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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Wednesday, January 12, 2022
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Conference Room 204, City Hall
AGENDA
I. Call to Order
II. Approval of Minutes of the regular meeting of November 2, 2021.
III. Old Business
IV. New Business
Case 2022-01 – 350 W. Webster – Lighting/Bollards/Electrical Upgrade
Case 2022-02 – 296 W. Webster – Addition
Case 2022-03 – 238 Houston – Demolition
Case 2022-04 – 1500 Clinton – Siding
Case 2022-05 – 1314 Peck – Siding
Case 2022-06 – 339 Houston – Addition
V. Other Business
HDC Openings
2021 Staff Approval Update #3
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
Approval of Minutes of the regular meeting of November 2, 2021.
III. OLD BUSINESS
None
IV. NEW BUSINESS
Case 2022-01 – 350 W. Webster – Lighting/Bollards/Electrical Upgrade
Applicant: City of Muskegon (Department of Public Works)
District: National Register
Current Function: Park
Discussion
The applicant is seeking approval to complete an electrical upgrade to Hackley Park. As part of the
upgrade, a number of features are proposed to be installed above-grade.
1. 36 lighted bollards – Three design options were submitted for bollards that are proposed to be
installed at the intersections of the park’s walkways. Depending on the style of bollard, they
will also contain electrical outlets for use during park events.
2. Light fixtures for corner statues – The center monument is up-lighted by a series of ground-
mounted light fixtures, but the four statues located at each corner of the park are not. A single
lighting fixture would be located within the landscaping at the base of each statue with the
beam focused on the front side of the statue.
See Attachment B for further details.
View of park from the intersection of 3rd Street and W. Webster Avenue, looking west.
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Examples of current outlets used in park.
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Existing lights at Hackley Park (left) will remain, and match those at Hackley Public Library (right)
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Model 1.
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Model 2, with height dimensions. Model is also used at Hackley Library.
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Model 3 with dimensions.
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Existing lighting fixtures used on monument.
Proposed ground-mounted lighting fixture for four corner statues.
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Standards
From Hackley Park: A Master Plan for Restoration (1986):
“Electrical receptacles are found in the moat area around the monument. They are fairly new and were
not part of the original design. Little attempt was made to integrate these receptacles incomspicuously
into the background. The style and placement of these are inappropriate to the site.”
“Lamp standards – Electric lights were another of Mr. Hackley’s gifts to the park. They were added
in 1898, eight years after the completion of the park. The patent dates on the lights are 1890 and 1891.
Their original placement seems to support the theory that they were an early attempt to illuminate the
monument at night. Unfortunately they were placed exactly in the middle of the four main visual sight
lines to the monument thereby negating the primary design intent of Olof Benson’s original park
plan.”
“Because everything was to be subordinate to the monument, fussy shrubs, evergreens and flower
beds (anything taking the eye away from theat monument) were not part of the original plan. This idea
of “subordination of detail to the whole effect” was paramount to the design principles of Frederick
Law Olmsted who was designing parks all across America (including Chicago) at this time. Olof
Benson was no doubt aware of this and incorporated that same thinking into his design for Hackley
Park.”
“Electrical outlet boxes are found in a couple of locations above grade and are very inadequate in
meeting the present day electrical demand of the park and should be upgraded.”
“The incongruent uses and special events must be accommodated in an unobtrusive manner so as to
not distract from the historical integrity of the park.”
“All wires should be placed underground with service junction boxes discretely placed.
The historical fixtures should be rewired with electrical outlets mounted discretely in the base for
regular 110 service. Perimeter lights should be designed with the same option in mind…
The monument and the four statues should receive ground mounted fixtures to light these features at
night.”
Deliberation
I move that the HDC (approve/deny) the request to install 36, Model (1/2/3/Other), lighted bollards
containing electrical outlets and installed at the intersections of the park’s walkways in the locations
presented in the January 12, 2022 HDC Staff Report and supporting documents, and to install one
light fixture within the landscaping at the base of each of the park’s four corner statues with the beam
focused on the front side of the statue as long as the work meets all zoning requirements and the
necessary permits are obtained.
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Case 2022-02 – 296 W. Webster – Addition
Applicant: Muskegon Museum of Art
District: National Register/Downtown Structures
Current Function: Institutional
Discussion
The applicant is seeking approval to construct a new, two-story addition to the north of the Muskegon
Museum of Art’s existing building, install a new south entrance on W. Webster Avenue where a
window currently exists, and create a landscaped plaza connecting the new addition’s north entrance
to W. Clay Avenue. The footprint of the new construction is proposed to span two current parcels
(269 W. Webster and 315 W. Clay) as well as portion of the vacated alley in this block, space which
is completely or partially located in two local historic districts. The building addition is proposed to
contain new large and small galleries, event space, a roof terrace, the museum store, classroom and
activity space, mechanical space/loading dock, support space, and collections management space.
Additional information will be provided at the meeting as well as provided in Attachment A.
Bird’s-eye view rendering of proposed building addition from W. Clay Avenue, looking south.
Existing museum building visible behind addition.
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Proposed site plan showing location of current building, building addition, new south entry, and
landscaped plaza.
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Current view of the original museum building (left) and its 1980s addition (right) from W. Webster
Avenue, looking west.
Rendering of same view depicting the proposed new south entrance to the building.
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Current museum building’s south entrance
Current connection between original museum building and past building addition. Window on left is
proposed to be replaced with a new entry door.
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Current view of north entrance and alley, looking east.
View from approximately the same location as above photo. Building addition is built over vacated
alley (obscuring view of existing building).
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View of existing north elevation from W. Clay Avenue.
View from approximately the same location as above photo. Building addition extends toward and
faces Clay, and a new landscaped plaza provides a pedestrian connection from the sidewalk and
locations for future public art pieces.
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Standards
DESIGN GUIDELINES FOR NEW CONSTRUCTION
Although a significant amount of the Commission’s work is centered on historic structures, the
construction of new structures on vacant lots within historic districts is permitted and encouraged.
However, those professionals designing new structures should strive for excellence in design whether
small individual infill construction within the existing historic district blocks, or larger independently
sited projects. New structures should be in keeping with the existing historical character of the
neighborhood or district with a design that is compatible with the size, scale, material, and color of
the surrounding buildings and landscaping. Good design which responds positively to its surroundings
can be done in several different ways; therefore, it is impossible to develop specific interpretations
which will apply in all cases. Every site has its own design opportunities.
The following design recommendations shall be used by the Historic District Commission in
evaluating requests for new construction within the districts. These basic criteria should be a part of
any proposed design brought before the Commission for approval.
Recommended Not Recommended
Height - Relating the overall height of new Height - Introducing new construction that
construction to that of adjacent structures. As varies greatly in height (too high or too low)
a general rule, construct new buildings to a from older buildings in the vicinity. Extreme
height roughly equal to the average height of differences in building heights will have a
existing buildings from the historic period on detrimental visual effects on the appearance
and across the street. 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 of
ings. Although a building may be much the area. The new building should not disrupt
larger than its neighbors in terms of square the scale and rhythm of the streetscape, alt-
footage, it should maintain the same scale hough it might be appropriate in a different
and rhythm as the existing buildings. location.
Massing - Breaking up uninteresting box-like Massing - Introducing single, monolithic
forms into smaller, varied masses such as are forms that are not relieved by variations in
common on most buildings from the historic massing. Box-like facades and forms are in-
period. Variety of form and massing are ele- trusive when placed in a streetscape of older
ments essential to the character of the buildings that have varied massing and fa-
streetscape in historic districts. For example, cade articulation.
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-
cal, horizontal, or non-directional facade Directional Expression - Creating strongly
character of new buildings to the predomi- horizontal or vertical facade expressions un-
nant directional expression of nearby build- less compatible with the character of struc-
ings. Horizontal buildings can be made to re- tures in the immediate area. A new building
late to the more vertical adjacent structures that does not relate well to its neighbors or to
by breaking the facade into smaller masses the rhythm of the streetscape because of an
that conform to the primary expression of the
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streetscape. unbroken horizontal facade should be
avoided.
Setback - Maintaining the historic facade
lines of streetscape by locating front walls of
new buildings in the same plane as the fa- Setback - Violating the existing setback pat-
cades of adjacent buildings. If exceptions are tern by placing a new building in front of or
made, buildings should be set back into the behind the historic facade line. Placing
lot rather than closer to the street. If existing buildings at odd angles to the street, unless in
setbacks vary, new buildings should conform an area where diverse siting already exists,
to historic siting patterns. even if property setback is maintained,
should be avoided.
Sense of Entry - Articulating the main en-
trances to the building with covered porches,
porticos, and other pronounced architectural Sense of Entry - Introducing facades with no
forms. Entries were historically raised a few strong sense of entry. Side entries or entries
steps above the grade of the property and not defined by a porch or similar transitional
were a prominent visual feature of the street element result in an incompatible "flat" first-
elevation of the building. floor facade.
Roof Shapes - Relating the roof forms of the
new buildings to those found in the area. Alt-
hough not entirely necessary, duplication of Roof Shapes - Introducing roof shapes,
the existing or traditional roof shapes, pitches, or materials not traditionally used in
pitches, and materials on new construction is the area.
one way of making new structures more vis-
ually compatible.
Rhythm of Openings - Respecting the recur-
rent alteration of wall areas with door and
window elements in the facade. Also consid- Rhythm of Openings - Introducing incompat-
ering the width-to-height ratio of bays in the ible facade patterns that upset the rhythm of
facade. The placement of openings with re- openings established in surrounding struc-
spect to the facade's overall composition, tures. For example, glass walls and window
symmetry or balanced symmetry should be and door shapes and locations which are dis-
carefully studied. respectful to the adjoining buildings.
Design Expression - Composing the materi-
als, textures and colors of the new building Design Expression - Violating the existing
facade to compliment adjacent facades and character of the district by introducing non-
relating details and decorations of the new compatible materials, textures, colors, de-
building to those of existing surrounding tails, and decoration on new buildings.
buildings.
Imitations - Accurate restoration of or visu-
ally compatible additions to existing build- Imitations - Replicating or imitating the
ings and former construction, contemporary styles, motif, or details of older periods. Such
architecture that well represents our own time attempts detract from the character of the dis-
yet, enhances the nature and character of the trict by compromising what is truly historic.
historic district.
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Deliberation
I move that the HDC (approve/deny) the request to construct a new, two-story addition to the north of
the Muskegon Museum of Art’s existing building, install a new south entrance on W. Webster Avenue
where a window currently exists, and create a landscaped plaza connecting the new addition’s north
entrance to W. Clay Avenue as presented in the January 12, 2022 HDC Staff Report and supporting
documents as long as the work meets all zoning requirements and the necessary permits are obtained.
20
Case 2022-03 – 238 Houston – Demolition
Applicant: City of Muskegon (SAFEbuilt Inspection Services)
District: Houston
Current Function: Commercial
Discussion
The applicant is seeking approval to demolish the structure. A fire occurred at the property in May
2020. In December 2020, a case was presented to the HDC to review the property owner’s plans to
rehabilitate the structure. The Housing Board of Appeals (HBA) has since determined that the struc-
ture is unsafe, substandard, a public nuisance and that it be demolished. The City Commission has
concurred with the HBA’s findings.
View of house from Houston Avenue, looking north.
Standards
No standards apply.
Deliberation
I move that the HDC (approve/deny) the request to demolish the structure as long as the work meets
all zoning requirements and the necessary permits are obtained.
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Case 2022-04 – 1500 Clinton – Siding
Applicant: Belinda Spray
District: Clinton-Peck
Current Function: Residential
Discussion
The applicant is seeking approval to install vinyl siding over the existing wood siding on the house
and remove one second-story window on the east elevation. Work was started in mid-December with-
out proper review or approvals and a stop work order was issued at that time.
View of house from Clinton Street, looking northeast. Vinyl siding being installed on attached garage
visible at right.
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View of house from E. Grand Avenue, looking southwest (photo from October 2019)
Current view of house from E. Grand, looking southwest. New vinyl siding being installed on the
house and attached garage as well as a window that was removed from the second story are visible.
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North elevation with vinyl siding being installed on the first floor.
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
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.
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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.
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.
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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.
WINDOW, DOOR, AND EXTERIOR WOODWORK STANDARDS AND GUIDELINES (Ab-
breviated)
General
These guidelines pertain only to proposed changes to the structure and do not affect existing construc-
tion.
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 ar-
chitectural 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 repair
is not possible, elements shall be replaced with matching wood members. Damaged or deteriorated
wood elements may be replaced or covered with formed aluminum or vinyl, subject to Commission
approval and provided that the original profile of the woodwork is not altered or changed.
Primary Windows
Existing damaged or deteriorating window frames and sash shall be repaired as a first course of action.
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.
Deliberation
I move that the HDC (approve/deny) the request to install vinyl siding over the existing wood siding
on the house and to remove one second-story window on the east elevation as long as the work
meets all zoning requirements and the necessary permits are obtained.
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Case 2022-05 – 1314 Peck – Siding
Applicant: April and Bryan Nulf
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to remove the existing, damaged wood siding and reside the house
with new wood siding. The house currently contains three different patterns of wood siding, and the
replacement siding would match the most common siding pattern currently found on the house.
View of house from Peck Street, looking east.
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View of house from Peck Street, looking northeast.
Three types of siding patterns visible on the house.
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Examples of deteriorated wood siding on the house.
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Standards
See Residing and Trim Cladding Guidelines in Case 2022-04, above.
Deliberation
I move that the HDC (approve/deny) the request to remove the existing, damaged wood siding and
reside the house with new wood siding to match the most common siding pattern currently found on
the house as long as the work meets all zoning requirements and the necessary permits are obtained.
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Case 2022-06 – 339 Houston – Addition
Applicant: Danielle Bos
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to construct an addition to the house that extends the garage eight
(8) feet toward the front property line and adds second story living space above the garage. The addi-
tion will utilize the same siding, windows, and roofing materials used on the rest of the house. Addi-
tional information and drawings will be provided at the meeting.
View of house and attached garage from Houston Avenue, looking east.
Standards
See Design Guidelines for New Construction in Case 2022-02, above.
Deliberation
I move that the HDC (approve/deny) the request to construct an addition to the house that extends
the garage eight (8) feet toward the front property line and adds second story living space above the
garage utilizing the same siding, windows, and roofing materials used on the rest of the house as
long as the work meets all zoning requirements and the necessary permits are obtained.
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V. OTHER BUSINESS
HDC Openings – Following the most recent term expiration and reappointment process, the HDC
now has two openings. The board’s composition requirements call for the open positions to be filled
by a registered architect and a member of a local preservation society.
2021 Staff Approval Update #3 – Since the last update in July 2021, Staff has approved 18 projects,
those bolded were discussed with the HDC chairperson prior to approval:
- 609 W. Western – 6’-tall wood privacy fence for dumpster screening at rear alley
- 1247 Terrace – Reroof house
- 241 W. Muskegon – Tuck point two chimneys
- 511 W. Clay – Pour 3 concrete steps on rear porch and install handrails on either side
- 263 W. Muskegon – Replace 14 vinyl windows with new vinyl windows
- 486 W. Clay – Tuck point bricks and repair chimney
- 85 W. Southern – Driveway expansion
- 325 Houston – Landscaping mechanicals container/cover in rear yard
- 1715 Jefferson – Reroof house and garage
- 413 W. Webster – Reroof house
- 1244 Ransom – Reroof house
- 1163 Terrace – Replace wood windows on first floor with vinyl windows with simulated
divided lights matching the dimensions and mullion patterns of the originals
- 362 W. Muskegon – 4’-tall black metal fencing in side yards with two gates (black chain link
approved on a temporary basis due to delays with supplies)
- 1593 Jefferson – Reroof rear of house and install engineered wood lap siding on dormers over
rear garage. Install new, custom wood storm windows to match existing original
- 486 W. Clay – Reroof house
- 1391 Jefferson – Replace damaged vinyl picture window and two surrounding, double hung
vinyl windows with new vinyl windows in the same size and configuration
- 416 W. Muskegon – 6’-tall wood privacy fence around back half of property
- 85 W. Southern – Construct 4’-tall wood picket fence around perimeter of property
VI. ADJOURN
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Attachment A
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Attachment B
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