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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, July 11, 2023
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 June 6, 2023 regular meeting
III. Old Business
Case 2021-32 – 1164 Terrace – Porch
IV. New Business
Case 2023-10 – 1715 Peck – Siding, Soffit/Fascia, and Windows
Case 2023-11 – 557 W. Western – Awning
Case 2023-12 – 1122 Terrace – Garage Demolition and Construction of New Garage
Case 2023-13 – 22 E. Isabella – Windows
Case 2023-14 – 1065 4th – Siding
V. Other Business
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 MEETINGS OF THE CITY OF MUSKEGON
AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
To give comment on a live-streamed meeting the city will provide a call-in telephone number to the public to be able to
call and give comment. For a public meeting that is not live-streamed, and which a citizen would like to watch and give
comment, they must contact the City Clerk’s Office with at least a two-business day notice. The participant will then
receive a zoom link which will allow them to watch live and give comment. Contact information is below. For more
details, please visit: www.shorelinecity.com
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing im-
paired and audio tapes of printed materials being considered at the meeting, to individuals with disabilities who want to
attend the meeting with twenty-four (24) hours’ notice to the City of Muskegon. Individuals with disabilities requiring
auxiliary aids or services should contact the City of Muskegon by writing or by calling the following: Ann Marie Meisch,
MMC, City Clerk at 933 Terrace Street, Muskegon, MI 49440 or by calling 231-724-6705 or emailing clerk@shoreline-
city.com
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II. APPROVAL OF MINUTES
Approval of Minutes of the regular meeting of June 6, 2023.
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III. OLD BUSINESS
Case 2021-32 – 1164 Terrace – Porch
Applicant: Andy Straub
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to restore the second story porch on the rear of the house with a
new replacement railing design. This was a portion of proposed work that was reviewed and approved
by the HDC in October 2021, but has not been completed. Among other items, the motion from 2021
approved the request to “remove and restore the second story porch on the rear of the house with a
new replacement railing design.” The porch railing and roof had already been removed at the time of
that review, but the following page shows two versions of it that had existed previously.
Current view of second story porch on the rear of the house from Delaware Avenue, looking west.
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Porch design following the June 2009 HDC approval of a request to “restore and repair the porches
in the same style with the railings built to code…and add a gable to the second story porch.” Also
reflected in this photo is the October 2009 HDC approval of a pergola-style roof instead of the
previously-approved (though never installed) gable roof (photo from July 2021).
Previous porch railing design including former flat roof (photo from June 2009).
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Standards
PORCH AND DECK STANDARDS AND GUIDELINES (ABBREVIATED)
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 original
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 attached
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 detail
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 ap-
propriate method to accomplish this requirement. In cases where handrails or guardrails are new (in-
cluding those for new decks), the design shall generally conform to the railing and balustrade detail
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.
…
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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.
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Deliberation
I move that the HDC (approve/deny) the request to restore the second story porch on the rear of the
house with a new replacement railing design as long as the work meets all zoning requirements and
the necessary permits are obtained.
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IV. NEW BUSINESS
Case 2023-10 – 1715 Peck – Siding, Soffit/Fascia, and Windows
Applicant: Alive on the Lakeshore
District: Clinton-Peck
Current Function: Commercial
Discussion
The applicant is seeking approval to reside the building, install new aluminum soffit and fascia, and
replace all windows in the building.
View of the east (front) and north elevations of the house, looking southwest from Peck Street.
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View of the east (front) and south elevations of the house, looking northwest from Peck Street.
Board and batten siding on front porch would be replicated with new siding.
Standards (Abbreviated)
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
demonstrated 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
understood 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
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The Commission shall review all applications for Certificates of Appropriateness proposing the
installation 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
material that it is intended to cover. This simulation shall take into account the size, shape or
profile, texture, and linear direction of the original building material.
a. The residing material shall be similar in appearance and dimension to the original siding.
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 Historic
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
appropriateness 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
Commission 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
consideration 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
(Abbreviated)
General
These guidelines pertain only to proposed changes to the structure and do not affect existing
construction.
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
District 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 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
approval. Unusual decorative windows such as Palladian windows, oriels, bays, Gothic arch or
segment 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 exterior
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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 acceptable
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 inside surface
of the primary window and could cause damage to the wood and paint if not properly ventilated.
Deliberation
I move that the HDC (approve/deny) the request to reside the building, install new aluminum soffit
and fascia, and replace all windows in the building as long as the work meets all zoning requirements
and the necessary permits are obtained.
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Case 2023-11 – 557 W. Western – Awning
Applicant: Corrine Cockream
District: Clay-Western
Current Function: Commercial
Discussion
The applicant is seeking approval to install an awning on the W. Western Avenue elevation of the
building.
Existing conditions on the W. Western Avenue elevation.
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Renderings depicting two proposed awning options.
Standards (Abbreviated)
SIGNAGE POLICY
…
Definitions
7. Awning & canopy signs. Any symbol or message which is attached to or is an integral part of any
awning (fixed or retractable) or canopy is considered a sign.
…
Standards & Design Criteria
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.
…
8. Awning and canopy signs. These must comply with all provisions established within this Policy.
The size, location, and height of awning and canopy structures are predetermined by existing City
Ordinance.
Deliberation
I move that the HDC (approve/deny) the request to install an awning on the W. Western Avenue
elevation of the building as proposed in the July 11, 2023 HDC staff report as long as the work meets
all zoning requirements and the necessary permits are obtained.
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Case 2023-12 – 1122 Terrace – Garage Demolition and Construction of New Garage
Applicant: Josh Hoff
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval demolish the existing garage and to construct a new, 36’x45’
detached garage at the rear of the property, accessed from Diana Avenue. The garage is proposed to
have an offset face, hipped roof, same roofing material and colors as the main house.
View of existing house and detached garage and proposed location of new garage from Diana
Avenue, looking north.
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Existing garage proposed to be demolished.
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Model depicting location, scale, and design of proposed new garage.
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
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height roughly equal to the average height of from older buildings in the vicinity. Extreme
existing buildings from the historic period on differences in building heights will have a
and across the street. detrimental visual effects on the appearance
of surrounding property.
Scale - Relating the size and proportions of Scale - Creating buildings that in height,
new structures to the scale of adjacent width, or massing violate the existing scale of
buildings. 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,
footage, it should maintain the same scale although 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
period. Variety of form and massing are intrusive when placed in a streetscape of
elements essential to the character of the older buildings that have varied massing and
streetscape in historic districts. For example, facade 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 Directional Expression - Creating strongly
vertical, horizontal, or non-directional facade horizontal or vertical facade expressions
character of new buildings to the unless compatible with the character of
predominant directional expression of nearby structures in the immediate area. A new
buildings. Horizontal buildings can be made building that does not relate well to its
to relate to the more vertical adjacent neighbors or to the rhythm of the streetscape
structures by breaking the facade into smaller because of an unbroken horizontal facade
masses that conform to the primary should be avoided.
expression of the streetscape.
Setback - Maintaining the historic facade Setback - Violating the existing setback
lines of streetscape by locating front walls of pattern by placing a new building in front of
new buildings in the same plane as the or behind the historic facade line. Placing
facades of adjacent buildings. If exceptions buildings at odd angles to the street, unless in
are made, buildings should be set back into an area where diverse siting already exists,
the lot rather than closer to the street. If even if property setback is maintained,
existing setbacks vary, new buildings should should be avoided.
conform to historic siting patterns.
Sense of Entry - Articulating the main Sense of Entry - Introducing facades with no
entrances to the building with covered strong sense of entry. Side entries or entries
porches, porticos, and other pronounced not defined by a porch or similar transitional
architectural forms. Entries were historically element result in an incompatible "flat" first-
raised a few steps above the grade of the floor facade.
property and 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
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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
visually compatible.
Rhythm of Openings - Respecting the Rhythm of Openings - Introducing
recurrent alteration of wall areas with door incompatible facade patterns that upset the
and window elements in the facade. Also rhythm of openings established in
considering the width-to-height ratio of bays surrounding structures. For example, glass
in the facade. The placement of openings walls and window and door shapes and
with respect to the facade's overall locations which are disrespectful to the
composition, symmetry or balanced adjoining buildings.
symmetry should be carefully studied.
Design Expression - Composing the Design Expression - Violating the existing
materials, textures and colors of the new character of the district by introducing non-
building facade to compliment adjacent compatible materials, textures, colors,
facades and relating details and decorations details, and decoration on new buildings.
of the new building to those of existing
surrounding buildings.
Imitations - Accurate restoration of or Imitations - Replicating or imitating the
visually compatible additions to existing styles, motif, or details of older periods. Such
buildings and former construction, attempts detract from the character of the
contemporary architecture that well district by compromising what is truly
represents our own time yet, enhances the historic.
nature and character of the historic district.
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Deliberation
I move that the HDC (approve/deny) the request to demolish the existing garage and to construct a
new, 36’x45’ detached garage at the rear of the property, accessed from Diana Avenue with an offset
face, hipped roof, and same roofing material and colors as the main house as long as the work meets
all zoning requirements and the necessary permits are obtained.
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Case 2023-13 – 22 E. Isabella – Windows
Applicant: Jeremy Terrell I
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to replace old wood and vinyl windows with new vinyl windows of
like size.
View of house from E. Isabella, looking north.
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View of house from E. Isabella, looking west.
Standards
See Window, Door, and Exterior Woodwork Standards and Guidelines in Case 2023-10, above.
Deliberation
I move that the HDC (approve/deny) the request to replace old wood and vinyl windows with new
vinyl windows of like size as long as the work meets all zoning requirements and the necessary
permits are obtained.
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Case 2023-14 – 1065 4th – Siding
Applicant: First Church of Christ Scientist
District: National Register
Current Function: Institutional
Discussion
The applicant is seeking approval to replace rotted paneling material with 8” composite grooved panel
siding and trim boards.
View of building from intersection of W. Webster Avenue and 4th Street, looking west. All areas
with white material are proposed to be replaced.
View of building from alley, looking east. All areas with white material are proposed to be replaced.
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Sample of proposed siding placed on building.
Detailed view of existing, deteriorated material.
Standards
See Residing and Trim Cladding Guidelines in Case 2023-10, above.
Deliberation
I move that the HDC (approve/deny) the request to replace rotted paneling material with 8” composite
grooved panel siding and trim boards as long as the work meets all zoning requirements and the
necessary permits are obtained.
V. OTHER BUSINESS
None.
VI. ADJOURN
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