Tuesday October 6, 2015 4:00 p.m.

3rd Floor Conference Room City Hall 270 River Avenue

I. Call to order 4:00 p.m. and roll call

II. Approval of meeting minutes of September 1, 2015 III. Public Comment – Please limit - comments to three minutes IV. Communications and Petitions

Old Business: A. 283 W. 12th Street – Add pitch roof to flat garage roof

New Business:

232 W. 16th Street- Garage demolition and construction of new garage 71 W. 13th Street – New garage construction V. Committee and Staff Report

A. Field Trip to Kalamazoo- Tuesday November 17 , 2015 B. Educational sessions for future meetings

For information contact Karen Padnos k.padnos@cityofholland.com 355-1330

The City of Holland will provide necessary services and auxiliary aids, such as signers for hearing impaired and audiotapes of printed materials, to individuals with disabilities, upon receipt of seven days prior notice. Person with disabilities requiring auxiliary aids services should contact the City of Holland by writing or calling: Human Relations C/O City Clerk’s Office contacting Anna Perales, Deputy City Clerk, 270 S River Avenue Holland, MI 49423, telephone (616) 616.355.1301. Language translations or interpretations will be provided on request. La Ciudad de Holland proporcionará servicios necesarios y ayudas auxiliares, tales como personas que usan lenguaje de señas para aquellos con discapacidad auditiva y cintas de audio de materiales impresos, a las personas con discapacidad, con un aviso previo de siete días de anticipación. Las personas con discapacidades que necesiten servicios de ayudas auxiliares deben ponerse en contacto con la Ciudad de Holland escribiendo o llamando a: Human Relations C/O City Clerk's Office, comunicándose con Anna Perales, Deputy City Clerk [Secretaria Municipal Adjunta], 270 S. River Avenue, Holland, MI 49423, teléfono (616) 355.1301. Las traducciones o interpretaciones será proporcionada a petición.

HOLLAND HISTORIC DISTRICT COMMISSION

MEMO TO: Historic District Commission FROM: Karen L. Padnos DATE: September 29, 2015 RE: Historic District Commission meeting October 6, 2015– 4:00 p.m. Old Business: 283 W. 12th Street-Pitch roof of garage: At the meeting in August 2015 the HDC agreed to approve in concept the new peaked roof for the garage pending review of construction drawings detailing three sides of the garage, exterior materials, defined roof pitch and design. Sarah Visser requested information on what would be required to move forward with this project and the HDC should be expecting this information either prior to or at the meeting next week. 232 W. 16th Street: Garage demolition and construction of new garage: The impressive two and one half story clapboard Queen Anne house built on a stone foundation sits on a double city lot. The irregular massing and typical features of the Queen Anne style are carefully preserved in this good example of the style. Various sizes of single sash double hung windows punctuate the facades. The open first story wraparound porch is supported by simple classic columns atop masonry pillars. The railings, flanking the steps are from a later period. The delicately arched second story porch above the entry was historically used as a sleeping porch. The varied rooflines, the brick chimney, and the prominent front gable with its fish-scale shingles all add to the visual diversity of the house. Like its neighbor at 228 W. 16th it has an element of the stick style with decorative boards painted in a contrasting color outlining structural features. This house exemplified the historic Queen Anne house style that was built around the turn of the century in Holland. It reinforces historic forms, styling and materials. The house was constructed ca 1900 and the garage/barn constructed around 1907. Mr. Grose, Director of Jubilee Ministries states that with the help of an architect, builder and a structural engineer they believe the structure is not salvageable or cost effective to repair. The report from Larry Hulst, a structural engineer stated severe settlement along the west wall resulting in shifting of the entire structure to the west and south and structural supports that do not meet current codes. Jubilee is proposing to demolish this garage and construct a nearly identical structure a bit wider at the same location. Materials would match the house with wood clapboard, overhead wood doors and double hung windows. Please review additional comments provided from Mr. Grose dated 9/29/2015 enclosed in the packet. A site visit was attended with Beckman, Hefko, Hilgert, Peterson on Friday September 25th. Mr. Grose reiterated what was stated in the application. This is an iconic garage that is totally visible from ROW of 16th and Washington Blvd. It is not possible to raise the structure and construct a new foundation due to the poor integrity of the existing framing and this would require rebuilding the interior. The structural engineers report, although brief supports demolition as the damage to the garage is too pervasive. Mr. Grose asserted that economically rehabilitation is not a good option. Commissioners should review the CoA as two parts; the first question is if the structure could be demolished. The second question is then what should be constructed in its place, a garage that resembles the structure to be demolished or a new contemporary structure. To determine if demolition would be approved the HDC would issue a NTP defined as authorization to perform work that does not qualify for a CoA but may legally be accomplished following conferral of this document by the HDC. The following provisions of the ordinance shall be considered: 2-102(4) The commission shall issue a notice to proceed for work affecting the exterior appearance of a resource to the extent necessary to mitigate any of the following conditions: a). The resource constitutes a hazard to the safety of the public or to the structure's occupants.

• The garage is not a hazard although would require structural repair. b.) The resource is a deterrent to a major improvement program that will be of substantial benefit to the community.

• The garage is not a deterrent to a major improvement for the public. c.) Retaining the resource will cause undue financial hardship to the owner when a governmental action, an act of God, or other events beyond the owner's control created the hardship, and all feasible alternatives to eliminate the financial hardship, which may include offering the resource for sale at its fair market value or moving the resource to a vacant site within the historic district, have been attempted and exhausted by the owner.

• Jubilee purchased the property for rehabilitation and resale. Both the house and garage had been neglected for a number of years.

d) Retaining the resource is not in the interest of the majority of the community as determined by majority approval of a vote of the commission.

A majority of commissioners may vote to approve demolition if this garage was considered of minimal historic or architectural significance to the district.

Staff notes that this structure has both historic and architectural significance and there will be an impact on the district if the structure is demolished. The garage, constructed ca. 1907 was probably originally constructed as a barn for agricultural purposed. The elements such as the gambrel barn roofline, detailing on the north façade, windows and doors that were most probably added at a later at date all add to the architectural character of the structure. The prominent visible location adds another compelling factor in maintaining the presence of this barn structure.

1. The structure will require significant work for the garage to be useable and this cost may exceed the

cost of new construction. All components would need to be replaced and secured. 2. Plans for a newly constructed garage would meet the City of Holland guidelines and will be

constructed in conjunction with the rehabilitation of the residential structure on the property. 3. The garage does contribute to the architectural and historic significance of the WBHD. It was

probably once used as a barn and then doors were added at a later date for vehicles. The gambrel roof and 2nd story indicate the use for farming and equipment when it was constructed in the early 1900’s. This garage structure is very unique to the WBHS and can be seen from the ROW. A new garage would improve the value of the property and make it more attractive to a new property owner.

4. The HDC may vote unanimously to approve the demolition of the garage according City of Holland Ordinance Sec. 2-102(d) (d) Retaining the resource is not in the interest of the majority of the community as determined by majority approval of a vote of the commission.

Bylaws of the Historic District: The applicant shall meet with the Commission for an initial discussion of the demolition or removal. –This is the first meeting of the HDC for discussion of demolition of the garage. September 30, 2015 - A notice shall be mailed by regular mail to the surrounding property owners of the proposed demolition regarding this request and the date and time of the meeting shall be stated. October 6, 2015 - At the meeting of the HDC specified in the notice, reasonable time shall be allotted for audience comment on the proposed removal or demolition. At this meeting, the commission shall also hear reports, if requested by the commission, concerning the safety or condition of the structure, historic or architectural merit of the structure, or alternative uses for the structure or site. Applicants or their representatives shall have the usual opportunity to submit further information concerning the application. Action on the removal or demolition may proceed with a simple majority of a quorum of commission members present to carry a vote. The procedure outlined in this section is to be followed in the case of all applications for demolition or removal of structures within the historic district EXCEPT in the following case. The commission may approve an application for demolition or removal at any meeting upon the unanimous vote of the members present that such structure is of such minimal historic or architectural significance that its demolition or removal would have no adverse impact on the adjacent area or upon the historic district as a whole. New Construction: If the HDC determines new construction is appropriate then the HDC can proceed with relevant portion of the garage guidelines is listed below:

1. Garages: Historic garages should be retained whenever possible. Character defining features of

the structure such as primary materials, roof materials, roof form, windows and doors and door openings, and any architectural detail should be retained whenever possible.

2. If a historic garage or accessory structure is beyond repair, then replacement with a structure of compatible size, scale, materials, style and massing to the original garage and historic main house may be required.

3. New Construction: Permanent accessory structures and garages should be compatible in terms of size, scale, massing, design and materials to the main residential structure on the lot and of other accessory structures or garages on the block. The new structure shall be designed to visually compliment the main structure of the historic district.

4. Recommended siding material on garages and accessory structures shall match the material of the main structure of the property or compliment this material. It is recommended that horizontal siding be applied.

5. Structures shall be located at the rear of the property behind the main residential structure. Placement of the garage shall be reviewed by the HDC.

6. Carports are generally not appropriate in the Historic District as this was traditionally not the type of structure constructed during the period of significance of the district.

71 W. 13th Street- Garage construction: Michelle and Kim Cioffi will be coming to the HDC with plans for construction of a new garage this spring 2016. Due to previous construction they are going to pour a new concrete driveway and would like to include the pad for the garage as well. Attached is a site plan showing the foundation of the old garage and the extension 4’ for a larger garage that will measure 24x24. Note that a CoA for flat concrete work is not required however the Cioffi’s would like the HDC to review and approve this concept so they can feel confident in proceeding with the pad for the garage. Staff would recommend approval in concept of this garage and permit for the concrete pad. Staff Reports and Study: Annual Field trip to Kalamazoo – November 17th – Please contact me if you are unable to attend. Thank you

CITY OF HOLLAND HISTORIC DISTRICT COMMISSION

MEETING MINUTES September 1, 2015

Meeting called to order at 4:00 PM Present: Beckman, Franken, Hefko, Hilgert, Howell, Staff Padnos Stubbs- arrival at 5:00 p.m. Absent: Peterson, Councilperson Peters Approval of Minutes: Upon motion by Hefko 2nd by Beckman the minutes from the August 6, 2015 were unanimously approved. Public Comment: None Guests: Jeff Burke, Builder- 143 W. 11th Street; Jonathan Brownson- 139 W. 11th Street; Kim Swartout – 203 W. 12th; Stacy Hurd – 230 W. 11th. Old Business: 283 W. 12th – Pitch roof of garage I spoke with John Visser and they are soliciting several quotes for the new roof on the garage and this project is on hold for the moment. 143 W. 11th Street – New Construction- Jeff Burke- contractor for owner Renea Walkotten presented samples of exterior material, a window and door proposal, a mockup of the exterior trim to define the window detail for the new construction of this home as specified by the CoA issued at the August 2015 meeting. Mr. Burke specified that Azek, a synthetic material, will be used for the trim detail and around the windows. This material is preferable for new construction as it is composed of PVC and is considered a more stable product without the expansion and contraction of wood. The mock up of the trim detail showed a sill on the exterior that will have a slight slope to repel water away from the siding of the house. This trim will add dimension to a relatively flat façade creating interest and depth. The trim pieces will be a smooth texture to match the texture of the fiber cement boards on the house. The fiber cement boards for the house have a smooth texture and will have a 3 ¼” reveal. There is no beveled edge with this product. Mr. Burke displayed a section of textured fiber cement board with a shake finish that will be used in the peaks. Again this will create dimension and interest to the exterior façade. The shakes at the peaks will be the only portion of the exterior that will have a wood grain finish; all other exterior materials will have a smooth exterior texture that will prevent dirt from getting trapped in the grooves and also creating a false sense of historic detail for new construction. Azek will also be used for the front porch columns and when finished they will look like painted clear cedar. The window proposal was reviewed. All windows will be Pella brand Proline series aluminum clad, thermal pane, double hung with 7/8” divided lights with interior and exterior permanently applied muntins. Each window is detailed and the dimension and configuration of the windows are complimentary of the surrounding properties. Double hung windows are 2/1; smaller fixed windows have one or two vertical muntins. The doors specified in the order may be modified to meet the requirements of the property owner with respect to the window configuration. It is recommended there be a ½ light door at each location and a wood storm/screen door for the front door. The height of the foundation still needs to be specified by the owner in relation to the specific dimension and comparison to 139 W. 11th Street and 114 W. 11th Street. Mr. Burke will provide these measurements to staff. Upon motion by Hefko, 2nd Howell commissioners unanimously approved the materials as detailed with the following findings:

Historic District Commission Minutes September 1, 2015 Page 2 of 4 1. A mockup of the exterior trim to define the window detail for the new construction was presented and this trim will be

constructed of Azek a synthetic material will be used for the trim detail and around the windows. This material is preferable for new construction as it is composed of PVC and is considered a more stable product without the expansion and contraction of wood. A sill on the exterior will have a slight slope to repel water away from the siding of the house. This trim will add dimension to a relatively flat façade creating interest and depth. The trim pieces will be a smooth texture to match the texture of the fiber cement boards on the house.

2. Fiber cement board will be used for the exterior as reviewed with a 3 ¼” reveal. There is no beveled edge with this product.

3. Textured fiber cement board with a shake finish will be used in the peaks to create dimension and interest to the exterior façade. The shakes at the peaks will be the only portion of the exterior that will have a wood grain finish; all other exterior materials will have a smooth exterior texture that will prevent dirt from getting trapped in the grooves and also creating a false sense of historic detail for new construction.

4. Azek will be used for the square front porch columns and when finished they will look like painted clear cedar. 5. All windows will be Pella brand Proline series aluminum clad, thermal pane, double hung with 7/8” divided lights with

interior and exterior permanently applied muntins. Each window is detailed and the dimension and configuration of the windows are complimentary of the surrounding properties. Double hung windows are 2/1; smaller fixed windows have one or two vertical muntins. The doors specified in the order may be modified to meet the requirements of the property owner with respect to the window configuration. It is recommended there be a ½ light door at each location and a wood storm/screen door for the front door.

6. The height of the foundation still needs to be specified by the owner in relation to the specific dimension and comparison to 139 W. 11th Street and 114 W. 11th Street. Mr. Burke will provide these measurements to staff.

7. The Secretary of the Interior’s Standards cover new construction with #9 and #10 relating mostly to additions to existing historic structures. 9. New additions, exterior alteration, or related new construction shall not destroy historic materials, features, and spacial relationships that characterize the property. The new work shall be differentiated from the old and shall be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

139 W. 11th Street – Replacement vinyl siding: This simple two story frame house is similar to many other rectangular homes in the area. It is largely unadorned except for the return cornices in the gable end. This home was probably constructed around 1900 combining styles of Greek revival and Queen Anne. Owners Jonathan and Jeannette Brownson would like to improve the exterior siding of the house that is currently mostly wider reveal aluminum with vinyl siding on the front porch. They would like to remove all the existing aluminum and replace it with vinyl. A portion of the rear siding was removed indicating asbestos siding shingles. There may possibly have been several different exterior materials on this property over the years. Staff requested that a sample of the siding be available for review at the meeting and suggested a narrower reveal of the siding may aid the exterior appearance of this smaller home in the district. It was also suggested that the Brownsons investigate fiber cement siding that would look more similar to wood. Jonathan Brownson presented a sample of Mastic brand Plygem, tripled three smooth siding with a 3” reveal to match the neighbors to the east. As the home had a synthetic siding and repairable wood is not evident commissioners concurred this application is appropriate. Corners and trim were discussed and Mr. Brownson said these would be done in a contrasting color. It was stipulated that the corner boards should be as narrow as the material will allow so it will not appear to present a contemporary suburban appearance to the siding. It was noted this is one of the smaller, compact homes in the district and retains minimal architectural details. The basic form of the Greek Revival is evident and can still be seen from the side porch columns with elements of Queen Anne in the roof peak and return cornices which will be preserved. Upon motion by Hilgert, 2nd by Hefko commissioners unanimously approved replacement vinyl for the aluminum siding on the home with the following findings:

Historic District Commission Minutes September 1, 2015 Page 3 of 4 1. The home has not been well maintained over the years and was covered with a combination of vinyl on the front

porch and aluminum that was faded and damaged in places. Material was removed hoping to find wood to restore but several layers of synthetic were revealed including asbestos shingle boards.

2. The sample siding, Certainteed brand smooth texture will be the replacement with a 3” reveal to match the neighbors look of siding.

3. Corner boards and window trim detail will be as narrow as the product will allow to reduce the obtrusive appearance of the end boards of vinyl siding.

4. A Notice to Proceed is issued for synthetic material of this smaller home in the district. The basic form of the Greek Revival is evident and can still be seen from the side porch columns with elements of Queen Anne in the roof peak and return cornices which will be preserved.

203 W. 12th Street – Front porch railing: This late Queen Anne style two-story home has curved bays on both stories of the front-right side. A gable projects over the second-story bay. Over the left side front entrances is a tower above the second floor with a conical roof. The tower is bisected- the front half open with a railing and columns with stacked donut design. The house was constructed in 1906. This home is unique in the district with the turret and columns. Property owners Kim Swartout and Troy Westerhof have just completed significant repairs to the front porch that included replacement and repair of the tongue and grove floor boards, interior wood frame and repair of skirt box. Ms. Swartout presented the application and noted that a number of the spindles had already been replaced identically on the turret. The caps on the end post of the handrail will resemble the cap on the post on the porch. Spindles will be identical. This is a positive to the architectural detail of the exterior of this significant structure in the district. . Upon motion by Beckman, 2nd Hilgert commissioners voted unanimously to approve the new handrail with the following findings: 1. This handrail is likely replacing what was the original railing on this well maintained, unique and architecturally

significant home in the district. 2. Duplicating the identical turned spindles and railings for the handrail will improve the exterior appearance of the home. 3. The hand rail will be affixed on the front of the bottom step with matching end caps. 4. This improvement would meet the Secretary of the Interior’s Standards #6

6. Deteriorated historic features shall be repaired rather than be replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible materials. Replacement of missing features shall be substantiated by documentary, physical or pictorial evidence.

230 W. 11th Street – Fence: Little is known of the early history of the house constructed prior to 1900. It is a two story square house of Greek revival style with beveled, narrow wood siding with corner boards. The home has a semi-return cornice with a semi-pedimented gable. Windows are 6/1 with entablature and plain lug sill. A closed porch in the front and rear of the porch add symmetry. The roof is pitched and the eaves are wide with boxed cornice. Property owners Cameron and Stacy Hurd have submitted a CoA for a fence and gates which occupies a unique corner at 11th and Washington. Note that since the fence will be in line with the rear of the house and not in the required side yard it may be 6’ in height although located on a corner lot. Ms. Hurd stated the need for privacy and safety for their growing family. The proposed fence is a French gothic style with a gate at the garage. A decorative Victorian style ornate gate was purchased to be located across the walkway on the boulevard. This gate was selected as an antique, artistic and garden accent that allows visibility through the rear yard so as not to totally wall the yard off from the Boulevard. Commissioners supported the need for construction of a 6’ fence at this location but debated the appropriateness of the style of fence and the artistic metal gate. Ms. Hurd stated it was challenging to find a decorative open gate that fit the dimensions of the sidewalk. Following discussion with Ms. Hurd it was agreed that if the style of the 6’ wood fence and gate was simplified and the metal gate was a darker color it would lend interest and art to the rear yard. Additionally the metal gate is not a permanent structure could be removed at any point and does not obscure any architectural or historic detail of the house and would be considered more of a functional garden ornament.

Historic District Commission Minutes September 1, 2015 Page 4 of 4 Upon motion by Hefko, 2nd Beckman commissioners voted unanimously to approve the fence and gate with the following findings: 1. The fence will not exceed 6’. Although located on a corner lot this height is permitted by zoning ordinance as the

fence will not be located in the required yard but is set back even with the edge of the main structure of the house. 2. Fencing will run from north to south along the western line between the edge of the house and garage. 3. Material of the fence and gate at the garage will be stained red cedar fence and the fence will be simple dog ear or

square top design appropriate with the square and simpler architectural design of the house. 4. The selected decorative garden gate will be located over the side walk and will be stained a darker bronze or similar

color. It was noted that this a unique, ornamental garden ornament gate and is not permanent to the structure and does not obscure any historic or architectural detail of the structure or landscape.

5. Fencing would meet the Secretary of the Interior’s Standards Standard #10 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

107 W. 11th Street – Front Steps: At the August 2015 meeting, Ed Kowalke was issued a CoA for construction of new knee walls and poured concrete steps. He presented a form for the blocks that will be constructed for the knee walls which will be of 3 varying sizes, textures and color. They will definitely resemble a waverly stone. Mr. Kowalke shared a photo of brick steps that could be constructed instead using a poured concrete step. This was discussed and ultimately determined concrete will be used for the front steps. This is a clapboard house and no other brick is evident on the structure, foundation or area. Brick pavers will be used for the walkway from the right of way up to the house. Staff Reports and Study: The annual field trip to Kalamazoo scheduled for September 22nd is going to be challenging for several commissioners and an alternative date of November 17th was selected. Staff will advise all commissioners. In order to get the most benefit of the day it would be important to be in Kalamazoo prior to the scheduled meeting at 5:00 p.m. for a tour. The experience is always improved if the commission can be familiar with the structures and applications on the agenda and also get a feel for the districts. The agenda is not yet posted for this meeting. There are 6 districts in Kalamazoo composing probably over 2000 structures. Mr. Stubbs will be unable to attend on this date. 232 W. 16th Street – garage demolition Staff reported that an application was submitted just prior to the meeting for demolition and new construction of the garage by owners, Jubilee Ministries. It was agreed that a site visit prior to the meeting would be ideal if possible. A desired time would be around noon on a Friday. Revision of Documents: Commissioners instructed staff to use the newly revised CoA form with a few minor additions. Washington School Redevelopment: Staff reported that a joint meeting of the HDC and Planning commission will be scheduled as soon as plans are submitted from the development group. This will be the first step to review the plan that will likely include a public hearing at the HDC, public hearing at the Planning Commission for rezoning and site plan review and rezoning ordinance hearing at City Council. Commissioners are concerned about the number/density of units, rental units, traffic and circulation, screening and impact on the neighborhood. Friday, September 25th, 12:15 p.m.: Site visit at 232 W. 16th Street garage Tuesday, October 6th, 4:00 p.m.: Next meeting HDC Tuesday, November 17 Depart 1:30-2:00 p.m.: Kalamazoo Field Trip