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1000 ‎Rochester Hills Dr‎

Rochester Hills‎, ‎MI ‎

48309‎

(‎248‎) ‎656‎-‎4600‎

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Rochester Hills

Minutes

Historic Districts Commission

Chairperson Brian R‎. ‎Dunphy‎, ‎Vice Chairperson Jason Thompson‎

Members‎: ‎Steven Branstner‎, ‎Dr‎. ‎Jay Eastman‎, ‎Micheal Kilpatrick‎, ‎Dr‎. ‎Richard Stamps‎, ‎

Sue Thomasson‎, ‎Charles Tischer‎, ‎Nicholas Winters‎

7:00 PM

1000 Rochester Hills Drive

Thursday, May 10, 2012

CALL TO ORDER

Chairperson Dunphy called the Regular Meeting to order at ‎7‎:‎00 ‎p‎.‎m‎. ‎in the ‎

Auditorium‎.‎

ROLL CALL

Steven Branstner‎, ‎Brian Dunphy‎, ‎Richard Stamps‎, ‎Jason Thompson‎, ‎

Charles Tischer and Sue Thomasson‎

Present

6 -

Dr. Jay Eastman, Micheal Kilpatrick and Nicholas Winters

Absent

3 -

Also Present‎: ‎James Breuckman‎, ‎Manager of Planning‎

Kristine Kidorf‎, ‎Kidorf Preservation Consulting‎

Sandi DiSipio‎, ‎Recording Secretary‎

APPROVAL OF MINUTES

2012-0182

March ‎8‎, ‎2012 ‎Regular Meeting Minutes‎

A motion was made by Stamps‎, ‎seconded by Tischer‎, ‎that this matter be ‎

Approved as Presented‎. ‎The motion carried by the following vote‎:‎

Aye

Branstner, Dunphy, Stamps, Thompson, Tischer and Thomasson

6 -

Absent

Eastman, Kilpatrick and Winters

3 -

COMMUNICATIONS

No communications were brought forward‎.‎

PUBLIC COMMENT

No members of the audience came forward to any comments on non‎-‎agenda ‎

items‎.‎

NEW BUSINESS

2011-0287

1775 ‎Washington Road ‎(‎HDC File ‎#‎12‎-‎003‎)‎

Applicant‎: ‎William J‎. ‎Thomas‎

Sidwell‎: ‎15‎-‎01‎-‎227‎-‎022‎

District‎: ‎Winkler Mill Pond‎

Request‎: ‎Certificate of Appropriateness‎

- ‎Garage Addition‎

(‎Reference‎: ‎Staff Report dated May ‎4‎, ‎2012‎, ‎prepared by Jim Breuckman‎, ‎

Manager of Planning‎, ‎and associated plans were placed on file and by reference ‎

became part of the record thereof‎.)‎

Chairperson Dunphy called for a summary of the staff report describing the ‎

request for a Certificate of Appropriateness‎.‎

Mr‎. ‎Breuckman explained the request for the garage addition was approved by ‎

the Commission last year‎. ‎Mr‎. ‎Breuckman has included cut‎-‎outs in the staff ‎

report showing the approved plan from last year as well as the proposed plan ‎

being presented tonight‎. ‎The new proposed addition to the garage is ‎

substantially smaller than what was proposed and approved last year‎. ‎

Architecturally‎, ‎the design is consistent with what was approved last year‎; ‎the ‎

only notable difference is that last year‎, ‎tandem single garage doors were ‎

proposed‎, ‎where now‎, ‎there is a single double garage door proposed with the ‎

same look and material as previously approved‎. ‎The subject site and adjacent ‎

parcels are non‎-‎contributing‎. ‎The proposed garage design and materials match ‎

that of the existing structure‎. ‎

Mr‎. ‎William Thomas‎, ‎the applicant and representing the property owner‎, ‎came ‎

forward and explained this is a resubmittal of last years request‎; ‎due to budget ‎

reasons‎, ‎the scale of the project has been reduced down‎. ‎The only reason why ‎

the applicant went to a single garage door versus a double door is that the width ‎

of the garage was not increased‎. ‎Last year‎, ‎the garage was proposed at ‎26 ‎feet ‎

wide‎, ‎and now it‎'‎s proposed at ‎22‎.‎6 ‎feet wide‎. ‎That is not enough room for ‎

double doors‎. ‎Mr‎. ‎Thomas explained Mr‎. ‎Kruse‎, ‎the property owner‎, ‎was ‎

unable to attend tonight‎'‎s meeting‎. ‎

MOTION‎ by Thompson‎, ‎seconded by Stamps‎, ‎in the matter of HDC File ‎

12‎-‎003‎, ‎that the Historic Districts Commission ‎APPROVES‎ the request for a ‎

Certificate of Appropriateness for the construction of additions to the ‎

non‎-‎contributing resource located at ‎1775 ‎Washington Road‎, ‎Parcel ‎

Identification Number ‎15‎-‎01‎-‎227‎-‎022‎, ‎with the following Findings ‎:‎

Findings‎:‎

1‎.‎ The existing home with the construction of the garage additions will ‎

remain a non‎-‎contributing resource within the Winkler Mill Pond Historic ‎

District‎.‎

2‎.‎ The plans for the additions appear to be compatible in mass‎, ‎height‎, ‎

scale and design features with the other existing resources in the ‎

District‎.‎

3‎.‎ The additions will not have a detrimental effect on the existing resources ‎

in the surrounding area or on the District itself‎.‎

4‎.‎ The proposed design‎, ‎texture and materials of the additions and ‎

rehabilitation are compatible with the existing structure and similar ‎

resources within the District‎.‎

5‎.‎ The proposed additions and rehabilitation of the existing non‎-‎contributing ‎

resource are in keeping with the Secretary of the Interior’s Standard for ‎

Rehabilitation and Guidelines Numbers ‎9‎ and ‎10‎ as follows‎:‎

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.‎

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.‎

A motion was made by Thompson‎, ‎seconded by Stamps‎, ‎that this matter be ‎

Approved‎. ‎The motion carried by the following vote‎:‎

Aye

Branstner, Dunphy, Stamps, Thompson, Tischer and Thomasson

6 -

Absent

Eastman, Kilpatrick and Winters

3 -

2011-0560

3861 ‎S‎. ‎Adams Road ‎(‎HDC File ‎#‎12‎-‎004‎)‎

Applicant‎: ‎Michael J‎. ‎Gordon‎

Sidwell‎: ‎15‎-‎31‎-‎301‎-‎011‎

District‎: ‎Non‎-‎contiguous‎

Request‎: ‎Certificate of Appropriateness‎

- ‎Removal of garage‎

(‎Reference‎: ‎Staff Report dated May ‎4‎, ‎2012‎, ‎prepared by Jim Breuckman‎, ‎

Manager of Planning‎, ‎and associated plans were placed on file and by reference ‎

became part of the record thereof‎.)‎

Chairperson Dunphy called for a summary of the staff report describing the ‎

request for a Certificate of Appropriateness‎.‎

Mr‎. ‎Breuckman explained this application for the Lorna Stone House was before ‎

the Commission last December‎. ‎At that time‎, ‎the applicant proposed a plan to ‎

remove some additions to the original house as well as to restore the garage‎. ‎

The applicant now wants to remove the garage‎. ‎The garage was built in the early ‎

80‎'‎s and is non‎-‎contributing‎. ‎Everything else from the December review ‎

remains the same‎. ‎

Mr‎. ‎Michael Gordon‎, ‎the applicant and representing the property owner‎, ‎

indicated when bids came back to restore the garage‎, ‎it was decided not to ‎

complete the restoration‎, ‎as the garage was to be taken down in a few years as ‎

part of the overall master plan for the property‎. ‎The owner is requesting ‎

approval to remove the garage‎, ‎as it is not significant to the property‎. ‎They will ‎

proceed with everything else that was previously discussed and approved‎. ‎The ‎

additions to the original house will be removed by hand‎. ‎

Dr‎. ‎Stamps thanked the applicant for bringing forth a plan that will preserve and ‎

enhance the historic district‎, ‎and does not have a problem with the proposed ‎

removal of the garage‎. ‎

MOTION‎ by Thompson‎, ‎seconded by Tischer‎, ‎in the matter of File No‎. ‎HDC ‎

12‎-‎004‎, ‎that the Historic Districts Commission ‎APPROVES‎ the request for a ‎

Certificate of Appropriateness for the removal of the garage at the ‎

single‎-‎resource historic district located at ‎3861 ‎S‎. ‎Adams Road‎, ‎Parcel ‎

Identification Number ‎15‎-‎31‎-‎301‎-‎011‎, ‎with the following Findings and Conditions‎:‎

Findings‎:‎

1‎. ‎The property is a single resource historic district‎, ‎however the garage is not a ‎

contributing feature to the district‎. ‎No changes to contributing features are ‎

proposed at this time‎.‎

2‎. ‎The plans for the removal of garage will not remove any character defining ‎

features of the district‎. ‎

3‎. ‎The proposed additions and rehabilitation of the existing non‎-‎contributing ‎

resource are in keeping with the Secretary of the Interior‎'‎s Standard for ‎

Rehabilitation and Guidelines Number ‎2 ‎as follows‎:‎

‎2‎) ‎The historic character of a property will be retained and preserved‎. ‎The removal of ‎

distinctive materials or alteration of features‎, ‎spaces‎, ‎and spatial relationships that ‎

characterize a property will be avoided‎.‎

Conditions‎:‎

1‎. ‎Care will be taken to not damage or destroy historic materials on the house ‎

during the removal of the garage‎.‎

2‎. ‎All work proposed for the subject site shall receive all appropriate Building ‎

Department permits prior to any work being performed‎.‎

3‎. ‎No work is being requested or approved regarding other outbuildings or site ‎

features on the property at this time‎.‎

4‎. ‎A student or other qualified person trained in historical archeology shall be ‎

involved in monitoring the work as it proceeds as specified in the original ‎

approval‎.‎

A motion was made by Thompson‎, ‎seconded by Tischer‎, ‎that this matter be ‎

Approved‎. ‎The motion carried by the following vote‎:‎

Aye

Branstner, Dunphy, Stamps, Thompson, Tischer and Thomasson

6 -

Absent

Eastman, Kilpatrick and Winters

3 -

2012-0017

1855‎/‎1899 ‎Washington Road ‎(‎HDC File ‎#‎12‎-‎005‎)‎

Applicant‎: ‎CP Ventures LP‎/‎Christopher Cousino‎

Sidwell‎: ‎15‎-‎01‎-‎227‎-‎015‎, ‎034 ‎& ‎035‎

District‎: ‎Winkler Mill Pond‎

Request‎: ‎Certificate of Appropriateness‎

- ‎New Construction‎

(‎Reference‎: ‎Staff Report dated May ‎2‎, ‎2012‎, ‎prepared by Kristine Kidorf of ‎

Kidorf Consulting‎, ‎and Jim Breuckman‎, ‎Manager of Planning‎, ‎and associated ‎

plans were placed on file and by reference became part of the record thereof‎.)‎

Chairperson Dunphy called for a summary of the staff report describing the ‎

request for a Certificate of Appropriateness‎.‎

Mr‎. ‎Breuckman indicated this is a resubmittal of the case that was before the ‎

Commission in February‎. ‎The applicant has new information‎, ‎and Mr‎. ‎

Breuckman suggested we hear their presentation first before getting into the ‎

staff report‎. ‎

Mr‎. ‎Anthony Lombardo came forward and stated he is a friend and business ‎

partner of the property owner Mr‎. ‎Chris Peyerk‎, ‎who apologized that he is unable ‎

to attend tonight as he is out of town on a family issue‎. ‎Mr‎. ‎Lombardo is present ‎

to try and secure approval for the house tonight‎. ‎He has been working with Mr‎. ‎

Peyerk about how to address the Commission‎'‎s concerns‎. ‎Since the last ‎

meeting‎, ‎the property owner has hired an historic architect‎, ‎Mr‎. ‎William ‎

Finnicum of Finnicum Brownlie Architects‎, ‎and an historic landscape architect‎, ‎

Mr‎. ‎Andrew Poehlman of Historic Courtyards and Gardens to help address the ‎

previous concerns‎. ‎What Mr‎. ‎Peyerk has done is move the house back‎, ‎move ‎

the house down so it‎'‎s not so elevated on the site‎, ‎as well as lowering the roof ‎

line while preserving the substantial trees on site‎. ‎The trees that will be removed ‎

will be replaced with historic trees‎. ‎The plan is to go from ‎170 ‎trees on site to ‎

over ‎200 ‎trees which is a substantial increase‎. ‎The property owner‎, ‎along with ‎

Mr‎. ‎Chris Cousino of his office‎, ‎also met with the adjacent ‎26 ‎residents‎, ‎15 ‎of ‎

which agreed with the home being built there‎. ‎Mr‎. ‎Peyerk has done a grass ‎

roots effort to try and address the Commission‎'‎s concerns‎, ‎move the house so ‎

that it is not visible from the street and screened from the existing neighbors‎, ‎

and also respect the views from the pond‎. ‎Although the house is very massive‎, ‎

you will never see the entire house from one viewpoint to understand the size‎. ‎

Mr‎. ‎Lombardo then asked the architect and landscape architect to explain ‎

exactly how they revised the plans to meet the intent of what the Commission is ‎

looking for‎.‎

Mr‎. ‎William Finnicum of Finnicum Brownlie Architects‎, ‎Mr‎. ‎Andrew Poehlman of ‎

Historic Courtyards and Gardens‎, ‎and Mr‎. ‎Paul Samartino of Martini‎-‎Samartino ‎

Design Group‎, ‎representing the applicant and the homeowner‎, ‎came forward ‎

and introduced themselves‎. ‎

Mr‎. ‎Finnicum said he is happy to be present tonight with a new approach to the ‎

project‎. ‎Since February‎, ‎the Commission‎'‎s concerns were taken very seriously ‎

and the architects have gone back and recentered on the approach to the ‎

project‎. ‎The first thing they did was to take a look at the historic district and the ‎

characteristics that define this district with regard to the site‎. ‎The site does not ‎

contain any structures‎, ‎so its value lies solely in the rolling hills and terrain‎, ‎the ‎

heritage trees‎, ‎the native vegetation and the broad waterline that it has‎. ‎He ‎

showed and explained pictures of the subject property from all surrounding ‎

views‎. ‎In the effort to protect the natural features of the site‎, ‎the building was ‎

moved ‎15 ‎feet closer to the pond‎. ‎It was moved as close to the pond as ‎

possible without jeopardizing the heritage trees‎. ‎The effect of moving the house ‎

preserved the crest of the hill which was an HDC concern last time‎. ‎It is now ‎

moved beyond the crest of the hill and reversed the need for a retaining wall that ‎

could be seen from the street‎. ‎A smaller retaining wall is now required for the ‎

motor court which will be concealed from the street because the house is down ‎

the slope away from the road‎. ‎The effect of moving the house back also helps ‎

to maintain and enhance the wooded buffer from the road‎. ‎The HDC had made ‎

it an objective to preserve the wooded frontage along Washington Road‎, ‎and ‎

this will allow all the woods right on the road to be preserved‎. ‎The effect of ‎

pushing the house back from the street also served to lower the house about ‎

7‎-‎1‎/‎2 ‎feet because as the house is moved back‎, ‎it slides down the hill‎. ‎

Relocating the house was done very sensitively to the contours of the land‎, ‎

which Mr‎. ‎Finnicum pointed out on a contour map of the property‎. ‎This way‎, ‎the ‎

architect was able to avoid gross manipulation of the grades‎; ‎very little balance ‎

and fill will be required now‎. ‎A major change from the last time is that at the end ‎

of the garage on the west side there was a very steep retaining wall ‎- ‎that is now ‎

able to be removed because the building has been moved down the grade‎, ‎so ‎

this can be handled with a small stone retaining wall made out of the same type ‎

of stone as the house‎. ‎Mr‎. ‎Finnicum projected photographs of retaining walls in ‎

the district and pointed out the stone wall at the Van Hoosen Museum‎, ‎indicating ‎

the retaining wall proposed for the new house is of this nature ‎- ‎very short and ‎

made of Michigan native stone‎. ‎48‎% ‎of the hard surfaces have been eliminated ‎

by narrowing the two driveways‎, ‎shrinking the motor court and eliminating the ‎

rear terrace‎, ‎outdoor pool and cabana‎. ‎The two driveways are currently existing ‎

and does several good things for the plan‎; ‎no new curb cuts‎, ‎no loss of ‎

additional trees to create curb cuts or by having to cut a new drive through the ‎

woods‎, ‎less required grading and the good gravel base will remain gravel up to ‎

the motor court‎. ‎

Mr‎. ‎Poehlman indicated his first study began with going to the site and ‎

investigating what exists‎. ‎Renderings of existing conditions were shown‎. ‎

Through the findings‎, ‎they found there are ‎151 ‎significant historical type trees on ‎

the site‎. ‎A tree modification plan was then shown‎, ‎indicating the removal of ‎78 ‎

trees‎. ‎These trees are either damaged‎, ‎old‎, ‎need to be removed for safety or ‎

they are invasive species‎, ‎such as the Siberian Elm and the Silver Maple‎. ‎A ‎

double choke‎-‎cherry tree will be relocated from the middle of the site to the ‎

upper west side of the property‎. ‎Upon these findings‎, ‎Mr‎. ‎Poehlman moved into ‎

the naturalized screening‎. ‎Four different varieties of trees were chosen‎; ‎Eastern ‎

White Pine‎, ‎Douglas Fir which will be planted primarily on the western property ‎

line‎, ‎Kousa Dogwood‎, ‎and an apple orchard‎. ‎Through the naturalized screening‎, ‎

you can see how the contours are affected with the intermingle of the existing ‎

tree canopies‎, ‎the new plantings and how it will screen the house from the road ‎

and from the pond‎. ‎Mr‎. ‎Poehlman then projected and explained renderings ‎

showing how the screening will look from different views of the house‎. ‎

Mr‎. ‎Finnicum added that the rolling terrain of the property will be maintained and ‎

unaffected as much as possible and the native vegetation retained and ‎

protected to preserve the historic qualities of the district as seen from the ‎

surrounding properties‎, ‎particularly those across the pond‎. ‎Along with moving ‎

the building‎, ‎there were changes to the house‎. ‎The greatest change was ‎

lowering the roofline ‎24 ‎inches‎, ‎the net result is that the roof is about ‎7‎-‎1‎/‎2 ‎feet ‎

lower than first designed in its relationship with the road‎. ‎The Commission‎'‎s ‎

concern with the size of the house is understandable‎, ‎but it should not be judged ‎

on size alone‎. ‎Scale and proportion‎, ‎of which size is a component‎, ‎is a much ‎

more important consideration‎. ‎The coverage statistics previously presented ‎

are quite valid in revealing statistics‎; ‎that a house has ‎6‎.‎8‎% ‎coverage on a ‎

5‎-‎acre site‎, ‎compared to a house that covers ‎7‎.‎2‎% ‎of a ‎1‎-‎acre site is quite ‎

proportional‎. ‎The house is organized linearly to maximize exposure to the ‎

surroundings‎, ‎and also to run parallel to the natural grades‎. ‎The new house ‎

leaves ‎26‎% ‎of the width of the site that does not have the house covering it‎. ‎

The setbacks amount to more than ‎25‎% ‎of the site‎, ‎which is greater than what is ‎

allowed in the ordinance‎. ‎The massing of this house is done in such a way that ‎

it has smaller components‎, ‎such as towers‎, ‎protruding wings‎, ‎dormers and ‎

covered porches breaking up the facade‎. ‎This is not a monolithic block‎. ‎The ‎

house is broken into smaller segments which are easier for people to relate to‎. ‎

The house also has many features and materials that are used through the ‎

historic district ‎(‎various photographs were projected‎)‎, ‎the stone walls are similar ‎

to the walls at the Van Hoosen Farm‎, ‎and cedar shingle roofs with copper ‎

gutters‎, ‎downspouts and flashing are common throughout the district‎. ‎All ‎

natural materials will be utilized for the house‎; ‎natural wood‎, ‎natural wood ‎

shingles‎, ‎natural stone‎, ‎so all the colors are in natural tones‎. ‎Vertical windows ‎

with a proportion of ‎2‎-‎1‎/‎2 ‎to ‎1 ‎in height are being proposed‎, ‎and the second floor ‎

windows are aligned above the first floor windows similar to the contributing ‎

property at ‎6400 ‎Winkler Mill Road‎. ‎Mr‎. ‎Finnicum showed two photographs of ‎

the Winkler Mill before it burned and explained how some of the details of the ‎

proposed house mimics the historic mill‎. ‎Another detail evident in the historic ‎

district is the use of carriage doors for garage doors‎. ‎The heritage trees ‎

actually dwarf the building‎. ‎The trees‎, ‎terrain and native vegetation will dominant ‎

this site despite the height of the house‎, ‎especially as seen in the pond view ‎

rendering‎. ‎This will allow the contributing historic resources in the district to be ‎

the primary feature of the district‎. ‎The groupings of trees also serve to break up ‎

the facade of the house ‎- ‎the house will never be seen as one large house‎, ‎it will ‎

be broken up by the trees‎. ‎This plan shows how carefully the house is placed ‎

among the trees‎. ‎Mr‎. ‎Finnicum then commented that the State Enabling Act‎, ‎

PA ‎169 1970 ‎states that an historic district shall do one or more of the following‎; ‎

1‎) ‎safeguard the heritage of the City by preserving historic districts in that City ‎

and reflect elements of the City‎'‎s history‎, ‎architecture‎, ‎archeology‎, ‎engineering ‎

or culture ‎(‎this project is enhancing the natural environment and is ensuring its ‎

maintenance for many decades‎)‎; ‎2‎) ‎stabilize and improve property values in ‎

each district and the surrounding areas ‎(‎this house is a sizeable investment and ‎

is adding to the values of all properties in the district‎)‎; ‎3‎) ‎foster civic beauty ‎(‎the ‎

landscaping and house will be of the best materials‎, ‎be well crafted and ‎

maintained impeccably and Mr‎. ‎Finnicum feels it will add beauty to the historic ‎

district‎)‎; ‎4‎) ‎strengthen the local economy ‎(‎the construction will add jobs‎, ‎support ‎

suppliers and the house will contribute greatly to the tax rolls‎)‎; ‎5‎) ‎promote the ‎

use of historic districts for education‎, ‎pleasure and welfare of the citizens of the ‎

City ‎(‎this home is private‎, ‎but people can enjoy the natural beauty‎, ‎rolling hills ‎

and wildlife from the public way‎). ‎It is Mr‎. ‎Finnicum‎'‎s professional opinion that ‎

the house design meets the Secretary of Interior Standards for Rehabilitation ‎

and Guidelines for Rehabilitation‎, ‎in particular‎, ‎standards ‎#‎9 ‎and ‎#‎10‎. ‎The ‎

placement of the house and the screening allow the historic houses to remain ‎

the prominent features of the district‎. ‎It has a strong natural relationship to the ‎

site‎, ‎it has compatible scale enhanced by comparable elements within the ‎

historic district‎, ‎it is gently set into the existing contours with little need for ‎

retention‎, ‎the historic legacy trees are saved‎, ‎the existing landscape features ‎

are protected and enhanced‎, ‎the rolling terrain is protected and retained‎, ‎the ‎

drainage course is unimpeded‎, ‎the road is lined by woods per the Study ‎

Committee‎'‎s recommendations‎, ‎flowering plants are woven into the evergreen ‎

screens per the Study Committee‎'‎s recommendations‎. ‎The historic materials‎, ‎

features and spatial relationships are all site related because there are no ‎

man‎-‎made resources currently on the property‎. ‎The standards are also met ‎

due to its compatibility and scale with the contributing structures of the historic ‎

district‎. ‎The massing of the house is broken into smaller components‎, ‎the ‎

mass of the house is intermittently broken up by groupings of trees‎, ‎elements ‎

characterizing the historic district are utilized in the proposed house design and ‎

materials characteristic of the historic district are utilized in the proposed house ‎

design‎. ‎Also‎, ‎if the house was removed‎, ‎all historic aspects of the district‎, ‎i‎.‎e‎.‎, ‎

shoreline‎, ‎heritage trees‎, ‎native vegetation and the two existing driveways would ‎

remain in place‎. ‎The historical architectural value and significance of the ‎

resource is in its rolling hills‎, ‎the historic trees and the existing evergreen ‎

screening‎. ‎The building is secondary because it is the land features that are ‎

most important to preserve‎. ‎The relationship of the architectural features echo ‎

without mimicking‎, ‎elements of the historic district ‎- ‎dormers‎, ‎carriage doors‎, ‎

wood siding and trim‎, ‎etc‎. ‎The house is proportional to its large lot‎. ‎It is an ‎

estate size lot‎, ‎and the house is sited comfortably from the road and the pond‎, ‎

softened by vegetation and a broad vista on the pond side and concealed from ‎

the road side‎. ‎Mr‎. ‎Finnicum added that he respectfully requests that the HDC ‎

issue a Certificate of Appropriateness for ‎1855 ‎and ‎1899 ‎Washington Road‎. ‎

Chairperson Dunphy is not clear about which trees are to be removed and ‎

asked for clarification‎. ‎If trees are to be replaced‎, ‎he wants clarification of how ‎

big they will be and how long it will take to reach maturity and provide the full ‎

screening that would be necessary‎.‎

Mr‎. ‎Poehlman confirmed there are ‎151 ‎trees on the site and ‎78 ‎trees are slated ‎

to be removed‎. ‎He pointed out on the plan the trees to be removed‎. ‎The new ‎

screening trees scheduled to be planted will be ‎30 ‎foot tall mature trees‎, ‎so ‎

there will be immediate screening‎. ‎The dogwood and apple trees will be brought ‎

in at ‎9 ‎feet‎; ‎apple trees to be ready for fruit in two years‎. ‎New trees to be planted ‎

total ‎189‎, ‎bringing the total trees on the site to ‎262‎, ‎significantly boosting the ‎

environmental value of the property‎. ‎

Mr‎. ‎Lombardo came forward and clarified that when the house is built and the ‎

trees planted‎, ‎the screening as shown on the renderings tonight‎, ‎will be ‎

instantaneous‎. ‎So‎, ‎the house will be screened from Washington Road‎, ‎from the ‎

two adjacent neighbors and from the pond‎. ‎The house will not be seen from ‎

Washington Road or by either neighbor‎, ‎and because of the way the landscape ‎

was planned in the rear‎, ‎only snapshots of the house will be seen from the pond‎, ‎

never the entire house‎. ‎

Mr‎. ‎Tischer asked if the boathouse still exists‎. ‎Mr‎. ‎Samartino replied the ‎

boathouse will remain and will be reconditioned and painted‎. ‎

Mr‎. ‎Tischer asked if a generator is planned for the structure‎. ‎Mr‎. ‎Samartino ‎

indicated this is not addressed in the plans being reviewed tonight‎. ‎The property ‎

owner does intend to have a gas generator‎, ‎and if required‎, ‎will return to the ‎

Commission for approval‎. ‎

Mr‎. ‎Tischer commented he does appreciate the attempt for the drainage and ‎

the wetlands on site‎. ‎

Chairperson Dunphy opened the floor to public comment at ‎8‎:‎10 ‎p‎.‎m‎. ‎16 ‎letters ‎

of support for the new construction have been received from Winkler Mill Pond ‎

Historic District residents and have been placed on file‎.‎

Ms‎. ‎Melinda Hill‎, ‎1481 ‎Mill Race‎, ‎Rochester Hills‎, ‎MI ‎48306‎ ‎came forward ‎

and commented that designated historic districts are significant as a collective ‎

whole‎, ‎it must be considered as such and protected in their entirety‎. ‎This ‎

should be a primary principle when considering proposed work‎. ‎New ‎

construction must respond to and protect the integrity of the overall historic ‎

district in much the same way as an addition does to an historic building‎. ‎Infill ‎

buildings should relate to and strengthen the characteristics of the district‎, ‎and ‎

should appear as complimentary members‎. ‎In February‎, ‎the HDC denied the ‎

proposed structure indicating a house with more modest massing that does not ‎

sit in a prominently visible location on the site‎, ‎and has less extensive ‎

landscape alteration to the site might be a more appropriate direction to take‎. ‎

She indicated the applicant has reduced the visibility by citing the home lower on ‎

the slope toward the pond‎, ‎slightly reduced the roof height‎, ‎and revised the ‎

landscaping impacts‎. ‎With the size and amount of trees proposed to be added‎, ‎

it appears that the visibility from the street side has been reduced‎. ‎She still ‎

believes that it is a stretch that the applicant is not supporting‎, ‎nor enhancing the ‎

true underlying character of the majority of the district‎. ‎The structure is still too ‎

massive and carries very few of the district‎'‎s compositional elements‎. ‎She is ‎

concerned about the close proximity of the septic field to the pond‎. ‎Please ‎

protect the integrity of the collective whole district‎. ‎She commented that some ‎

of the proposed plantings near the pond might be within the required ‎25 ‎foot ‎

natural features setback‎. ‎

Ms‎. ‎Kathy White‎, ‎1939 ‎Washington Road‎, ‎Rochester Hills‎, ‎MI ‎48306‎ ‎came ‎

forward and stated this home will have an impact on her as she is two doors ‎

away from it‎, ‎her home is down in the valley and she will be looking at it‎. ‎She ‎

said she couldn‎'‎t be more pleased that these people have put together such a ‎

magnificent home‎. ‎She said she was in their seat when she proposed her ‎

home‎, ‎and had the same push‎-‎back from Commission‎. ‎She was asked if she ‎

could build a more traditional colonial type home‎. ‎She came to her meeting with ‎

her lawyer and architect‎. ‎It was important to her to be in this location‎. ‎It was ‎

devastating for her to come before this Board and combat this Board because a ‎

notice was sent out that the home was not going to be appropriate for the district‎, ‎

and the home was contemporary‎. ‎The home is a country French home‎. ‎In ‎

talking with the neighbors‎, ‎the majority are more than happy with the plans‎. ‎Her ‎

disappointment is the density of the trees being put in‎, ‎so you can‎'‎t see the ‎

structure‎. ‎She suggested that the driveways be widened because homes of this ‎

magnitude deserve to have that‎. ‎Ms‎. ‎White wants them there‎, ‎she supports ‎

that they are going to be there‎, ‎is sorry they have to come back another time ‎

and totally supports the heartbeat that they are going to bring to her community‎. ‎

Mr‎. ‎Gerald Behaylo‎, ‎1805 ‎Washington Road‎, ‎Rochester Hills‎, ‎MI ‎48306‎ ‎

came forward and said he came before this Commission back in ‎1980‎. ‎His ‎

home is strictly contemporary‎. ‎He has seen a lot of homes built and outside of ‎

three historic homes‎, ‎the rest is an eclectic ‎- ‎there‎'‎s already one ‎10‎,‎000 ‎square ‎

foot home on the pond‎. ‎Half the pond is in Shelby Township and who knows ‎

what they will do over there‎. ‎He feels the size of the home should not be a ‎

consideration‎; ‎the consideration should be where the home is placed‎, ‎how it is ‎

sheltered in terms of historic values‎, ‎etc‎. ‎Yesterday‎, ‎there was an association ‎

meeting at his home and the ‎16 ‎letters of support received by the City are less ‎

than the total people in favor‎. ‎Only three people at the meeting voiced a minor ‎

objection to the house‎, ‎the rest of the district‎, ‎which is ‎20‎+ ‎homes‎, ‎are in favor ‎

of this‎, ‎number one ‎- ‎property values and number two ‎- ‎it‎'‎s a stunning home‎, ‎

number three ‎- ‎it uses all of the native materials‎, ‎number four ‎- ‎the association ‎

thinks it will be the centerpiece of the Oakland side of the pond‎. ‎90‎+% ‎of the ‎

association are in favor of the home being built there‎. ‎

Public comment ended at ‎8‎:‎22 ‎p‎.‎m‎.‎

Chairperson Dunphy reminded everyone that under the ordinance‎, ‎which follows ‎

the State law‎, ‎the HDC is charged with applying the Secretary of Interiors ‎

Standards‎. ‎That is the guiding principle the Board has to use‎, ‎and there is no ‎

flexibility on that‎. ‎That is what is applied in these cases‎, ‎and that‎'‎s drives the ‎

decision making in this situation‎. ‎The Chair called for any other discussion from ‎

the members‎.‎

Mr‎. ‎Thompson said he is much more impressed with this proposal than what ‎

was originally reviewed‎. ‎This is a much more comprehensive plan than what the ‎

Board previously looked at‎. ‎The time‎, ‎energy and resources that have been ‎

poured into making this project meet some of the concerns that were raised by ‎

the Board last time have paid off‎. ‎Mr‎. ‎Thompson indicated he does not have an ‎

objection to the plan anymore as the applicant has made the changes‎, ‎the ‎

house is lower than what it was‎, ‎will not be visible from the roadside and has ‎

resident support‎. ‎He is in favor to support the request‎.‎

Mr‎. ‎Branstner feels the applicant has done a good job trying to comply with ‎

Secretary of Interior standards ‎#‎9 ‎and ‎#‎10‎, ‎but personally still struggles with the ‎

size in context with the district and the other homes‎, ‎it is still much larger‎. ‎

Otherwise‎, ‎the applicant has done a good job of trying to mitigate the Board‎'‎s ‎

previous concerns‎.‎

Ms‎. ‎Thomasson stated she too appreciates all the time and effort the applicant ‎

has put into reworking the plans as she knows it was a major undertaking‎. ‎The ‎

new plan addressed a lot of concerns to the point that Ms‎. ‎Thomasson is ‎

satisfied with the plan as it is‎. ‎

Dr‎. ‎Stamps added he appreciates the effort and energy put into revising the ‎

plans‎, ‎but still feels the home is a little bit big‎. ‎But the biggest issue is how the ‎

neighbors feel‎. ‎

Mr‎. ‎Tischer echoes everyone else‎'‎s comments and thanked the applicant for ‎

completing his due diligence‎. ‎He appreciates what has been done and is more ‎

comfortable with the plan as reviewed tonight‎. ‎

Ms‎. ‎Kidorf stated that staff deferred the staff report knowing the applicants had ‎

an extensive presentation and didn‎'‎t want to repeat everything‎. ‎She ‎

summarized the concluding paragraph‎. ‎By situation the house further down the ‎

pond‎-‎facing slope and reducing the roof height‎, ‎retaining mature and native ‎

trees‎, ‎planting additional native trees as screening‎, ‎planting a meadow lawn‎, ‎and ‎

using the existing gravel driveways‎, ‎the impact of the large size of the house is ‎

mitigated‎. ‎The proposed plan retains the historic rolling terrain of the district and ‎

the important landscape features‎. ‎This placement of the house and installation ‎

of the screening will allow the historic houses to remain the prominent features in ‎

the district‎. ‎

MOTION‎ by Thomasson‎, ‎seconded by Tischer‎, ‎in the matter of HDC File ‎

12‎-‎005‎, ‎that the Historic Districts Commission ‎APPROVES‎ the request for a ‎

Certificate of Appropriateness for the construction of a new house located at ‎

1855 ‎& ‎1899 ‎Washington Road‎, ‎Parcel Identification Numbers ‎15‎-‎01‎-‎227‎-‎015‎, ‎

034 ‎& ‎035‎, ‎with the following Findings and Condition ‎:‎

Findings‎:‎

1‎.‎ The proposed house is in the Winkler Mill Pond Historic District and is ‎

compatible in massing‎, ‎size‎, ‎scale and materials with the district‎.‎

2‎.‎ The proposed landscape alterations including retention of existing trees‎, ‎

planting of new trees and an apple orchard‎, ‎the gravel driveways and ‎

stone retaining walls are compatible with the rolling terrain of the district‎.‎

3‎.‎ The proposed house construction is in keeping with the Secretary of the ‎

Interior’s Standards for Rehabilitation and Guidelines‎, ‎in particular ‎

standard numbers ‎9‎ and ‎10‎ as follows‎:‎

9‎)‎ New additions‎, ‎exterior alterations‎, ‎or related new construction will not destroy ‎

historic materials‎, ‎features‎, ‎and spatial relationships that characterize the ‎

property‎. ‎The new work shall be differentiated from the old and will 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.‎

Condition‎:‎

1‎.‎ Any other changes to the proposed plan will need to be approved by the ‎

HDC‎.‎

A motion was made by Thomasson‎, ‎seconded by Tischer‎, ‎that this matter be ‎

Approved‎. ‎The motion carried by the following vote‎:‎

Aye

Branstner, Dunphy, Stamps, Thompson, Tischer and Thomasson

6 -

Absent

Eastman, Kilpatrick and Winters

3 -

ANY OTHER BUSINESS

Dr‎. ‎Stamps reported that both the Oakland County Historical Commission and ‎

the Oakland County Pioneer and Historical Society have voted to support the ‎

Oakland Regional Historic Sites website‎, ‎both financially and attempting to add ‎

information to the database‎.‎

Chairperson Dunphy commented that because the Historical Society is doing a ‎

lot of good work in historic preservation and other issues in this community‎, ‎he ‎

urges everyone to become members of the Historical Society‎. ‎You can sign up ‎

on line or contact Mr‎. ‎Dunphy for an application‎. ‎

NEXT MEETING DATE

Chairperson Dunphy reminded members the next Regular Meeting is ‎

scheduled for June ‎14‎, ‎2012‎.‎

ADJOURNMENT

Hearing no further business to come before the HDC‎, ‎and upon motion by ‎

Tischer‎, ‎seconded by Stamps‎, ‎Chairperson Dunphy adjourned the Regular ‎

Meeting at ‎8‎:‎40 ‎p‎.‎m‎.‎

________________________________‎

Brian R‎. ‎Dunphy‎, ‎Chairperson‎

City of Rochester Hills‎

Historic Districts Commission‎

________________________________‎

Sandi DiSipio‎, ‎Recording Secretary‎