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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, June 1, 2021
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: https://www.facebook.com/CityofMuskegon
AGENDA
I. Call to Order
II. Approval of Minutes of the regular meeting of April 6, 2021, special meeting of April 22,
2021, and regular meeting of May 4, 2021.
III. Old Business
Case 2021-18 – 461 W. Webster – Fence
Case 2021-14 – 421 W. Webster – Gutters and Downspouts/Rainchains
IV. New Business
Case 2021-19 – 325 Houston – Shutters
Case 2021-20 – 299 Houston – Garage Door, Entry Door, Exterior Lights, Roof Structure
Case 2021-21 – 234 Houston – Siding
Case 2021-22 – 557 W. Western – Sign
Case 2021-23 – 609 W. Western - Sign
V. Other Business
Future Meetings Policy
Public Comment Period
VI. 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 repre-
sentative dial 231-724-6705
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II. APPROVAL OF MINUTES
III. OLD BUSINESS
Case 2021-18 – 461 W. Webster – Fence
Applicant: Victoria Thompson
District: Houston
Current Function: Residential
Discussion
This was a walk-on case at the May 4, 2021 meeting, but was not reviewed due to time constraints.
The applicant is seeking approval to replace an existing chain-link fence with a new six-foot tall white
vinyl privacy fence. The new fence will run perpendicular to the street, starting in the back yard and
ending in-line with the front wall of the house. Staff has approved construction of the rear 64-feet of
fence that meets the HDC’s local standards for fences, but because those standards limit privacy fences
to no more than four-feet in height beyond the midway point of the front and rear of the house, the
final eight-feet of fencing, closest to the street cannot be approved by Staff as it does not conform
with the local standards at the proposed height.
View of house and existing chain-link fence (left of white pergola)
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Proposed fence layout with eight-foot length under review circled in red
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Proposed vinyl privacy fence will match the above style used at neighboring property
Standards
FENCE STANDARDS AND GUIDELINES (Abbreviated)
General
Fences and gates are an extension of the architecture of a home. They should be compatible in style
and material. They should be appropriate to the size and scale of the structure. They, therefore, require
review and approval by the Historic District Commission.
Sometimes it is necessary to use fencing for other than decorative purposes, such as marking bound-
aries, privacy, screening unsightly areas, or security. Fencing for utilitarian purposes sometimes re-
quires fencing materials which are not of the period or character of the house. Nonconforming fencing
materials may be considered for use in the back of the structure.
…
Fence Standards
LAYOUT REQUIREMENTS: (Please see the attached Supplementary Graphics sheets)
Conforming open fences not over four (4) feet and conforming solid fences not over three (3) feet in
height are permitted between the property line and halfway between the front and rear setback lines.
…
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Deliberation
I move that the HDC (approve/deny) the request to construct the remaining eight-feet of six-foot tall
white vinyl privacy fence in the location of the existing chain-link fence on the south side of the house
as long as the work meets all zoning requirements and the necessary permits are obtained.
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Case 2021-14 – 421 W. Webster – Gutters and Downspouts/Rainchains
Applicant: Kevin and Jacquelyn Huss
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to add white gutters to three sides of the front and rear porches,
installed on the soffits, and include two traditional downspouts at the outer corners of the front porch
and two copper rainchains located on the outer corners of the rear porch. The HDC approved a similar
request at the May 4, 2021 meeting with the condition that the downspouts be located where the front
porch meets the house, but it has since been determined that the slope of the porch roof does not allow
for the gutters to drain toward the house.
View of front porch from W. Webster Avenue. Plan for gutters and downspouts, below.
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House in former location on Peck Street as depicted in historic postcard with downspout visible to
immediate left of porch.
View of rear porch from backyard.
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Sample of proposed gutter and rainchain
Standards
WINDOW, DOOR, AND EXTERIOR WOODWORK STANDARDS AND GUIDELINES
(Abbreviated)
Exterior Woodwork
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.
Deliberation
I move that the HDC (approve/deny) the request to add white gutters to three sides of the front and
rear porches, installed on the soffits, and include two traditional downspouts at the outer corners of
the front porch and two copper rainchains located on the outer corners of the rear porch as long as the
work meets all zoning requirements and the necessary permits are obtained.
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IV. NEW BUSINESS
Case 2021-19 –325 Houston – Shutters
Applicant: Dollie and Tom Hippchen
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to install three sets of 15” x 43” shutters on the second story win-
dows on the front facade of the house and another set of shutters on the first story picture window
on the front facade of the house (to the left of the front door).
View of house from Houston Avenue showing all four windows where shutters are proposed
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Proposed style of shutters
Standards
From the Secretary of the Interior’s Standards for Rehabilitation:
3. Each property will be recognized as a physical record of its time, place and use. Changes that create
a false sense of historical development, such as adding conjectural features or elements from other
historic properties, will not be undertaken.
6. …Replacement of missing features will be substantiated by documentary and physical evidence.
Deliberation
I move that the HDC (approve/deny) the request to install three sets of 15” x 43” shutters on the sec-
ond story windows on the front facade of the house and another set of shutters to the first story pic-
ture window on the front facade of the house as long as the work meets all zoning requirements and
the necessary permits are obtained.
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Case 2021-20 – 299 Houston – Garage Door, Entry Door, Exterior Lights, Roof Structure
Applicant: David Engel
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to 1) remove the existing overhead garage doors and replace them
with stained mahogany overhead garage doors of the same size and panel configuration, 2) replace
the existing metal, side entry door with a salvaged mahogany paneled entry door with an arch win-
dow above, 3) remove the existing carriage lights and install new carriage lights on both sides of the
garage doors, and 4) remove the double roof detail above the side entry door and replace it with sid-
ing to match the house.
View of house from the corner of Houston Avenue and 4th Street, garage partially visible at right
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View of garage from 4th Street showing area where double roof would be removed (#4)
View showing proposed replacement garage door style (#1), existing side entry door, and proposed
locations of carriage light fixtures (#3)
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Proposed carriage light fixture (#3) Style of proposed side entry door (#2)
Standards
WINDOW, DOOR, AND EXTERIOR WOODWORK STANDARDS AND GUIDELINES
(Abbreviated)
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
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repair is not possible, elements shall be replaced with matching wood members. Damaged or deteri-
orated 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 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.
…
Deliberation
I move that the HDC (approve/deny) the request to remove the existing overhead garage doors and
replace them with stained mahogany overhead garage doors of the same size and panel configura-
tion, replace the existing metal side entry door with a salvaged mahogany paneled entry door with
an arch window above, remove the existing carriage lights and install new carriage lights on both
sides of the garage doors, and remove the double roof detail above the side entry door and replace it
with siding to match the house as long as the work meets all zoning requirements and the necessary
permits are obtained.
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Case 2021-21 – 234 Houston – Siding
Applicant: Heidi Morey
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to install vinyl siding on the house.
View of house from Houston Avenue
Standards
RESIDING AND TRIM CLADDING GUIDELINES
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
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deteriorated that they can no longer be reasonably repaired, the residing standards below shall strictly
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 exterior 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 decided
on its own merit. No person should interpret any Commission approval for residing or trim cladding
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 exterior
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.
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.
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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 features.
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 con-
sideration 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.
In most cases the soffit cladding material shall run parallel and not perpendicular to the plane of the
wall.
Deliberation
I move that the HDC (approve/deny) the request to install vinyl siding on the house as long as the
work meets all zoning requirements and the necessary permits are obtained.
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Case 2021-22 – 557 W. Western – Sign
Applicant: Corrine Cockream
District: Clay-Western
Current Function: Commercial
Discussion
The applicant is seeking approval to install a new 1’-3” x 9’-4” wall sign and an interior neon tube
“OPEN” sign.
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View of building from W. Western Avenue with proposed wall sign above storefront
Proposed neon tube “OPEN” sign
Standards
SIGNAGE POLICY (Abbreviated)
A. Letters
1. Style. Uniform lettering style shall be used throughout the sign to avoid incoherence and
otherwise incompatible letter form combinations which may be determined as inappropriate
by the Historic District Commission. The use of serifed (footed) letter styles is preferred for
certain historical buildings; however, Gothic letter forms (those without serifs) and script let-
ter forms may be acceptable to the Historic District Commission dependent upon the style
and period of architecture represented by the building involved.
2. Size. “Letters should be subordinate to the background area”. The maximum allowable
height of capital letter forms shall not exceed two-thirds the height of the background area on
which it appears (the background area is, in turn governed by the sign size and location re-
strictions which follow) or shall be reduced to the size declared appropriate by the Historic
District Commission, dependent upon the actual signable wall area or sign size, location and
viewing distance.
B. Fabrication Materials
The following materials, when properly used to compliment the architectural features and character
of a historic building, are considered compatible for use in whole or part within the historic districts,
provided the conditions as described are adhered to:
1. Wood - Any wood utilized shall be painted, stained, varnished or lacquered, carved or
routed, or be negative cutout (letter forms described by voids in continuous background) or
positive cutouts (individual dimensional letters).
2. Metal - Any metal shall be painted or varnished engraved mechanically or chemically
etched. Bright chromium effect is not acceptable. Individually cast or cutout letters applied
to building surface or separate background of wood would be acceptable.
3. Glass - Glass may be stained, leaded, painted, silk screen printed, etched, gold leafed, or
any combination of the foregoing. Neon signs are not appropriate for use on historic build-
ings and, therefore, are considered unacceptable by the Historic District Commission.
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4. Masonry - Masonry shall be carved stone or brick, molded concrete or terra cotta, pro-
vided such material would appear to be an authentic architectural addition to the facade of
the building, as determined by the Historic District Commission.
5. Plastic or Fiberglass - The use of custom thin-gauge, die-cut vinyl letters which give the
effect of a painted or silk screen imprinted letter is permitted. Any other use of plastic or fi-
berglass or the use of molded surface plastics or corrugated fiberglass sheeting is prohibited
except in those cases where the surface finish closely duplicates the effect of a painted sur-
face, as determined by the Historic District Commission.
6. Fabric - The use of bright, glossy, or leatherette finished vinyls is prohibited. All banner
fabric must be durable and designed for outdoor use and maintained to prevent fraying, dis-
integration, and other unsightly appearances. Paper signs for window displays are prohibited
for permanent use.
C. Illumination: Certain lighted signs are permitted for use with the historic districts, provided that
they shall be illuminated by a reflected light from an exterior source which may be incandescent or
fluorescent and that the light source is non-exposed and shielded from view.
1. Intensity of light. All lighting devices shall employ lights of constant intensity. No sign shall
be illuminated by flashing, intermittent, rotating or moving lights or lights creating the illusion
of movement or in such a manner as to affect adversely the use and enjoyment of the neigh-
boring historic district properties – as determined by the Historic District Commission.
D. Sign Message - Content: All signs shall display only the formal name of the business or operation
conducted on the premises. A brief secondary identification describing the nature of the business/op-
eration and street numbers is also permitted. Where buildings are occupied by professional offices,
the listing of occupants is permitted, provided the sign complies with all provisions established within
this policy.
…
E. Number of Signs: The maximum allowable number of business identification signs per street
frontage per establishment shall be limited to one (1). Whereas additional directory or directional
signs which point out parking lots and other specific services are requested, the Historic District
Commission shall determine the appropriateness and building/site compatibility of such exceptions.
F. Shape and Form: The physical form of a sign shall be proportioned in massiveness and scale to
the building for which it is meant. All shapes shall be simple (square, rectangle…) and relate di-
rectly to the architectural features of the immediate and surrounding historic structures.
G. Location and Size: Sign use, sign type and location may be dictated by established district zoning
ordinances. Whether those ordinance requirements are established or nonexistent, the following
standards shall apply and prevail for all signs used within the City’s designated historic districts.
1. General:
a. No sign may be erected upon or within any dedicated public easement or right-of-
way without the expressed permission of the Muskegon City Commission.
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b. No sign shall be placed so as to conceal, disfigure, or otherwise violate any archi-
tectural features of a building.
c. Sign size shall be visually compatible with the scale of the building for which it is
meant. No sign shall be located in such a manner or position as to affect adversely
the use and enjoyment of neighboring historic district properties.
2. Flat wall signs. No flat wall sign shall exceed twenty (20) percent of the signable wall area to which
it will be attached, and shall not exceed twenty four (24) square feet in sign face area. No flat wall
sign shall exist above a point fifteen (15) feet from the sidewalk level or one (1) inch below the second
story window sill, whichever is lower.
3. Dimensional surface signs. No such sign shall exceed the above limits of a flat wall sign or extend
above the building roof line, and shall not protrude from the primary building facade surface more
than eight (8) inches.
…
Deliberation
I move that the HDC (approve/deny) the request to install a new 1’-3” x 9’-4” wall sign and an inte-
rior neon tube “OPEN” sign as long as the work meets all zoning requirements and the necessary
permits are obtained.
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Case 2021-23 – 609 W. Western – Sign
Applicant: Michael Kordecki
District: Clay-Western
Current Function: Commercial
Discussion
The applicant is seeking approval to install a new, 2’-0” x 11’-9’ channel individual letter sign. A
temporary banner sign was recently installed on the building.
View of building from W. Western Avenue with temporary sign
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Rendering of proposed new sign (note that background color is not part of sign as building was re-
cently painted)
Standards
See Signage Policy in Case 2021-22, above.
Deliberation
I move that the HDC (approve/deny) the request to install a new, 2’-0” x 11’-9” channel individual
letter sign on the front facade of the building as long as the work meets all zoning requirements and
the necessary permits are obtained.
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V. OTHER BUSINESS
Future Meetings Policy – The April 1, 2021 Muskegon City Commission’s approved resolution
declaring a local state of emergency for the purpose of permitting the City Commission and other
public bodies of the city to meet by electronic and telephonic means expired on May 31, 2021. That,
combined with the first floor of City Hall having reopened to the public, and the recent changes to
the statewide social distancing requirements, leaves the HDC with a number of options for how the
board meets going forward:
1. Fully virtual meetings can continue through at least the end of 2021 under the emergency
orders of the Muskegon County Commission.
2. Hybrid meetings where any combination of Historic District Commissioners, City Staff,
applicants, and the general public could choose to meet in-person while those that do not
wish to meet in person can participate virtually as long as meetings continue to be publicly
broadcast live online using electronic and telephonic means.
3. Fully in-person meetings with Commissioners, Staff, applicants, and the public meeting in
City Hall.
Staff is requesting that the HDC discuss and determine their preferred method of meeting.
Public Comment Period – For public comment, please call the number that will be listed on the
screen during the broadcast of this meeting on https://www.facebook.com/CityofMuskegon
VI. ADJOURN
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