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HDRC approves 319 Mission Street two‑story ADU/garage with staff stipulations after alley context review
Summary
The commission approved a two‑story accessory dwelling unit and garage at 319 Mission Street with staff recommendations after commissioners reviewed heights and neighborhood context in the alley.
The Historic Design and Review Commission approved a certificate of appropriateness on May 7 for an accessory dwelling unit (ADU) and garage at 319 Mission Street, following discussion about ceiling heights, plate heights and how the structure relates to nearby alley ADUs.
Applicant Nathan Manfred of Frontier Michigan presented the project and provided an elevation study showing the proposed structure is subservient in height to the primary house. Commissioners raised concerns about the ADU’s interior plate heights — a 10‑foot first floor and a 9‑foot second floor — and asked whether the owners would accept lower floor heights. Manfred said he would discuss possible plate height reductions with his clients but indicated they prefer the taller interior spaces for storage and for occupant comfort: “1 of the clients is a tall individual,” he said.
Commissioners and staff compared the proposal to other two‑story ADUs in the alley and noted many neighboring ADUs are similarly tall; staff said the applicants provided photo examples. Staff recommendations included wood or aluminum‑clad wood windows, standing‑seam roofing options and material‑consistency stipulations. The applicant indicated agreement with staff stipulations.
The commission approved the project with staff recommendations. During the subsequent discussion several commissioners flagged the broader trend of taller and larger ADUs in alley contexts and said this project would serve as another example of that pattern.
Why it matters: As ADUs become more common, HDRC scrutiny of plate heights, massing and visual subservience to primary houses shapes how alley infill is allowed to evolve in historic neighborhoods.
Next steps: Staff will prepare and email the Certificate of Appropriateness; the applicant must submit permit applications and materials as required by the stipulations before construction.
