View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, March 3, 2020
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: City Commission Chambers, City Hall
AGENDA
I. Call to Order
II. Election of Chair and Vice Chair
III. Approval of Minutes of the regular meeting of February 4, 2020
IV. New Business
Case 2020-3 – 249 W. Muskegon – Siding, Porch, Windows
Case 2020-4 – 430 W. Clay – Banners
Case 2020-5 – 24 Morrall – Shed
V. Old Business
VI. Other Business
Certified Local Government Presentation
New Board Member
VII. Adjourn
“We admire that which is old not because it is old, but because it is beautiful.” Winston Churchill
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE CITY COMMISSION AND ANY OF ITS COMMITTEES
OR SUBCOMMITTEES
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio
tapes of printed materials being considered at the meeting, to individuals with disabilities who want to attend the meeting, upon twenty-four
hour notice to the City of Muskegon. Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon
by writing or calling the following: Ann Marie Cummings, City Clerk at 933 Terrace Street, Muskegon, MI 49440 or by calling (231) 724-
6705 or TTY/TDD: Dial 7-1-1 and request that representative dial 231-724-6705
1
III. MINUTES
February 4, 2020 meeting minutes to be added.
2
IV. NEW BUSINESS
Case 2020-3 – 249 W. Webster – Siding, Porch, Windows
Applicant: John Mikesell
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to 1) remove the vinyl siding and original wood siding and install
a engineered wood siding and trim to match the existing siding and trim, level the roof and rebuild
the porch which includes: 2) install new decking on the porch with boards that run perpendicular to
the front of the house, 3) remove the existing Tuscan style columns on the front porch and install
new structural composite columns of the same style, 4) remove the half walls on the porch and in-
stall new composite rails and balustrades, 5) remove and replace the windows (some of which were
removed by a past owner) with slim line custom sized vinyl windows matching the sizes of the ex-
isting window openings. Additional drawings and information will be provided at the meeting.
View of house from W. Muskegon Avenue
3
View of rear of house and garage from alley
Standards
WINDOW, DOOR, AND EXTERIOR WOODWORK
General
These guidelines pertain only to proposed changes to the structure and do not affect existing con-
struction.
These guidelines are primarily directed toward the front and side elevations of the structure. Greater
variances and more leniency may be extended toward proposed changes to the rear elevation of the
building by the Commission. All desired or proposed changes should be referred to the Historic Dis-
trict Commission for consideration. Extenuating circumstances, the effect upon the architecture of
the particular structure together with the general effect upon the surrounding structures, variables in
architectural design, or the effect upon usage and viability of the structure could dictate a variance
from these guidelines.
No exterior doors, windows, or exterior woodwork shall be altered, removed, relocated, or added
without Historic District Commission approval.
Existing exterior window or door casings, sills, and caps shall not be altered from the original design
or appearance. Damaged or deteriorated wood shall be repaired as a first course of action. When re-
pair is not possible, elements shall be replaced with matching wood members. Damaged or deterio-
rated wood elements may be replaced or covered with formed aluminum or vinyl, subject to Com-
mission approval and provided that the original profile of the woodwork is not altered or changed.
Primary Windows
4
Existing damaged or deteriorating window frames and sash shall be repaired as a first course of ac-
tion. When repair is not possible, elements shall be replaced with matching wood members. Metal or
vinyl replacement windows may be acceptable provided they match the original windows in design
and type and that they consist of or are painted an appropriate color. Bare metal finishes generally
will not be acceptable.
The size of glass lites and muntin arrangements shall not be altered without Commission approval.
Special glazing, such as stained or leaded art glass, shall not be removed without Commission ap-
proval. Unusual decorative windows such as Palladian windows, oriels, bays, Gothic arch or seg-
ment tops, etc. shall not be removed or altered.
Storm Windows
Wood storm and screen windows are the most appropriate for use in the historic district. Other types
of storm, screen, or combination windows will be approved provided that the new storm window
mullions align with the mullions of the primary windows. Blind stop storm and screen windows
(where such windows are placed inside the existing window frames rather than affixed to the exteri-
or of the frames) are preferable and may be required in some instances. Bare metal storm and screen
windows must be painted to match or complement the trim. Interior storm windows may be ac-
ceptable as long as they do not detract from the appearance of the primary windows. Care should be
taken, however, when using interior storm windows because condensation tends to form on the in-
side surface of the primary window and could cause damage to the wood and paint if not properly
ventilated.
Primary Doors
Every effort should be made to preserve or repair the original doors where damage has occurred.
When repair is not possible, a new wood door may be used. Such new door shall match the original
in detail and finish.
The Commission may approve new wood doors that may slightly differ from the original in cases
where replicating the original may not be feasible, as long as such doors generally conform to the
ones illustrated on the attached sheet. Under certain circumstances, the Commission may approve
doors made of material other than wood provided they conform to the same design requirements.
Storm Doors
Wooden storm and screen doors are preferred and will generally be the required option especially on
the front of the structure. Aluminum or metal storm and screen doors may be used so long as they
are not mill finished or anodized aluminum. Baked enamel or other applicable paints or finishes will
be acceptable. In general, storm and screen doors shall conform to those illustrated on the attached
sheet. The door stiles and rails should be a minimum of 4” wide and one lite doors, where practical,
are preferred in order not to detract from the existing primary door. Jalousie doors are not acceptable
for use as storm doors in the historic districts. Ornamental iron work safety doors are also generally
inappropriate in the historic districts.
Exterior Woodwork
5
Existing decorative woodwork such as railings, moldings, eave, and gable cornice trim, tracery, col-
umns, observatories, scrolls, bargeboards, lattice, and other carved or sawn wood ornament shall not
be removed or altered without Commission approval. Existing deteriorated ornamental woodwork
shall not be removed but shall be repaired or replaced with matching materials where possible.
RESDING AND TRIM CLADDING
General
The Muskegon Historic District Commission does not endorse the residing of structures within the
Historic districts. It is the policy of this Commission that the original fabric of the building should
be repaired or replaced where necessary with the original building material.
In cases where the repair or replacement with like materials is impractical or where it can be demon-
strated that the original materials will no longer hold paint or that the original materials are so badly
deteriorated that they can no longer be reasonably repaired, the residing standards below shall strict-
ly be adhered to.
Definitions
For the purpose of this statement, the terms “residing materials” and “trim cladding” shall be under-
stood to encompass the use of any residing materials such as aluminum, vinyl, steel, hardboard,
wood, masonry, or molded urethane which is designed to replace or cover all, or any part, of an ex-
terior wall, trim work or other building element or a structure within a designated historic district.
Purpose
The Commission shall review all applications for Certificates of Appropriateness proposing the in-
stallation of residing materials or trim cladding as individual cases. Each application shall be decid-
ed on its own merit. No person should interpret any Commission approval for residing or trim clad-
ding as being precedent setting. Unrestricted use of residing materials or trim cladding will not be
allowed.
In any case where residing materials or trim cladding are proposed for use by a property owner or
siding contractor, the property owner shall be required to submit a signed letter stating in detail the
intent and scope of the proposed residing or trim cladding installation. Such a letter is to also include
the identification of any deterioration or problems occurring relative to the existing siding or exteri-
or building fabric. If known, the cause and extent of this deterioration must be clearly stated.
The following conditions of installation shall be met by all proposals for residing or trim cladding:
1. All existing deterioration shall be made structurally sound and its causes, insofar as possible,
shall be corrected prior to the installation of residing materials or trim cladding.
2. Any installation of residing materials shall simulate the appearance of the original building ma-
terial that it is intended to cover. This simulation shall take into account the size, shape or pro-
file, texture, and linear direction of the original building material.
6
a. The residing material shall be similar in appearance and dimension to the original sid-
ing. The exposure to the weather of the new siding shall range within one inch of the
nominal dimension of the original siding. The Historic District Commission shall have
the authority to waive this requirement in the event that they believe a different design
or dimension siding would be more appropriate to the architectural character of the His-
toric District.
b. A proposed color shall be appropriate as determined by the Commission.
c. Generally, wood grain textures are not approved by the Commission. However, the ap-
propriateness of a specific siding texture shall be determined on an individual case basis.
3. Any installation of trim cladding shall adhere to the following guidelines for the treatment for
architectural trim elements.
a. Existing cornice or building trim elements shall not be covered or replaced without Commis-
sion approval. Commission approval will depend upon how closely the trim cladding or new
trim elements duplicate the appearance of the existing building trim elements.
b. The wall siding material shall not extend over the existing trim members such as window
and door trim, sills, facias, soffits, frieze members and boards, brackets, aprons, corner
boards, trim boards, skirt boards, or any other characteristic moldings or architectural fea-
tures.
c. If the above mentioned trim members are to be clad, they shall be covered with custom
formed cladding which shall closely approximate the shapes and contours of the existing
moldings or trim. Distinctive or unusual trim or architectural elements shall not be clad
without prior consideration and Commission approval.
d. No building trim elements or architectural features are to be removed or altered to facilitate
the installation of the new siding or trim cladding without approval of the Historic District
Commission.
e. In most cases the soffit cladding material shall run parallel and not perpendicular to the plane
of the wall.
PORCH AND DECK
Covered Porches
Newly constructed covered porches shall be decked with tongue and groove decking and painted to
complement or contrast the house (unless the construction involves the rebuilding of a missing orig-
inal porch where documentable evidence shows a different method of decking). Ventilation under
the porch deck is necessary to prevent excessive moisture from causing deterioration to the porch
members. Therefore, the porch skirt shall be detailed in a similar manner to that shown on the at-
7
tached decking detail illustration. In some cases, composite decking materials may be permitted for
use on covered porches.
Freestanding or Attached Decks (Uncovered Porches)
Placement and design of all decks shall be approved by the Commission. Decks should be located in
unobtrusive locations and shall feature one of the edge details featured on the attached decking de-
tail illustration. Decking boards shall consist of 5/4” thick pressure treated decking or square edged
fir decking and appropriately finished. In some cases, composite decking materials may be permitted
for use on uncovered porches.
Handrails and Guardrails
Existing original handrails and guardrails shall not be removed without the approval of the Commis-
sion. Deteriorated rails shall be repaired as a first course of action. When replacement is necessary,
the original details shall be replicated. In cases where height or spacing is required to be modified to
meet code requirements, the Commission will carefully review the options to determine the most
appropriate method to accomplish this requirement. In cases where handrails or guardrails are new
(including those for new decks), the design shall generally conform to the railing and balustrade de-
tail illustrated on the attached sketches.
In all cases, if an original guardrail was higher than the minimum height as listed above, then the
original height applies. In general, in order to meet building code requirements, the minimum guard-
rail height in the historic districts shall conform to the following standards:
PORCH OR DECK FLOOR HEIGHT
FROM FINISHED GROUND GRADE MINIMUM GUARDRAIL HEIGHT
0” - 30” 0”
> 30” 36”
Porch Enclosure
New guardrails on commercial buildings shall conform to the minimum guardrail height for com-
mercial buildings as defined in the most recent edition of the building code.
In all cases, if an original guardrail was higher than the minimum height as listed above, then the
original height applies.
Porch Enclosure
Existing screen or open porches shall not be enclosed with framing or windows without approval by
the Commission. Generally, when an open or screened porch is enclosed, the enclosure materials or
windows should preserve the appearance of a porch in order to maintain the original design and to
avoid the visual effect of a boxed-in appendage. This can often be accomplished with full length
windows and exterior screens which would extend from within a few inches off the floor or base of
the existing porch opening thus maintaining the effect of a screened in porch or solarium. On most
full length porches, building up a half-wall at the base and enclosing it with short windows would
not be in keeping with the original design of the house and would detract from the overall appear-
8
ance. Each request for a porch enclosure will be carefully analyzed by the Commission, taking into
consideration the practical and intended usage of the area and the overall visual effect upon the
house.
Paint
All exposed deck or porch wood shall be painted to complement or contrast the existing structure.
Pressure treated wood shall be painted no later than one year after installation.
9
10
Deliberation
I move that the HDC (approve/deny) the request to 1) remove the vinyl siding and original wood
siding and install a engineered wood siding and trim to match the existing siding and trim, level the
roof and rebuild the porch which includes: 2) install new decking on the porch with boards that run
perpendicular to the front of the house, 3) remove the existing Tuscan style columns on the front
porch and install new structural composite columns of the same style, 4) remove the half walls on
the porch and install new composite rails and balustrades, 5) remove and replace the windows (some
of which were removed by a past owner) with slim line custom sized vinyl windows matching the
sizes of the existing window openings. Additional drawings and information will be provided at the
meeting.as long as the work meets all zoning requirements and the necessary permits are obtained.
11
Case 2020-4 – 430 W. Clay – Banners
Applicant: Kayla Slager (Revel, representing Lakeshore Museum Center)
District: Clay-Webster
Current Function: Institutional
Discussion
The applicant is seeking approval to install ten (10) vinyl, vertical banner signs on the structure. The
banners will highlight the museum’s exhibits, with five (5) signs proposed to be installed on both
the W. Clay Avenue façade and the façade facing Fourth Street. Some banners have already been
installed.
View of structure from the corner of Clay and Fourth. Banners visible at left.
Rendering of proposed banner locations on the Fourth Street façade.
12
Standards (Abbreviated)
Any banner hung either with or without frames that contains a message, symbol, or which is simply
a decorative addition is considered a sign…Banners, when permitted, are on an interim basis only
and shall be annually reviewed by the Historic District Commission to ensure their sightly appear-
ance.
Deliberation
I move that the HDC (approve/deny) the request to install ten (10) vinyl, vertical banner signs on the
structure highlighting the museum’s exhibits, with five (5) signs proposed to be installed on both the
W. Clay Avenue façade and the façade facing Fourth Street as long as the work meets all zoning re-
quirements and the necessary permits are obtained.
13
Case 2020-5 – 24 Morrall – Shed
Applicant: Franco Camilien
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to construct a new shed at the rear of the property on the same
footprint as the previous shed. The original, metal sided shed was recently damaged by a tree. Con-
struction of the shed has already started.
Shed in rear yard of 24 Morrall Avenue (view from street was obstructed by parked trailer)
14
Previous shed before being damaged and removed
Standards
Recommended Not Recommended
Height - Relating the overall height of new Height - Introducing new construction that
construction to that of adjacent structures. varies greatly in height (too high or too low)
As a general rule, construct new buildings to from older buildings in the vicinity. Ex-
a height roughly equal to the average height treme differences in building heights will
of existing buildings from the historic period have a detrimental visual effects on the ap-
on and across the street. pearance of surrounding property.
Scale - Relating the size and proportions of Scale - Creating buildings that in height,
new structures to the scale of adjacent build- width, or massing violate the existing scale
ings. Although a building may be much of the area. The new building should not
larger than its neighbors in terms of square disrupt the scale and rhythm of the
footage, it should maintain the same scale streetscape, although it might be appropriate
and rhythm as the existing buildings. in a different location.
Massing - Breaking up uninteresting box- Massing - Introducing single, monolithic
like forms into smaller, varied masses such forms that are not relieved by variations in
as are common on most buildings from the massing. Box-like facades and forms are
historic period. Variety of form and intrusive when placed in a streetscape of
massing are elements essential to the charac- older buildings that have varied massing and
15
ter of the streetscape in historic districts. facade articulation.
For example, if an infill site is large, the
mass of the facade can be broken into a
number of small bays.
Directional Expression - Relating the verti- Directional Expression - Creating strongly
cal, horizontal, or non-directional facade horizontal or vertical facade expressions un-
character of new buildings to the predomi- less compatible with the character of struc-
nant directional expression of nearby build- tures in the immediate area. A new building
ings. Horizontal buildings can be made to that does not relate well to its neighbors or
relate to the more vertical adjacent structures to the rhythm of the streetscape because of
by breaking the facade into smaller masses an unbroken horizontal facade should be
that conform to the primary expression of avoided.
the streetscape.
Setback - Maintaining the historic facade Setback - Violating the existing setback pat-
lines of streetscape by locating front walls of tern by placing a new building in front of or
new buildings in the same plane as the fa- behind the historic facade line. Placing
cades of adjacent buildings. If exceptions buildings at odd angles to the street, unless
are made, buildings should be set back into in an area where diverse siting already ex-
the lot rather than closer to the street. If ex- ists, even if property setback is maintained,
isting setbacks vary, new buildings should should be avoided.
conform to historic siting patterns.
Sense of Entry - Articulating the main en- Sense of Entry - Introducing facades with no
trances to the building with covered porches, strong sense of entry. Side entries or entries
porticos, and other pronounced architectural not defined by a porch or similar transitional
forms. Entries were historically raised a few element result in an incompatible "flat" first-
steps above the grade of the property and floor facade.
were a prominent visual feature of the street
elevation of the building.
Roof Shapes - Relating the roof forms of the Roof Shapes - Introducing roof shapes,
new buildings to those found in the area. pitches, or materials not traditionally used in
Although not entirely necessary, duplication the area.
of the existing or traditional roof shapes,
pitches, and materials on new construction is
one way of making new structures more vis-
ually compatible.
Rhythm of Openings - Respecting the recur- Rhythm of Openings - Introducing incom-
rent alteration of wall areas with door and patible facade patterns that upset the rhythm
window elements in the facade. Also con- of openings established in surrounding
sidering the width-to-height ratio of bays in structures. For example, glass walls and
the facade. The placement of openings with window and door shapes and locations
16
respect to the facade's overall composition, which are disrespectful to the adjoining
symmetry or balanced symmetry should be buildings.
carefully studied.
Design Expression - Composing the materi- Design Expression - Violating the existing
als, textures and colors of the new building character of the district by introducing non-
facade to compliment adjacent facades and compatible materials, textures, colors, de-
relating details and decorations of the new tails, and decoration on new buildings.
building to those of existing surrounding
buildings.
Imitations - Accurate restoration of or visu- Imitations - Replicating or imitating the
ally compatible additions to existing build- styles, motif, or details of older periods.
ings and former construction, contemporary Such attempts detract from the character of
architecture that well represents our own the district by compromising what is truly
time yet, enhances the nature and character historic.
of the historic district.
Deliberation
I move that the HDC (approve/deny) the request to construct a new shed at the rear of the property
within the same footprint as the previous shed as long as the work meets all zoning requirements
and the necessary permits are obtained.
V. OLD BUSINESS
None
VI. OTHER BUSINESS
Certified Local Government (CLG) Presentation – Staff is continuing with the application to be-
come certified through the State Historic Preservation Office (SHPO). Alan Higgins, the CLG Co-
ordinator for SHPO, will be presenting on the program. Staff shared the CLG Manual with the board
and has asked that board members review it and prepare any questions they may have for Alan. The
CLG certification manual is available online here:
https://www.michigan.gov/documents/mshda/mshda_shpo_20120629_clg_certification_manual_39
1053_7.pdf
New Board Member – Tim Painter, has been appointed to the Historic District Commission, re-
placing Jackie Hilt.
VII. ADJOURN
17