[{"_1":2,"_86":-5,"_87":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6124243,"mediaKeyId","2685891-69d457e9c83c11089913683fba584e5b","parentId",2685891,"title","Historic District Commission approves five West Side alterations; porch decision at 234 Eighth Street postponed for engineering review","audioSeconds",0,"startMs",7334000,"endMs","viewUrl","/Search/View?dp=1&key=2685891-69d457e9c83c11089913683fba584e5b&start=7334&end=7334","thumbnailUrl","https://assets.pipeline.soar.com/2685891-69d457e9c83c11089913683fba584e5b/thumbnail_7334000.jpg","articleUrl","/articles/6124243/Ann-Arbor-City/Washtenaw-County/Michigan/Historic-District-Commission-approves-five-West-Side-alterations-porch-decision-at-234-Eighth-Street-postponed-for-engineering-review","mediaUrl","https://secure.pipeline.soar.com/6124243-9fd0e29152c951edd928e147955b65dc/orig.mp4?Expires=1771200749&Signature=IZJ2moKxBT9rWhkuCutSCCHGeXA7aGnUS6ME2Emb8iiAzdpZ7~1J3PuG6tEINnDL0Nw8z3cxjh6gnd~SpXDYAgML6f4x1o0ukcMRbXaTGhfvaEietKRZ7mYbXtqKuB9R27B2eF7KbQ1kje-k1hJ3TWBm~4z~3B46nRLdOsRsX7pkMI3U9SqujQuKPkfcdd8Yg0auHCLlqwcJwkvjM-pNMVGX9r6KiGpIsUi6ZNhp6Z4JW-~iJVrRqCgHyp6bpmh2IEpMdhMhQxH7c3dBmlVE4HlwAQML6ZD7UW1Xc9Uu1cZuvlzgBVGqamxbNaugjK3I3~r3xRaL~hpjLO2a4Pdlxg__&Key-Pair-Id=KUT5TJCACFTXG","author","CTN Ann Arbor","date","2025-03-13T00:00:00Z","article","At its March 13, 2025 meeting, the Ann Arbor Historic District Commission approved a slate of residential alterations across the Old West Side neighborhood, granting certificates of appropriateness for rear additions, an ADU above a garage, and a modest second‑story addition on the back of another house. The commission also approved most of the landscape, deck and rear‑elevation work at 234 Eighth Street but postponed final action on a proposed front porch reconstruction using fieldstone veneer and bluestone pavers pending further structural or engineering information.

The votes covered these properties (summary and decisions below):

• 210 Cook Avenue — approved (rear 185 sq ft L‑shaped addition). Staff noted limited visibility from the public right‑of‑way and that the addition would be differentiated with materials and trim. The motion was moved and read on the record; the commission voted to approve the work.

• 229 Buena Vista Avenue — approved (340 sq ft rear addition, roof replacement, limewashing of brick veneer). Staff described the house as a non‑contributing manufactured dwelling; because the building is non‑contributing and the addition is set well back, staff recommended approval. The commission approved the proposal.

• 919 West Washington Street — approved (114 sq ft second‑story addition at the rear and a mini split heat pump). The addition is inset from the historic corner and set back so it will be minimally visible from the street; the commission approved the work.

• 234 Eighth Street — approved in part and postponed in part. The commission approved construction of a new rear deck, removal and CMU infill of an original rear door opening (conditioned that the CMU be inset two inches or more to leave a visual record of the former door location), installation of a triple window overlooking the new deck, a paver walkway from driveway to new deck, a wooden trash enclosure with pad adjacent to the garage, and backyard pond and paths. The commission postponed action on a proposed front porch reconstruction that would replace the existing porch with a new concrete structure with fieldstone veneer and bluestone pavers. Commissioners said they needed an engineer’s assessment or other structural documentation before deciding whether the original fieldstones could be reused or the veneer approach was acceptable; staff agreed to ask the applicant if they would accept a postponement for one month to supply more information.

Context and staff findings

Staff presented each application with photographs, plans and references to the Secretary of the Interior Standards and the Ann Arbor Historic District Design Guidelines. For non‑contributing buildings (229 Buena Vista), staff emphasized compatibility and minimal visibility from the public right‑of‑way. For contributing buildings, staff focused on preserving character‑defining elements and limiting visual impact.

Commissioners generally approved proposals that were sited to the rear, used compatible materials, and preserved or clearly differentiated new work from historic fabric. At 234 Eighth Street commissioners raised the site’s hydrology — the house sits near a branch of Allen’s Creek and some yards in the area are seasonally wet — and asked why gravel was being proposed for circulation in a high‑water area. On the front porch the commission requested an engineer’s report and said that if reuse of the original fieldstone could be achieved safely that would be preferred; if not, the commission indicated concern with bluestone pavers on a covered porch where a more modest finish might be historically appropriate.

Votes at a glance (motion summaries)

- 210 Cook Avenue (contributing) — Motion to approve 185 sq ft rear addition as proposed; mover: Commissioner Kaplan; outcome: approved.

- 229 Buena Vista Avenue (non‑contributing) — Motion to approve 340 sq ft rear addition, roof replacement and limewash; mover: Commissioner Fortner; second: Commissioner Caplan; outcome: approved.

- 919 West Washington Street (contributing) — Motion to approve 114 sq ft second‑story addition over the rear and mini split installation; mover: Commissioner Smith; second: Commissioner Caplan; outcome: approved.

- 234 Eighth Street (contributing) — Motion to approve rear deck, CMU door infill with 2\" inset condition, triple window, paver walkway, trash enclosure, backyard pond and paths; mover: Commissioner Kaplan; second: Commissioner Fortner; outcome: approved (conditioned). Motion to approve new front porch with CMU + fieldstone veneer and bluestone pavers; mover: Commissioner Caplan; second: Commissioner Smith; after discussion the commission postponed final action on the porch portion to allow the applicant to provide structural/engineering information and/or agree to a postponement.

Why it matters

The approvals continue a local pattern: rear additions, sensitively sited ADUs, and modest second‑story additions frequently meet Historic District standards when they are subordinate in scale, set back from the principal elevation, use compatible materials and clearly distinguish new work from historic fabric. The commission’s request for engineering information at 234 Eighth Street underscores the board’s interest in preserving historic materials when feasible while avoiding structural risk to older porches.

Practical next steps

For approved items, property owners must obtain the city building permits that match the approved certificates of appropriateness. For 234 Eighth Street the commission will revisit the porch proposal at its next meeting unless the applicant supplies the requested engineering documentation or agrees to a postponement; the rear work is allowed to proceed once permits are issued and the CMU infill is set back 2 inches as conditioned.

Ending note

The meeting also included routine staff work items and continued edits to the city’s residential design guidelines. Several commissioners noted the overlap between energy‑efficiency initiatives and preservation practice, and staff confirmed that a proposed city green rental housing program includes compliance paths that do not require changing historic building shells or mechanical systems.","mediaType","Video","parentTitle","Ann Arbor Historic District Commission 3/13/2025","oneSentenceSummary","The commission approved several rear additions, an ADU, and two second‑story additions across the Old West Side, and approved most work at 234 Eighth Street while postponing a decision on the front porch veneer and bluestone surfacing pending additional structural information.","taxTitle","Ann Arbor City, Washtenaw County, Michigan","taxId",5773,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6124247,"Historic commission approves mudroom and garage ADU at 808 West Washington; narrowly clears large roof dormer with staff condition",2888,568000,3456000,"/Search/View?dp=1&key=2685891-69d457e9c83c11089913683fba584e5b&start=568&end=3456","https://assets.pipeline.soar.com/2685891-69d457e9c83c11089913683fba584e5b/thumbnail_568000.jpg","/articles/6124247/Ann-Arbor-City/Washtenaw-County/Michigan/Historic-commission-approves-mudroom-and-garage-ADU-at-808-West-Washington-narrowly-clears-large-roof-dormer-with-staff-condition","https://secure.pipeline.soar.com/6124247-b775d8327d6dae5fd0eb2dd33fe2e021/orig.mp4?Expires=1771200749&Signature=II3D8DrBrLZbw3nOravf7evaVTdhdSEPrzdmhhsrJ4b2O9lf2l13nsRIMIwJSR-BwMSeO4aq7lIZvoQgF5nkWkbwDIlIROLearJiYXf8vsXA24WG~B8ugPQq5e3kBxZTsP2SsG-B0EGdZewVy2xbj7OwqgbNTF6PAxoBX3lBuPXnCexZIPpQpYFxgONezpFWyOJeyROQa6aQTeiBdYc4vTLXK2WACj56Q5TePo71KaTcu0jePT3D8OkRaR3QMbkwER7L0GZphZ7-K46KcqnJUC9ZYvV7v-gNZRyBSjWSvPzLIyX2DooZ2~019e3WXPqP-mX7~m19ijC1kvYD1KZRMA__&Key-Pair-Id=KUT5TJCACFTXG","On March 13, 2025, the Ann Arbor Historic District Commission approved a rear mudroom enlargement and a new two‑car garage with a second‑story accessory dwelling unit (ADU) at 808 West Washington Street, a contributing property in the Old West Side Historic District. The commission also approved a 23‑foot‑wide shed dormer on the main roof and removal of a rear chimney after a split vote and a condition that the dormer siding be visually differentiated and reviewed by staff.

The project had two parts on the agenda: (1) rebuild a non‑historic rear mudroom (a roughly 24 square‑foot increase) and construct a 27‑foot‑2‑inch by 27‑foot‑7‑inch garage with an ADU above it; and (2) add a 23‑foot‑wide shed dormer on the south slope of the main house roof and remove a rear chimney. Staff presented the history of the 1900 house and recommended caution on the dormer while expressing no objection to the mudroom or ADU.

The staff report warned that the proposed dormer “does not meet the Secretary of the Interior standards 2 and 9 and the Ann Arbor Historic District design guidelines,” saying its width and height would substantially change the house’s historic roof shape. The staff presentation noted the dormer would be approximately 23 feet wide and roughly 7 feet tall at the eastern face, with the top set 6–8 inches below the ridge, and that the ADU footprint is substantial at about 736 square feet.

Applicant Chuck Boltman and owner Mark Higgins — who joined remotely and said the ADU would house a family member — told commissioners the dormer size is driven by building code egress requirements and the need for usable headroom. Boltman said the dormer framing would improve roof strength and that the dormer is removable in the future, a point he linked to the Secretary of the Interior Standards’ advice that additions be removable without harming the historic fabric.

Commissioners debated the dormer’s impact on the house’s character and on a short row of three highly similar houses. Some members said they were persuaded that a dormer was historically used on similar houses and preferable to a larger backyard addition; others said the dormer’s massing disrupted the house’s steep, vertical roof character. Several commissioners said a visual differentiation between historic fabric and new work would reduce harm.

Commissioner Fortner moved approval of the mudroom and the garage/ADU; the commission approved that motion without recorded opposition. Fortner later moved approval of the dormer and chimney removal; the motion passed 3–1. As part of that approval, the commission required that the siding on the dormer be differentiated from the house (for example, a different reveal or siding exposure) and that the final siding profile be approved by staff before work proceeds.

This split vote reflects the commission balancing the property owner’s desire to create functional modern living space and code‑required egress against the commission’s mandate to preserve the building’s defining historic roof shape. The commission likewise accepted removal of the rear chimney given its limited visibility.

What the approvals mean: the owners may proceed to obtain city permits for the approved work, but the dormer siding detail must be submitted for staff review and approval. The commission’s motions referenced the Secretary of the Interior Standards for Rehabilitation and the Ann Arbor Historic District Design Guidelines as governing standards.

Commission discussion highlights

• Staff concerns: Ms. Thatcher (historic district staff) told the commission the dormer is “nearly the full width of the roof” and “significantly changes the historic roof shape,” citing Standards 2 and 9.

• Applicant justification: contractor Chuck Boltman said the dormer height is driven by the need for an egress window and usable headroom in a habitable attic space and that the dormer could be removed in the future if desired.

• Compromise reached: commissioners asked the applicant to change the dormer siding reveal or material so the dormer reads as new work; the applicant agreed to work with staff and to an administrative review of the siding reveal. The final vote approving the dormer incorporated that staff‑approval condition.

Next steps and limits

The commission recorded approval for the mudroom/garage ADU and approval for the dormer and chimney removal (as amended). The owner must obtain required city permits and submit the dormer siding detail for staff review. The commission’s approvals rely on the work being undertaken as shown to the commission; significant changes will require return to the commission.

Ending note

The commission framed the decision as a careful compromise: commissioners who worried about roof massing were swayed by code and usability arguments and by a material‑differentiation condition intended to preserve the legibility of the house’s historic form.","The Ann Arbor Historic District Commission approved a rear mudroom and a 2‑story garage with an accessory dwelling unit at 808 West Washington, and approved a wide shed dormer and removal of a rear chimney by 3–1 after requiring the dormer siding be visually differentiated and approved by staff.","actionData","errors"]

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Historic District Commission approves five West Side alterations; porch decision at 234 Eighth Street postponed for engineering review

Historic commission approves mudroom and garage ADU at 808 West Washington; narrowly clears large roof dormer with staff condition