the applicant is required to provide documentation to the Commission prior to the issuance of a permit to proceed with demolition. This documentation will become part of the Property Record File. Property Information Address: 337 River Street, Manistee, MI 49660 Parcel # Historical Name of Building: Applicant Information Name of Owner: Maxine Lipon Address: 90 Maple Street, Apt #5, Manistee, MI 49660 Phone #: Cell#: 517-672-1246 e-mail: maxinelipon@lrboi-nsn.gov Name of Contractor (if applicable): TBD Address: Phone #: Cell#: e-mail: License Number: Expiration Date: Description of Work  Demolition of part of a building  Demolition of all the building Required Information Photographs  Photographs of the exterior of the building (all sides available)  Photographs of the interior of the building (all areas i.e. basement, first floor, second floor) Drawings  Measured drawings of the elevation and footprint of the structure must be submitted drawn to scale Authorization As the owner of the building located at 337 River Street, _________________________ Manistee, MI 49660 the attached information is submitted for review by the Historic District Commission or their agent. If review shows the information to be complete a Notice to Proceed or Certificate of Appropriateness will be issued. Signature: _________________________________________________ Date: _____________________ 02/16/2017 Office Use Only HDC - _______ - ____ Notes: Reviewed by: _______________________________________________ Date: _____________________  Approved  Additional information required Interior Photos 337 River Street photos of the south wall, of the rear addition proposed for demo – this is the wall that is bowing inward, and causing most of the structural problems Exterior Photos 337 River Street 337 River Street East (Alley) Façade  Sided Rooftop Covered Stairway Proposed for 337 River St. - Photos demonstrate comparison with existing 339 River St. light greeen sided structure South (Rear) Façade : 339 and 337 River Street Rear Roof Wood and Sided Walkway 339 River Street 337 River Street Store Front  Historic District Commission Planning & Zoning Department 70 Maple Street Manistee, MI 49660 231.398.2805 www.manisteemi.gov Application for a Certificate of Appropriateness Please Print Standards If the owner of the property is interested in receiving tax credits, APPLICATION MUST BE MADE FIRST TO THE STATE HISTORIC PRESERVATION OFFICE. If original features are found during renovation or demolition, a project must be stopped until an emergency meeting of the Historic District Commission is held to determine if the feature is to be incorporated into the project. If the applicant applied for Tax Credits the State Historic Preservation Office must be notified also.  This box must be checked by the applicant indicating that they have read and understood the requirements for tax credits and that a project may be stopped for review if original features are found during the course of the project. If this box is not checked the application will not be processed. Properties within the City of Manistee Historic District are subject to the City of Manistee Historic District Ordinance (Chapter 1280 Historic District of the Code of Ordinances). The purpose of the ordinance is to preserve and protect our historic resource. The Historic District Commission is established by the Ordinance, and has the authority to review and approve all work permit applications and plans for exterior property improvements within the Historic District. Regular building maintenance is permitted and encouraged; however, a work permit is required for all alterations, significant repairs, new construction, demolition, moving of buildings, and all other activities affecting the exterior appearance of buildings and properties within these districts. Please consult staff for guidelines and specific details on permissible work. Submission of Application This application must be received by the City at least 10 days prior to a regularly scheduled monthly Historic District Commission meeting. The meeting is held the first Thursday of the month at 3:00 p.m. in the Council Chambers, City Hall, 70 Maple Street, Manistee, Michigan unless it is a legal holiday. Applicants are strongly encouraged to conduct a preliminary discussion with staff and attend the meeting to explain the proposed work. Property Information Address: 337 River Street, Manistee, MI 49660 Parcel # Applicant Information Name of Owner or Lessee: Maxine Lipon Address: 90 Maple Street, Apt.#5, Manistee, MI 49660 Phone #: 517-672-1246 Cell#: 517-672-1246 e-mail: maxinelipon@lrboi-nsn.gov Name of Contractor (if applicable): T.B.D Address: Phone #: Cell#: e-mail: License Number: Expiration Date: Application Requirements The following information must be included with this application. Additional information may be required. The applicant must supply 12 copies of any items submitted that are in color. Paint colors, Signage and Awnings are approved under a separate application. The Historic District Commission requires a copy of the Building Plans for review and for file.  Current photo of the structure as seen from the street and where proposed work is to take place.  Sketch, drawing or plans drawn to scale to show details and specification of ornamental features. Replacement doors, windows and lights require a copy of the specification sheet.  A completed Certificate of Appropriateness Checklist.  Replacement doors, windows and lights require a copy of the specification sheet. Certificate of Appropriateness Page 1 of 3  Description of Work  New Construction  Rehabilitation/Restoration  Addition Other (specify) Describe the proposed project 1. Reinstall the doorway with transom windows and stairway to access the renovated 2nd floor residence. 2. Update the north storefront with new safety glass/thermopane windows. The windows are to be wood-clad or have wood moulding that will be painted. A wood paneled bulkhead will be installed under the storefront windows. Inspect the support for the existing transom and upper brick facade and reinforce if necessary (to be hidden under wood trim). Install a new wooden commercial door with transom window into the commercial space. Clean and repair the existing transom window and support it and the upper brick facade as needed. 3. Replace the upper windows with new aluminum clad double hung windows (3 along River St., 3 along the east side, and 3 along the south side. Meet egress window requirements. 4. Clean and repair the damaged bricks. 5. Repair/restore the lower cornice as presently configured. Remove the T111 siding to inspect the upper cornice, and incorporate a similar design if possible. Verify design with the City of Manistee. 6. Demo and rebuild the rear addition of the building - Install a garage door and a steel security man door to the east wall which is facing the existing alley. Add a deck and wood sided covered stairway to the roof of the rebuilt rear addition. The new covered stairway will allow entry through a new doorway on the south facing 2nd floor. Proposed Start Date 03/06/2017 _______________________ Proposed Completion Date 03/06/2017 ______________________ Incomplete requests will be returned to the applicant to supply needed information for review. Authorization I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make this application as his authorized agent, and we agree to conform to all applicable laws of the State of Michigan. All information submitted on this application is accurate to the best of my knowledge. Applicant Signature: ______________________________________ Date: __________ 02/15/2017 By Signing this form the Applicant/Owner certifies that on or before the date of completion of proposed work, my building will have a code compliant smoke detector or fire alarm system. Office Use Only HDC - _______ - ____ Notes: Signature: _____________________________________________ Date: ______________________ 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. The next page 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 Certificate of Appropriateness Page 2 of 3  Certificate of Appropriateness Checklist 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 - Assessing Cleaning and Water- Repellent Treatment for Historic Masonry Buildings. Cornice Pinnacle N/A Upper Cornice Demo the existing plywood facade to inspect the underlying brick and supporting structure, and attempt to recreate the original cornice - to be verified with City of Manistee. An example of a possible configuration is attached. Color scheme: refer to "Other" below. Corbeled Brickwork N/A Upper Façade Pilaster N/A Window Hood N/A Upper Windows Replace all windows with aluminum clad double hung windows meeting egress window requirements. Maintain existing sizes. Potentially no arch window on top, rather square top. Paint accent brick on River Street. Replace/install 3 windows on 2nd level south facade, eliminating the middle rooftop door. Lower Cornice Repaint and replace the existing wooden lower cornice. Match location, style and size of the existing corbels. Color scheme: refer to "Other" below. Transom Windows Install transom window over the 2nd floor residential and first floor commercial doors. Inspect, resupport (if needed) and clean the existing transom windows over the storefront. If steel beams and columns are needed, will hide it under new wood trim. Storefront Piers N/A Storefront Columns N/A Paneled Bulkhead The existing bulkhead, which is painted concrete and wood, is to be covered with a wooden paneled bulkhead - similar to the example attached to the checklist. First Floor Windows New commercial safety glass (thermopane) is to be installed in the storefront. Wood trim/wood clad windows are to be installed. Color scheme: refer to "other" below. Doors A new commercial wooden door is to be installed at the commercial entrance. A new four panel wooden door is to be installed to the 2nd floor residence. A new steel door and a new steel garage door shall be installed at the east alley access of the lower rear garage space. Other Exterior bricks are to be cleaned and repaired as needed. No paint other than touching up of original accent painted areas. Color scheme: Window and Door Trim - Dark Brown; Accent - Lighter Bronze and Dark Green Certificate of Appropriateness Page 3 of 3 337 River Street Revised 2/23/17 for New Owner: Note: The River Street Façade is to remain as proposed by the previous owners in 2016. The modification to this project includes: 1. The conversion of the upper apartment from three units to a single large unit. 2. The demolition of the entire existing back room and replacement with a similar sized structure. 3. The elimination of the proposed lower apartment – to be replaced by a new garage and enclosed stairway access from the garage to the upper apartment. 4. The inclusion of a deck on the roof of the reconstructed garage structure. 2017 Façade Project Specifications Color Scheme: 1. The applicant will meet with the Museum director to develop a color scheme for the building. It is anticipated that the color scheme will be used to assign colors, treatment of the various aspects of the building. Brick: 1. Applicant is to salvage bricks from the garage demolition to use on the north and east façades. 2. The salvaged bricks are to be cleaned and repaired as needed using a method prescribed in Preservation Brief #1 (Assessing Cleaning and Water-Repellent Treatment for Historic Masonry Buildings and Preservation Brief #2 – Repointing Mortar Joints in Historic Masonry Buildings. Specification for replacement brick and mortar mixes are to be submitted to the Museum Director for review and approval. North Façade Double Hung Window Specifications: 1. Upper windows – to be restored if possible. It is assumed that the applicant will restore or replace damaged or missing components. (Reference Historical Brief #3 – The repair of Historic Wood Windows.) a. The windows need to be assessed in the presence of the Museum Director to determine if they are salvageable. b. Replacement glass is to be the same thickness as the original glass. c. In the event that the windows are not salvageable – the applicant will need to appear before the commission with a window replacement proposal. 2. Glass Type: - Clear Glass – no tinting or dividers – with the exception of the east window on the South Façade – which is located in a bathroom. Applicant desired to install frosted glass in the lower frame of this window. 3. Proposed Manufacturer: Jeld-Wen Windows & Doors. They provide the taller double-hung as a standard size without the additional expense and time delay associated with custom made windows. River Street Apartment (2nd floor) Door Specifications: 1. A wooden or fiberglass (no grain) door is required. 2. Six (6) Panel Door Style with size = 3.0’ wide x 8.0’ tall to facilitate moving of furniture up/down the stairway. 3. Follow the Color Scheme that will be developed. 4. Proposed Manufacturer: Jeld-Wen Windows & Doors. 5. Left Hand Swing Out door type. 6. Hardware to be period type. 7. Exterior Light: Bellacor Maximum Lighting Internation Bronzer Dover one-light outdoor wall light #478453. Commercial Door Specifications: 1. A wooden or fiberglass (no grain) door is required. 2. ¾ light door with two panels below the glass lite. 3. Transom window over the commercial door 4. Glass Type: - clear glass – no tinting or dividers throughout… 5. Hardware to be ADA Approved – but period type as well. 6. Sidelight: ¾ light on right hand side. 7. Follow the Color Scheme that will be developed. 8. Exterior Light: Ceiling mounted half-globe fixture in ceiling. Frosted Globe. Bronze Color Scheme. Fixed Windows on Commercial Entrance: 1. The commercial entrance is to be reconfigured to allow the restoration of the 2nd floor apartment doorway. 2. The new windows are to be aluminum-framed thermo-pane safety glass 3. Glass Type: Clear – no tinting. 4. Aluminum frame to be hidden behind wood trim. 5. Edges of the aluminum framed windows to be concealed behind molding or wood trim. The wood trim is to be painted to match the color of doors/windows. 6. Bulkhead under the fixed windows to be plywood with trimmed panels. Refer to the Façade Drawings for the guidance of the trimmed panels. 7. Follow the Color Scheme that will be developed. 8. The upper transom windows are to be cleaned and restored.  East Façade: Second Floor Windows: 1. Install three 36” x 92” aluminum clad double hung window (Jeld-Wen) where originally there were windows. 2. Glass Type: Clear – no tinting 3. Top of Arch Frame will have a solid panel. 4. New plastic dividers or frosted glass allowed. 5. Follow the Color Scheme that will be developed. Existing Concrete Block: 1. To be painted - Follow the Color Scheme that will be developed. Unpainted Bricks to be cleaned & repaired. No paint is to be applied unpainted bricks. 2. Color Scheme: (TBD) Paint chip samples to be provided to the City of Manistee Museum Director for input, review & approval. 3. Paint Scheme to be developed by Owner/Museum Director Alley Garage: The existing brick and concrete back room is not safe or stable as a result of a horizontal crack in the poured concrete/brick wall and general deterioration of the brick and wood structures. 1. The east wall of the garage is to be a full face brick installed over 2x4 studs, sheathing and waterproof membrane. The re-use of the existing bricks is anticipated. (Alternative: In order to save bricks for use on the north and east elevation – the applicant would consider installing clapboard siding on the east wall of the proposed garage. 2. Approximately 2’ of fill sand will need to be installed in the garage so that the new concrete floor slab will match the ground elevation of the adjacent alley. 3. The south wall of the garage is to be rebuilt with a reinforced concrete stem wall approximately 4’ tall. This stem wall will to act as a retaining wall. The earth grade on the exterior of the garage must be lower than the top of the concrete stem wall. A wood stud wall is to be built on top of the stem wall to support the new roof rafters. The wall is to have 4” clapboard siding. 4. The existing brick west walls that are present on the north and west sides of the existing back room will be incorporated into the new garage structure. 5. A stairway to the second floor is proposed to be constructed. This will require an enclosed wooden stairway structure. At the top of the stairway – a landing is to be installed to allow access to a new exterior wooden deck proposed over the entire roof of the new garage. The landing will also provide access to the interior of the upstairs apartment. a. The stairway is necessary to allow the garage to function as part of the upstairs residence. b. The enclosed stairway structure is proposed to be finished with 4” clapboard siding. c. The stairway is proposed to enter through the brick south elevation of the building to the west of the furthest west window. d. As a result – the door that is present on the sloped roof will be restored as a window. e. Follow the Color Scheme that will be developed.  f. A 24” x 36” (Jeld Wen) Double Hung Window is to be installed on the east wall of the enclosed stairway structure to provide lighting. This window will be clear, (no tinting) or have internal dividers. g. A wooden or fiberglass (smooth) 6 panel door similar to the other doors installed on the building is to be installed from the enclosed stairway landing to the proposed deck. h. A second wooden 6 panel door for a storage closet over the top of the stairway is proposed. i. A pair of period wall lantern lights (matching the color scheme of the building) is proposed on the east wall of the enclosed stairway structure. (Reference Portfolio Wall Lantern Model #FS130125-30) 6. A treated wooden deck is proposed to be installed across the entirety of the deck east of the stairway enclosure. The deck will utility pressure treated wood balusters, guardrail and decking. In the event that the deck is to be painted/stained (it recommended that it be exposed to elements for at least a year) – the color scheme developed will be used. a. Balusters are proposed to be made of square pressure treated wood. b. The handrails will comply with the Michigan Residential Code. 7. The roof over the garage will be a black rubber membrane installed over the new garage roof sheathing. The slope of the proposed roof will be similar to the existing roof. Mandoor Specifications: 1. Wooden or smooth fiberglass 6 panel door with peep. 2. Color to match the approved scheme for the building 3. Exterior Light: Simple Wall mounted – Lantern Type w/ single bulb. Bronze Color Scheme. Use the same light fixture as specified on River Street. 4. Follow the Color Scheme that will be developed. 5. A concrete sidewalk is proposed in front of the entire East Elevation at the alley. Overhead Door Specifications: 1. Install a Pella Carriage House Series 108 in x 84 in Insulated Golden Oak Single Garage Door. The proposed OH Door is steel. It may require painting in the field to match the Color Scheme. 2. The garage door is to have a series of raised panels with an apparent centerline vertical seam to resemble a carriage house door with hinges. 3. Decorative black steel hardware is to be provided. 4. No external (operable) handles are to be installed. The garage door is to be operated with an automatic OH Door opener.  Roof & Structural Repair 1. Inspect the condition of the front façade and repair/reinforce as needed to safely support the brick and transom windows. All modern steel or engineered lumber to be concealed under trim boards painted in accordance with the approved color scheme 2. Inspect the roof rafters and roof deck. Repair as needed. 3. Inspect the existing roof and install a new rubber membrane roof if needed. 4. South fascia/drip edge of two-story building: The wood structure is to be inspected and repaired as needed. Install a wood or aluminum-clad soffit that will be painted in accordance with the approved color scheme. 5. Parapet Cap: Install a metal parapet cap that is to be painted in accordance with the approved color scheme.  Maxine Lipon, 337 River Street Infill – Construct Garage/Deck on Rear of building After Demolition of rear addition FACADE SHAPE The concepts and characteristics presented on the following page are those of the existing architecture which should determine the “rough” shape, size and location of the in-fill facade. Yes No Height - Historically commercial buildings are generally similar in height. An in-fill building should not be much higher or lower than the mean height of surrounding structures. Yes No Roof Forms - The roof type of an in-fill building should correspond to those of adjacent buildings. On commercial streets, this usually means a flat roof not visible on the front façade. Yes No Width - An in-fill building should reflect the characteristic width of facades on the street. Wider facades should be broken down into a series of smaller “structural” bays. Yes No Relationship to Street - An in-fill building should have a relationship to the street (primarily an issue of set-back) which is consistent with neighboring facades. Yes No Facade Proportion - The characteristic proportion (relationship of height to width) of existing facades should be respected. FACADE DESIGN The concepts and characteristics presented on this page are those of the existing architecture which should determine the “detail” design of the in-fill facade. Yes No Visual Composition - The visual composition of the in-fill facade (that is, the organization of its visual parts) should be similar to that of surrounding facades. Yes No Facade Rhythms - Visual rhythms which unify the blockscape in their consistency (window and storefront rhythms) should be incorporated into in-fill facades. Yes No Proportion of Openings - The size and proportion of window and door openings should be similar to those on surrounding facades. The same applies to the ratio of window area to solid wall for the facade as a whole. Use of Materials - An in-fill facade should be composed of materials which relate to adjacent facades Use of Colors - The colors chosen for an in-fill facade should tie it to its neighbors First Floor/Garage Yes No Siding – full face brick installed over 2x4 studs or Clapboard Siding on east wall of garage Yes No Garage Door – 10’ x 10’ Overhead Fiberglass Garage Door Yes No Passage Door - six panel wood door Yes No Rain Gutter – Necessary to control and remove all roof water Lighting – Carriage style light Second Floor/Deck and wood sided covered stairway Yes No Deck – Wooden Deck with 42” high guardrail and 4” Balusters Yes No Siding – 4” Wooden Clapboard Siding Yes No Doors – Two New 6’8” x 3’6” panel wood door Yes No Roof – Stud Roof with Gutter and downspout Yes No Window – 24” x 36” Jeld Wen Double hung window Lighting – Two shielded exterior lights on east side of enclosed stairway  337 River Street Façade Project Checklist Ballyduff Properties request approved 2/6/16 BRICK – Applicant is to salvage brick from the Rear (south) façade to use on the Front (north) and East Facades. Unpainted brick is not to be painted. Bricks are to be cleaned and repaired as needed. Applicant is to clean using method prescribed in Preservation Brief #1 – Assessing Cleaning and Water-Repellent Treatment for Historic Masonry Buildings and Preservation Brief #2 – Repointing Mortar Joints in Historic Masonry Buildings. Specifications for replacement brick and mortar mixtures are to be submitted to the Museum Director for review and approval. NORTH FAÇADE (RIVER STREET) Upper Cornice – The design of the upper cornice and corbel layout will be determined after the removal of the T1-11 siding and inspection of the area. The applicant will need to submit an application for a Certificate of Appropriateness once inspection of the structure is made after removal of the T1-11 siding is completed. Second Story Windows –The front of the building is the most important façade of the building for restoration. The applicant shall either: 1. Use the existing windows which are original to the building (two over two). The existing windows, frames, sills, and sashes are to be restored using the method prescribed in Preservation Brief #3 – The Repair of Historic Wooden Windows. 2. Replace/replicate any missing components, replacement Glass needs to be the same thickness. 3. The windows need to be assessed to determine if they are salvageable. The Museum Director will need to be present for inspection. If the windows are deemed unsalvageable, the applicant will need to come back to the commission. Accent bricks around second story windows - currently painted white will be repainted with approval of the color by the Museum Director. Lower Cornice – Repair and Repaint (reproduce if necessary) the major and minor corbels that are present on the existing lower cornice. The corbels size and location will be maintained. Transom Windows - Eight existing transom windows will be cleaned and returned to the original condition. Existing commercial storefront – storefront is to be reconfigured to allow room for the upstairs apartment stairway in accordance with the corbel placement. Apartment entry door - create a new entrance using a 3’ x 8’ six panel wood or fiberglass entry door (no grain) with transom window that will provide access to three (3) new second floor apartments. Door will be painted with final color approval by the Museum Director. Transom Window Apartment entrance- Installation of a glass transom window over second floor entry door; glass will be clear with no tinting. Exterior Light for Apartment Entrance – Bellacor Maximum Lighting International Bronze Dover one-light outdoor wall light #478453. Storefront windows - Update the front storefront windows using aluminum-framed thermo-pane safety glass. Glass will be clear with no tinting. Aluminum frame to be hidden behind wood trim. Edges of the aluminum frame windows to be concealed behind molding or wood trim. The wood trim is to be painted to match the color of the doors/windows. Storefront door with sidelight – Fiberglass door (no grain) with ¾ light door with two panels below the glass lite. A sidelight will be installed on the right hand side and painted. Glass will be clear with no tinting. Hardware to be period type ADA approved. Transom Window storefront entrance - Installation of a glass transom window over storefront entry door; Glass will be clear with no tinting.  Exterior Light Storefront Entrance – Historic District Commission is asking for a round flush mount globe style light to be approved by the Museum Director. Bulkhead – a wood paneled bulkhead will be installed under the new storefront windows using plywood with trimmed wooden panels. Design of bulkhead panels will match drawing and will be painted. EAST FAÇADE Second Story Windows – Installation of three 36” x 92” aluminum clad double hung windows “Jeld-Wen” prefinished color dark brown where there originally were windows; the windows need to be two over two; glass will be clear with no tinting; no plastic snap in divider. Top of arch frame will have a solid panel that will be painted to match. The commission will not allow the installation of frosted glass for a window located in the bathroom. The applicant can address the need for privacy through interior window treatments (i.e. blinds, shutters, curtains, etc). Existing Concreate Block – Block will be painted. New First Floor Window - Installation of one new 36” x 68” aluminum clad double hung windows “Jeld-Wen” prefinished color dark brown. Glass will be clear with no tinting. No arch above window. Rear Apartment Entry Door – Installation of a paintable steel six panel security door with peep. Hardware to be ADA approved – with final approval by the Museum Director. Exterior Light for Apartment Entrance –Bellacor Maximum Lighting International Bronze Dover one-light outdoor wall light #478453. SOUTH FAÇADE Convert existing second floor doorway to window - Installation of 36” x 92” aluminum clad double hung window “Jeld-Wen” prefinished color dark brown where there originally was a door. The window needs to be two over two; glass will be clear with no tinting; no plastic snap in divider. Top of arch frame will have a solid panel that will be painted to match. Second floor windows - Installation of two 36” x 92” aluminum clad double hung windows “Jeld-Wen” prefinished color dark brown where there originally were windows; the windows need to be two over two; glass will be clear with no tinting; no plastic snap in divider. Top of arch frame will have a solid panel that will be painted to match. New First Floor Windows - Installation of three new 36” x 68” aluminum clad double hung windows “Jeld-Wen” prefinished color dark brown; glass will be clear with no tinting. No arch above windows. Rain Gutter – Installation of rain gutter to control and remove all roof water. ROOF Front Façade – repair/reinforce as needed to safely support the brick and transom windows. All modern steel or engineered lumber to be concealed under trim bards painted in accordance with the approved color scheme. Rafters/Roof Deck – inspect and repair a needed Existing Roof – Install a new rubber membrane roof if needed South Facia/Drip Edge – Wood structure to be inspected and repaired as needed. Install a wood or aluminum-clad soffit that will be panted. Parapet Cap – Install a metal parapet cap that is to be painted in accordance with the approved color scheme. OTHER Retaining Wall - Applicant will need to bring back request to the Commission once they determine the type of material they propose to use to construct the wall with. Door Hardware and Paint Colors - require review and approval by the Museum Director. Ballyduff Proprties LLC 337 River Street 1/27/16 Window & Door Specifications Double Hung Window Specifications: 1. Window Size – match existing rough opening in brick facade. Top of window to be square – no arch top is proposed. Approximate size on second floor = 36” x 92”. 2. Window Type – Double hung – aluminum clad (wood) exterior. Pre-finished color of exterior cladding presumed to be Dark Brown – subject to review and approval of color samples by owner & City of Manistee Representative. 3. Glass Type: - Clear Glass – no tinting or dividers – with the exception of the north window on the East Façade – which is located in a bathroom. Applicant desired to install frosted glass in the lower frame of this window. 4. Proposed Manufacturer: Jeld-Wen Windows & Doors. They provide the taller double-hung as a standard size without the additional expense and time delay associated with custom made windows. Apartment Door Specifications: 1. Fiberglass Door with mahogany grain. 2. Six (6) Panel Door Style with size = 3.0’ wide x 8.0’ tall to facilitate moving of furniture up/down the stairway. 3. Color to match windows on 2nd floor. (Dark Brown). Door to be pre-finished. 4. Proposed Manufacturer: Jeld-Wen Windows & Doors. 5. Left Hand Swing Out door type. 6. Hardware to be period type. 7. Exterior Light: Simple Wall mounted – Lantern Type w/ single bulb. Bronze Color Scheme Commercial Door Specifications: 1. Fiberglass door with mahogany grain. 2. ¾ light door with two panels below the glass lite. 3. Glass Type: - clear glass – no tinting or dividers 4. Hardware to be ADA Approved – but period type as well. 5. Sidelight: ¾ light on right hand side. 6. Color to match windows on 2nd floor. (Dark Brown). Door & Sidelight to be pre-finished. 7. Exterior Light: Ceiling mounted half-globe fixture. Frosted Globe. Bronze Color Scheme. Fixed Windows on Commercial Entrance: 1. Aluminum-framed thermo-pane safety glass 2. Glass Type: Clear – no tinting. 3. Aluminum frame to be hidden behind wood trim. 4. Edges of the aluminum framed windows to be concealed behind molding or wood trim. The wood trim is to be painted to match the color of doors/windows. Color Scheme: 1. Unpainted Bricks to be cleaned & repaired. No paint is to be applied unpainted bricks. 2. Color Scheme: (Preliminary) Dark Brown with Lighter Bronze and Dark Green Highlights. Paint chip samples to be provided to the City of Manistee Designee for review & approval. 3. Paint Scheme to be developed by Owner/City of Manistee Designee for review & approval. Alley Apartment: Double Hung Window Specifications: 1. Window Size – (New Windows). Top of window to be square – no arch top is proposed. Approximate size on first floor = 36” x 68”. 2. Window Type – Double hung – aluminum clad (wood) exterior. Pre-finished color of exterior cladding presumed to be Dark Brown – subject to review and approval of color samples by owner & City of Manistee Representative. 3. Glass Type: - Clear Glass – no tinting or dividers 4. Proposed Manufacturer: Jeld-Wen Windows & Doors. Commercial Door Specifications: 1. Paintable Steel Security Door with peep. 2. Hardware to be ADA Approved. 3. Color to match windows on 2nd floor. (Dark Brown). Door & Sidelight to be pre-finished. 4. Exterior Light: Simple Wall mounted – Lantern Type w/ single bulb. Bronze Color Scheme Color Scheme: 1. Same as front façade. Roof & Structural Repair 1. Inspect the condition of the front façade and repair/reinforce as needed to safely support the brick and transom windows. All modern steel or engineered lumber to be concealed under trim boards painted in accordance with the approved color scheme 2. Inspect the roof rafters and roof deck. Repair as needed. 3. Inspect the existing roof and install a new rubber membrane roof if needed. 4. South fascia/drip edge… The wood structure is to be inspected and repaired as needed. Install a wood or aluminum-clad soffit that will be painted in accordance with the approved color scheme. 5. Parapet Cap: Install a metal parapet cap that is to be painted in accordance with the approved color scheme.