640 Water PUD, Demolition & Construction of a New Structure

MEMORANDUM TO:

Historic District Commission City of Saugatuck

FROM:

Grayson Moore Director of Planning/Zoning

DATE:

January 5, 2026

RE:

Historic District Permit Application, Daniel Boggs: 640 Water Street

David M. Jirousek, AICP Consulting Planner

REQUEST: The applicant proposes to demolish the existing building at 640 Water Street and construct a new building in its place, along with three on-site parking spaces. The project requires review and approval by the Historic District Commission (HDC) due to the property’s location within the Historic District. BACKGROUND: The project includes the construction of a two-story mixed-use building oriented towards Water Street and the Kalamazoo River. The Planning Commission considered the proposal on December 18, 2025, through the Planned Unit Development (PUD) review process. The Planning Commission sent a favorable recommendation to the City Council, which will review the project on January 26, 2026. As part of the project, the existing non-contributing/nonconforming building is proposed for demolition. The first floor is proposed to contain a retail/commercial tenant space, including a commercial kitchen and an outdoor riverfront dining patio. The second floor includes three dwelling units, consistent with allowable upper-story residential use in the C-2 DWP District, which are intended to serve as short-term rentals. The building footprint occupies much of the shallow lot, necessitating dimensional deviations addressed through the PUD, including a zero-foot front setback and a reduced waterfront setback of approximately 15 feet (compared to the standard 25 feet). The building is two stories and approximately 25.5 feet at mid-roof (30.5 feet at the ridge), which is within the district's maximum permitted height. Architecturally, the building features fiber-cement board-and-batten siding, aluminum storefront glazing, standing-seam metal roofing, balconies with metal railings, and a design intended to reflect the character of downtown Saugatuck and the waterfront setting. While

the renderings show a grey first floor and white second floor, it is unknown whether this is the final proposed color scheme, or if the siding is proposed as smooth or textured. The color of the standing-seam metal roof is also unknown. Window and door specifications have not been provided. The Planning Commission also recommended a parking lot modification to reduce the setback from 20 feet to five feet along the right-of-way. However, the visual impact of the parking area will be buffered by compliant landscape screening. A screened dumpster pad is proposed behind (west) of the three proposed parking spaces. The dumpster screening materials and final design have not been provided. It should also be noted that, in early 2024, the Historic District Commission approved various improvements to 650 Water Street to the north of this site, including a four-foot-high screen for the waste containers on the south side of the building. As part of the applicant’s revised site plan, an access path is proposed along the south side of 650 Water Street to provide access to the waterfront at 640 Water Street. This path may affect the previously approved waste container screening. The applicant should clarify whether the proposed access path will impact the approved screening. APPLICABILITY: A permit shall be obtained before any work affecting the exterior appearance of a resource is performed within the Historic District (§ 152.03). COMPLETENESS REVIEW: All applications to construct, alter, repair, move, or demolish any structure or install or alter any signage or fence structure in a historic district shall include the supporting plans and documents as specified by § 152.07 B. The applicant has provided a comprehensive overview of the proposed improvements. § 152.07 D. GUIDELINES: 1. In reviewing applications and plans submitted under this chapter, the Commission shall follow U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Structures as set forth in 36 C.F.R. part 67, as amended. Additional guidelines may be developed and followed if they are equivalent in guidance to the Secretary's standards and guidelines and are approved by the Center. Any additional guidelines must be adopted by the Commission and approved by the City Council. In reviewing applications and plans, the Commission shall also give consideration to: a. The historical or architectural significance of the resource and its relationship to the historic value of the surrounding area. b. The compatibility of the exterior of the structure and the space around it with the visual or historical context of the surrounding area. c. The impact of the exterior of the structure and the space around it on the village/rural character and contextual aesthetic of the city. 2

d. Other factors which the Commission considers to be pertinent. 2. In exercising its authority to approve or deny an application under this chapter, the Commission shall exercise its educated judgment on a case-by-case basis in interpreting these guidelines and the following the applicable standards. Comment: The proposed demolition of the existing non-contributing structure and construction of a new building at 640 Water Street has been reviewed in consideration of the U.S. Secretary of the Interior’s Standards for Rehabilitation and applicable local Historic District guidelines. The existing building lacks historical or architectural significance, and its removal would not adversely affect the integrity of the surrounding historic area. The proposed new construction is compatible with the district's visual and historical context in terms of use, orientation, scale, and overall form, and it is designed to complement the established waterfront and downtown setting. The exterior design and site layout have been evaluated for their relationship to surrounding development and their impact on the village character and the city's contextual aesthetic. Based on the submitted materials, the proposal meets the applicable standards, subject to review of final exterior details. V. ADDITIONS AND NEW CONSTRUCTION: B. New Construction 1. Streetscape. Compatibility With new structures or renovations which totally change the facades, the appearance of the streetscape as a whole should be respected. Facades for new structures should be compatible with the overall design and appearance of the surrounding streetscape in its design and appearance. Comment: The proposed two-story mixed-use building is oriented to Water Street and the Kalamazoo River and maintains a continuous street-facing facade consistent with the downtown streetscape. Ground-floor commercial use supports established street activity. 2. Architectural Style. New structures need not replicate existing styles. They may be honest modern or contemporary adaptations or reflections of traditional styles or they may be totally new, distinctive structures which are nevertheless compatible with the district’s character. Comment: The design represents a contemporary interpretation using traditional forms and materials common to the district, consistent with the guideline allowing compatible modern adaptations. 3

3. Compatibility of Siting and Massing a. The historic relationship between buildings, landscape features and open space should be retained. The siting should be reviewed based on existing district setbacks, orientation, spacing and distance between adjacent buildings. b. The height and bulk of a new building shall be compatible with its surroundings and shall in no event exceed that of existing buildings in the Historic District. c. If there is a significant variation in siting or in height and bulk from the immediately surrounding buildings which creates a material adverse impact on the character of that area, the Commission may make recommendations to the Planning Commission and/ or the Zoning Board of Appeals concerning height, massing and placement on the lot of the new construction. Comment: The proposed building maintains a zero-foot front setback that is consistent with the established street wall along Water Street and is oriented toward the street and the Kalamazoo River. The relationship between the building, the shallow lot configuration, and surrounding development reflects existing downtown patterns of placement and spacing. The two-story structure, at approximately 25.5 feet at mid-roof and 30.5 feet at the ridge, remains within the maximum height permitted in the district. Dimensional deviations, including the reduced waterfront setback, are addressed through the Planned Unit Development approval, and the proposal does not exceed the general height or bulk of surrounding development. 4. Compatible Detailing. In addition to the scale of the structure, details such as roof lines, materials, the size, type, and placement of windows, doors, porches, fences, chimneys and garages, should be considered in assessing the compatibility of the new structure with the existing streetscape. Comment: Proposed materials include fiber-cement board-and-batten siding, aluminum storefront glazing, standing-seam metal roofing, and metal balcony railings. Final confirmation of siding texture, roof color, window and door specifications, and exterior color palette has not been provided. 5. Pedestrian Scale. Especially in commercial areas, the scale of architectural elements should provide comfortable surroundings for pedestrians. This applies especially to heights of canopies or awnings, and heights of doors and windows. Comment: The ground-floor storefront and outdoor dining patio contribute to pedestrian-oriented design along Water Street. Specific details regarding canopies, awnings, and door/window dimensions have not been submitted. 6. Distinguishing New from Old. New buildings should be designed so that they are compatible with, but discernable from, adjacent historic buildings. 4

Comment: The proposed building is contemporary in design and materials, allowing it to be distinguishable from adjacent historic resources while remaining compatible with the district’s overall character. RECOMMENDATION: It is understood that the applicant intends to provide certain material samples for review. The Historic District Commission should request and review the following, which may be addressed at the meeting: 1. Final exterior building materials, including siding type and texture, roof material and color, and exterior color selections; 2. Final window and door specifications, including materials, proportions, and glazing; 3. Final details for the dumpster enclosure, including materials, height, and screening design; and 4. Clarification as to whether the proposed waterfront access pathway will impact the previously approved waste receptacle screening at 650 Water Street, with any necessary plan modifications to maintain compliance with prior Historic District Commission approvals. If the HDC determines that the improvements are appropriate and the applicable standards of the Historic Preservation Review Guidelines are met, the following motion may be used: Motion to approve the applicant’s request for the demolition of the existing building at 640 Water Street and a new building as presented in the application and supporting materials. Approval shall be subject to the following conditions: 1. Final approval of the PUD and site plan by the City Council. 2. ____________________________________________________________________ 3. ____________________________________________________________________ 4. ____________________________________________________________________

Historic District Application

Application#__• __

HISTORIC DISTRICT REQUIREMENTS (SECTION 152.07)

Pursuant to Section 152.07, please attach the following supporting documents when applying for historic district approval if applicable:

N NA

Photographs of the structure and its relationship to adjacent structures. A plot plan with the placement of the proposed addition, or location of fencing to be constructed. Elevation drawings of the exterior of the structure or improvements. Samples of all proposed exterior finishes and materials. Photographs showing, in detail, the problem areas to be addressed during the proposed repair or alteration.

A scale drawing of all proposed signage, including design, lettering style, type of illumination (if any), placement or location on the lot or building, and the type of support(s) for the sign(s).

If an application for signage is made by tenants of a building located within a historic district, the tenants must obtain written permission from the building owner to install or alter the proposed sign(s).

Plot plan showing the following:

Current location, shape, area and dimension of the lot.

Current site improvements (including structures, sidewalks, decks, streets, fences, etc).

Proposed improvements and distances from other improvements or property lines.

Proposed and/or current yard, open space and parking space dimensions and calculations.

Location of any flood plains, watersheds, wetlands, easements, critical dunes, or other applicable features.

Description of proposed use and of the building (dwelling, structure, barn, garage and the like) or improvements. Detailed written description of the activities related to the proposed use and/or improvements.

OFFICE USE ONLY:

Application Complete ______ Fee Paid__Date Paid _____ Notes:

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