Historic Commission Minutes

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Commissioner Tom Swigart called the Historic District Commission meeting to order at 7:00 P.M.

Present: Cryderman, Culp, Gudritz, Swigart, Bayly, Holleman

Excused: Worley

Also Present: Chief Building Official, Richard Starling

Motion by Holleman supported by Gudritz, to approve the June 18, 2003 minutes as submitted. Voice Vote: Motion Unanimously Carried.

Ken Naigus, Chairman of the Arts Commission, presented plans for a David Barr project. Mr. Barr is a local artist, with a renowned world wide reputation. The intent of the project is to define and express the history, social differences and similarities of communities along the Baseline survey road of the state of Michigan. Baseline Road determines the legal real property description of all land in Michigan. The project will be accomplished by art works created by both professional artists and potentially, educationally supervised school children.

City Administration: None.

City Council: None.

Historic District Commission: None.

Other Community / Governmental Liaisons: None.

CASE #1                                                         Signs
Standard Federal Bank
127 Hutton Street
Northville, Michigan 48167

A representative from Beacon Sign Company, representing Standard Federal Bank, explained plans to alter one free standing sign and two wall signs on the property at 127 Hutton Street. None of the signs will be illuminated. A sand blasted sign (20.18 Sq. Ft) with a riser will replace the existing monument sign. The existing brick base will be repaired and match that of the building. Two sand blasted, wall mounted signs (each 14.04 esq.) will be installed. Colors are PMS 3292C - dark turquoise, PMS 3282 C - lighter turquoise, PMS 123 C – gold, and white.

Chief Building Official, Richard Starling stated that one of the wall mounted signs needs to be downsized and the 5’9" height of the free standing sign needs to be lowered to meet the code of the Northville Sign Ordinance. The new free standing sign is considerably taller than the existing sign.

Motion by Culp, supported by Holleman to approve the application for the sign, color and concept with the height and dimensions to be worked out with the Building Department in order to meet the code of Northville’s Sign Ordinance. Voice Vote: Yeas: All. Motion Unanimously Carried.

CASE #2                                          New Commercial Building
D & D Bicycle
121 N. Center Street
Northville, Michigan 48167

Dan Plantis representing the Garrison Company, the Contractor for D&D Bicycle described the plans that have changed for D & D Bicycle since the previous month’s Historic District Commission meeting. The owner, Don Moore, The Architect, TPA Design Service and the Contractor, The Garrison Company have decided not to demolish, the building but are intent in preserving the existing historical elements of the building. The non-historic elements, i.e. floor slab, roof and rear elevation will be removed and the remainder of the building preserved. Historical research notes that the 1940 building was used as the Post Office until the 1960’s. The Schrader family bought the building and incorporated it into the Schrader’s Furniture Store until 1988. At this time Don Moore purchased the building and restored it as best possible back to 1980. At this time he also remodeled the rear of the building.

A drawing was provided that illustrated the expansion as well as the preservation of the existing building. The development will be for a three story, retail office building He stated that the height, two stories above the original building. Meets the height requirement of the CBD found within the zoning ordinance. It meets the height requirement of the buildings within the 300’ radius and is compatible to the City’s proposed three story parking structure.

The applicant stated:

Northville Zoning Ordinance allows for a three story structure in the CBD.

The existing building is well below all of the neighbors.

When approaching from the North or South, the height will not be noticed.

Other three story buildings in the downtown were cited, one just across the street.

Financially a two story building is not economically feasible.

The Zoning Ordinance allows for the proposed three story deck with buildings on either side to be built behind (west) of this project.

Discussion evolved regarding building heights and how they are calculated.

The building Official advised that technically the deck is not a building and also that the deck is a project proposed for the future and should not be considered in the present calculations.

Although some of the Commissioners liked the design of the building some concerns were expressed.

The height of this building does not fit in with the existing street massing

The Secretary of the Interior’s Guidelines states: "#9 new additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment."

Approval of this project gives license for other existing buildings to add a third story. Approving the height of this building could raise the height of the block.

If this building height, which is 5% above the average in a 300’ radius, is approved, precedence is set.

It is the responsibility of the Historic District Commission to retain the historical culture. Expansion and growth of the downtown can occur but not at the expense of the Historical perspective.

The idea of "stepping back" the second and third levels was discussed.

The applicant stated that they are sensitive to the preservation of the historical nature of the downtown and sincerely want another chance to work with the height issue.

Motion by Cryderman, supported by Gudritz to refer the application back to the applicant based on the Secretary of the Interior’s Guideline - #9 which refers to the compatible mass, size and scale of the surrounding buildings, as well as Section 2 (4.17) of the Zoning Ordinance. This addresses the building height in the CBD. The height should not exceed 5% of the average height of the buildings within a 300’ radius. Voice Vote: Ayes: All. Motion Unanimously Carried.

CASE #3                                                   New Windows & Entryway
Long’s Plumbing Company
190 E. Main Street
Northville, Michigan 48167

Jim Long, the applicant presented plans to remodel the front exterior of Long’s Plumbing at 190 E. Main Street. He stated that this building was the first to come before the HDC in 1974. He stated that the remodeling is an attempt to fit in better with the downtown. The windows, entry way and signage will be replaced. A drawing of the proposed store front elevation was provided. Jim Long stated that the signage as illustrated on the drawing should be disregarded. The front facade will be gutted and the shop closed for 4-6 weeks as the remodeling takes place. The windows will be removed and restructured and the entry way recessed. Granite sills, platting around the windows, 6" square floor tiles in the entry way and dual French style doors will be added.

Most of the Commissioners thought the proposed new look was a major improvement, but the building still does not look like Northville. The first story is still too contemporary. Suggestions included:

The building is structurally sound, but does not "appear" as such.

Needs a visual to support the mass of brick masonry above the windows. This could be accomplished by "beefing" up the peers and adjusting the size of the windows.

Perhaps a knee wall could be used.

Motion by Holleman and supported by Gudritz to refer the application back to the applicant in order to see the finished working drawings for the Long Building which include the suggested modifications as discussed this evening. Voice Vote: Yeas: All. Motion Unanimously Carried.

Motion by Holleman supported by Gudritz to refer the application for the canopy for the Long Building back to the applicant pending dimensions and modifications.

CASE #4
Andres & Katy Gustafson                         ADDITION/CONVERT
116 Randolph                                          DUPLEX
Northville, Michigan 48167

Andres Gustafson stated that he has returned to the HDC from the previous month with additional information. His plan is to convert the duplex (116 and 118 Randolph) into a single family home by adding a second story gable and enclosing the current outdoor staircase. The size of the front porch will be increased. The same basic color scheme will be used as well as retaining as many of the styling cues as possible. A full detailed drawing set of plans was submitted as well as paint chips and a sample of a black dimensional shingle. The shingle is a thirty year Timberline arcetectural, dimensional shingle. Details of the stairs were presented as well as new spindles for the railings. (The existing spindles are too short.) If possible, the posts will be reused. New windows will be proportional to the existing ones. Details will be similar and eye brows used. One old window will be reused on the new gable.

Motion by Gudritz, supported by Cryderman, to accept the application as submitted with the condition that the height of the upper window will be raised, and the rectangular old posts be used if possible. Voice Vote: All. Motion Unanimously Carried.

CASE #5                                                 PORCH ALTERATIONS
Jackie Bates
320 Linden
Northville, Michigan 48167

The Contractor for Ms Bates representing Complete Home Company stated that he will remove and replace the existing roof with an Elk, Prestique, thirty year, sable wood shingle. Color: black and gray. The existing shed roof of the porch will be removed and replaced with a gable roof. The colors of the home will remain the same, i.e. blue and white. The porch alteration is an attempt to bring a historic look to the existing building. Crown moldings, columns, and a white railing will be added to the porch. The steps will be moved to the front instead of the side.

Motion by Cryderman, supported by Bayly to accept the application as submitted. Voice Vote. Ayes: All. Motion Unanimously Carried.

CASE #6
549 W. Dunlap
S.E. Corner of W. Dunlap & Rogers
Northville, Mi., 48167

Building Official Richard Starling stated that Novi Fence replaced what was an existing fence with a new, concaved, scalloped, red cedar, picket fence. It has apparently been painted the same color as the previous fence. He asked for direction from the Commissioners.

The Commissioners suggested that they need to see documentation, and to appear before the board, providing photos or what ever support they can provide to explain why the fence was replaced.

Motion by Culp supported by Holleman, to approve the Northville District Ordinance and forward it to the Northville City Council for adoption. Voice Vote: All. Motion Unanimously Carried.

Motion by Culp supported by Holleman to approve the Demolition Guidelines and forward it to Northville City Council for adoption. Voice Vote: All. Motion Unanimously Carried.

The "Rules" are a set of by-laws and stand a lone from the Historic District Ordinance. The corrections will be made and submitted for approval.

A memo will be drafted and forwarded to City Council and the Planning Commission regarding the HDC’s opinion on the height of the proposed D & D Bicycle renovation.

Richard Starling suggested a joint study session with the HDC/ Planning Commission to discuss the revised Historic District Guideline/ and Demolition Guideline.

Motion by Cryderman supported by Culp, to adjourn the meeting at 10:10 P.M.

Respectfully submitted,

P. S. Howard
Recording Secretary