View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
MINUTES
October 3, 2006
The meeting was called to order at 4:03 p.m. by Chairperson J. Hilt.
MEMBERS PRESENT: J. Hilt, S. Kroes, S. Thompson, L. Spataro, T. Bosma
MEMBERS ABSENT: None
STAFF PRESENT: J. Fitzpatrick, D. Leafers, L. Anguilm
OTHERS PRESENT: P. Oliphant-Stone, 1752 Jefferson; K. Chew, Brookstone Capital,
Midland MI; K. Yeck, 1772 Jefferson; MHS students
APPROVAL OF MINUTES
A motion to approve the regular meeting minutes of September 5, 2006 was made by S. Kroes,
supported by S. Thompson and unanimously approved.
NEW BUSINESS/PUBLIC HEARINGS
L. Spataro arrived at 4:04 p.m.
Case 2006-35 – 1752 Jefferson Request to replace existing railing with new railings that meet
today’s building codes and to replace existing cement steps with wood. Applicant: Peggy Oliphant
Stone. District: Jefferson, AA. J. Fitzpatrick presented the staff report. Applicant was replacing
the decking of the porch at 1752 Jefferson with staff approval. During this process the applicant
also removed the railing of the home. At this point the City Inspections department noticed the
work and informed the applicant that they would not be able to replace the existing railing because
it did not meet City codes. Applicant would like to replace the existing railing but the Inspections
department will not allow this, so the applicant is requesting approval to replace the rails with a
similar style. Applicant would also like to replace the existing cement steps with wooden ones.
HDC Guidelines state that “In cases where height or spacing is required to be modified to meet code
requirements, the Commission will carefully review the options to determine the most appropriate
method to accomplish this requirement.” Staff recommends approval. Although the original height
of railing is preferred, the City’s Inspection department will not allow the originals to be re-
installed.
S. Kroes asked if there was any kind of exception that could be made regarding railing height, since
this house was in a historic district. J. Fitzpatrick stated that he wasn’t aware of any. L Spataro
suggested that they could replace the old railing, then add a false railing on top of it to meet the
code requirements, making the false railing as inconspicuous as possible. The applicants brought in
an old spindle and a sample of a new one they planned to use. She stated that there was 8 inches
HDC Minutes 10/03/06 1
difference between what was there now and what the Inspection Department required. S. Kroes
asked her if she was satisfied with the new spindles. She stated that she was happy with the style,
but not the height, since the rail would be at eye level for someone sitting on the porch. However,
she would comply with whatever the code requirements were.
A motion that the HDC approve the request to replace the porch rails at 1752 Jefferson with a
similar style and to replace existing cement steps with wood, with the condition that all work meets
City code requirements, was made by S. Thompson, supported by L. Spataro and unanimously
approved.
Case 2006-36 – 416 W. Webster Avenue Request to install fence. Applicant: Eric Decker and
Robert Lusby. District: National Register. J. Fitzpatrick presented the staff report. Applicants are
seeking approval to install a 4-foot wood picket or wrought iron fence around their back yard as
illustrated in the drawing provided. HDC fencing guidelines were reviewed. Staff recommends
approval. The type of fence proposed is allowed under HDC guidelines.
T. Bosma asked if the fence would be wood or metal. The applicant was not present to answer, but
J. Fitzpatrick stated that he had said it would be one or the other, but he wasn’t sure yet.
A motion that the HDC approve the request to install a 4 foot wood picket or wrought iron fence
around the back yard as illustrated in the attached drawing at 416 W. Webster Avenue with the
condition that it complies with the City zoning ordinance, was made by L. Spataro, supported by T.
Bosma and unanimously approved.
Case 2006-37 – 570 W. Clay Avenue Request to Demolish the Existing Brick Warehouse and
Build a Three-story Brownstone-type Multi-family Structure. Applicant: Karl Chew. District:
Clay Western, AA. J. Fitzpatrick presented the staff report. The applicant wishes to demolish the
existing brick warehouse at 570 W. Clay and build a three story brownstone-type multi-family
structure. Additional drawings and plans were provided in the meeting packet. HDC guidelines
regarding design expression recommend “composing the materials, textures and colors of the new
building facade to compliment adjacent facades and relating details and decorations of the new
building to those of existing surrounding buildings.” They do not recommend “violating the
existing character of the district by introducing non-compatible materials, textures, colors, details,
and decoration on new buildings.” Staff recommends approval of the request to demolish, but does
not recommend approval of the building designs as they are currently presented. The current design
does fit with the districts guidelines in a number of ways, but staff feels it falls short in the area of
design expression. The current design fits with a number of conditions for new construction,
including height, scale, massing, directional expression, sense of entry, and rhythm of openings.
Staff recommends that the design be changed to better reflect the character of the existing buildings
in the surrounding neighborhood. Staff has made the applicant aware of these concerns and has
given some suggestions of other buildings in the area to look at, and the applicant has discussed
these concerns with his architect. An article from Planning magazine addressing some of these
issues was provided to board members.
J. Fitzpatrick presented board members with revised drawings, as were given to him by the
applicant. He stated that there were three issues to be addressed: 1) approval of a multi-family
structure in an H district, 2) whether to allow demolition of the warehouse, and 3) approval of the
conceptual drawings. With the new drawings, staff recommended approval of the demolition of the
HDC Minutes 10/03/06 2
warehouse, the multi-family structure, and the general design. L. Spataro asked about the brick
building on the 7th Street side. J. Fitzpatrick stated that it would remain. The white cinderblock
structure would be the only one demolished. L. Spataro asked what the building scale was, as
compared to the ones nearby. K. Chew stated that the height would be 35 feet. L. Spataro was
concerned with the modern appearance of these buildings compared to the single-family homes
nearby, and the lack of street presence, such as a stoop or porch. He approved of the project and
scale, but would like it to be more welcoming. He thought that adding some type of porch, stoop, or
garden area would accomplish this, and would tie in better with the existing homes. J. Fitzpatrick
stated that the drawings were still preliminary. They had been routed through various City
departments and some concerns were addressed. K. Chew stated that the drawings were conceptual
at this point, and they could add porches or something similar, as was suggested. They had tried to
tie the design in with the surrounding buildings. L. Spataro stated that there would not necessarily
have to be a porch, just some type of transition space between the sidewalk and the house. Various
possibilities for this area were discussed. T. Bosma stated that he liked the direction the applicant
was taking, but thought that the building still looked too commercial. K. Chew stated that the board
would have an opportunity to review the plans again when they were revised. S. Thompson asked if
the units would be condominiums or rentals. K. Chew stated that they would be rentals.
A motion that the HDC approve the request to demolish the cinderblock warehouse at 570 W. Clay
Avenue, to allow a 3-story multi-family brownstone structure in an H district, and to approve the
preliminary design for the proposed building with final building plans to be submitted and approved
by the Historic District Commission prior to construction, was made by S. Kroes, supported by L.
Spataro and unanimously approved.
Case 2006-38 - 1772 Jefferson Street - Request to replace front steps and handrails. Applicant:
Kevin Yeck. District: Jefferson. J. Fitzpatrick presented the staff report. The applicant is
requesting approval to replace front steps and handrails on the home at 1772 Jefferson. HDC
Guidelines were reviewed. Staff recommends approval.
The applicant provided photos showing the steps & handrails on the back of the house, and stated
that the he would like to have the front of the house match those. He may have the spindles a little
wider than shown in the photos to better match the scale of the house. He would also like to have 5
steps instead of 4, so the rise between steps wasn’t so high.
A motion that the HDC approve the request to replace the front steps and handrails at 1772
Jefferson Street to look similar to those on the rear of the house, with the condition that all work
meets City code requirements, was made by T. Bosma, supported by S. Thompson and unanimously
approved.
OTHER BUSINESS
Elimination of the Heritage (H) Zoning District. At the request of the Historic District Commission,
City staff has been examining the possible elimination of the H, Heritage zoning classification. The
main justifications for eliminating the H zoning district are 1) it does not adequately protect the
residential areas within its boundaries and 2) it is too restrictive and cumbersome in the commercial
areas along Western Avenue and parts of Clay Avenue. Staff feels that changing the residential
areas to R-1 would better protect these areas. Currently, the H district allows for the following
principal uses: One and two family dwellings, churches, adult foster care family homes, and home
HDC Minutes 10/03/06 3
occupations of a non-industrial nature, accessory buildings and accessory uses customarily
incidental to any of the above principal uses permitted, uses similar to the above principal uses
permitted. If these areas were changed to R-1 the principal uses allowed would be: one family
detached dwellings, home occupations of a non-industrial nature, adult foster care family homes,
accessory buildings and accessory uses customarily incidental to any of the above principal uses
permitted, uses similar to the above principal uses permitted. Such a change would effectively be a
down-zoning, eliminating two-family residential and churches as principal uses in the area. Also,
staff feels that changing the commercial areas to a B-3 zoning would be appropriate. Until recently,
almost all new uses in the H district along Western Avenue needed to go to the HDC for approval
prior to going to the Planning Commission for approval. Staff feels that this procedure places
unnecessary hurdles in the redevelopment process for Western Avenue. Some of these issues were
eliminated when the Planning Commission amended the H district to allow for more commercial
uses along Western Avenue, but staff still feels that a change to B-3 for those areas is more
appropriate.
One concern that some people may have is the belief that eliminating the H district will result in
less oversight of physical changes to historic building in both the residential and commercial areas
currently in the H district. This is not the case. These areas will still be within the Historic District
and the HDC will continue to have oversight of all exterior physical changes. In summary, staff is
of the opinion that the current H district zoning does not adequately protect the residential areas in
its boundaries, is not necessary for the commercial areas, and should therefore be eliminated. The
area within its boundaries should be divided between R-1 and B-3 zoning classifications.
J. Fitzpatrick provided board members with a map of the proposed split of the H district showing
the suggested R-1 and B-3 areas. Zoning Administrator L. Anguilm was present to answer
questions from board members.
A motion to recommend that the issue of dissolving the H, Heritage district and changing the
affected properties to R-1, Single Family Residential, or B-3, Central Business be referred to the
Planning Commission for further review and possible action was made by L. Spataro, supported by
T. Bosma and unanimously approved.
Demolition Ordinance J. Fitzpatrick distributed correspondence from the City Attorney’s office
regarding clarification of the City’s demolition ordinance regarding historic structures or those with
architectural worth.
New HDC members L. Spataro stated that the Community Relations Committee had reviewed the
applications for the two vacant HDC positions and had made their recommendations.
There being no further business, the meeting was adjourned at 4:47 p.m.
dml
10/03/06
HDC Minutes 10/03/06 4
Sign up for City of Muskegon Emails