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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
MEETING
April 7, 2026 @ 4:00 PM
MUSKEGON CITY HALL, ROOM 204
933 TERRACE STREET, MUSKEGON, MI 49440
☐ CALL TO ORDER:
☐ ROLL CALL:
☐ APPROVAL OF MINUTES:
A. Approval of minutes of the March 3, 2026 regular meeting. Planning
☐ OLD BUSINESS:
A. Case 2026-04: 1011 2nd Planning
☐ NEW BUSINESS:
A. Case 2026-05: 315 W. Webster Planning
B. Case 2026-06: 477 W. Western Planning
☐ ANY OTHER BUSINESS:
A. Historic Resource Survey Work Planning
☐ PUBLIC COMMENT:
☐ ADJOURNMENT:
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
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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 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. 933 Terrace St. Muskegon, MI 49440. (231)724-6705.
[email protected]
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Agenda Item Review Form
Muskegon Historic District Commission
Approval of minutes of the March 3, 2026 regular Description of Work:
meeting.
Applicant: District:
Current Use: Date of Construction:
Discussion:
The draft minutes will be shared at the meeting.
Standards:
Deliberation:
I move that the HDC (approve/deny) the minutes of the March 3, 2026 regular meeting.
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Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-04: 1011 2nd Description of Work: Air Conditioning Units
Applicant: Central United Methodist Church (Tim District: Downtown Structures
Lundholm)
Current Use: Institutional Date of Construction: 1/1/1929
Discussion:
This case was tabled at the March 3rd HDC meeting. The applicant is seeking approval to relocate
two existing, formerly roof-mounted air conditioning units (one from each side of the sanctuary) to
the ground, install the necessary conduit within a copper drain pipe to match the existing copper
downspouts, and concealed in a stone wall-appearing wrap and a vegetative screen.
Standards:
See attached General Utility/Outdoor Appliances.
Deliberation:
I move that the HDC (approve/deny) the request to relocate the existing, roof-mounted air
conditioning units to the ground, install the necessary conduit, and install an appropriate vegetative
screen as presented at the March 3, 2026 HDC meeting as long as the work meets all zoning
requirements and the necessary permits are obtained.
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View of building from intersection of 2nd Street and W. Webster Avenue, looking south.
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View of building from 2nd Street, looking south; former location of roof-mounted unit with connection still visible at center.
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View of building from W. Webster Avenue, looking east.
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Proposed location for ground-mounted unit; copper downspout visible is similar to proposed appearance of copper pipe containing coolant lines.
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Proposed screening concept for ground-mounted units (will also include vegetative screens).
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View of former roof-mounted unit with screen (left) from parking lot (photo from October, 2025).
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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
GENERAL UTILITY/OUTDOOR APPLIANCES
(Adopted July 7, 2020 - Effective July 7, 2020)
General
Many historic resources have survived over the years with minimal alterations to the fabric of
the building. Recent inventions and conveniences have placed a toll on the historic nature of our
resources. These conveniences should not be prohibited, but regulated in a fashion that allows for
the enjoyment of the resource while keeping the integrity of the district intact.
Guidelines
Air conditioning - Like many other modern day conveniences, A/C units can have a potential
detrimental impact on the look of an historic resource. Large ‘whole house units’ should be placed
inconspicuously – such as on the roof, in the rear, or on the side of structures not facing streets.
Roof mounted equipment is to be screened by architectural features from the view of abutting
streets and parcels. Equipment at grade is to be screened by landscaping, a solid wall or fencing
from the view of the street or surrounding property. Tubing and connections must not be readily
visible.
Window air conditioning units - Units that do not change window structure are permitted on the
sides and rear of resources not facing streets. All other placements must be approved by the Historic
District Commission.
Other air conditioning units - Units that must be placed in walls are discouraged because they may
degrade the structural integrity of the resource. However, if properly installed, they may be placed
in areas of the resource not facing the street. The Historic District Commission may approve other
installations if screened from street view.
Satellite Dish Antennae - Over the years this type of equipment has drastically decreased in size
to roughly 18”. However, they are still a visual, exterior change on a historic structure, and a
generally negative influence in historic districts. Older satellite dishes that are greater than several
feet in size are not permitted in the front yard of a resource. The smaller dish may be permitted
in the front yard when proper screening (such as landscaping, solid wall, or fencing) obscures it
from the street. Antennae should not be placed on the front half of the resource, including the roof,
unless it can be obscured from street view. The Historic District Commission recommends that if
an antennae needs to be installed, it should be placed in the rear yard of the resource. If it must be
attached to the resource, then great care must be taken to secure it properly to the rear half of the
resource, and route the cables so as to not damage the physical materials of the house.
Electrical, gas, water, and other utilities - As a first course of action, these services must be in good
repair and be located out of view from the street. However, the appropriate code must be followed
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for health and safety issues. When impossible to locate utility out of sight, the Historic District
Commission may require it to be screened from view with landscaping, a solid wall, or fencing.
Solar panels - All solar panels and associated mechanical or service equipment should not be
located on a primary or character-defining elevation or roof, nor damage or obscure character-
defining features of the resource. New solar panels mounted at grade level should be located in
an area not visible from the street. New solar panels located on a sloped roof surface should be
installed parallel to the roof, should match or be similar in color to the roof surface, should not
extend more than eight (8) inches above the roof surface, and should be installed on the rear half
of resources (typically a side- or rear-facing roof surface) out of view from the street. New solar
panels located on flat roof surfaces should be located and positioned to reduce visibility from
the street and should utilize existing architectural features (parapets, chimneys, dormers, etc.) to
further limit their visibility.
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Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-05: 315 W. Webster Description of Work: Building Additions
Applicant: Hackley Public Library District: National Register
Current Use: Institutional Date of Construction: 1/1/1892
Discussion:
The applicant is seeking approval to construct a new one-story entry vestibule addition on the building's west (W. Webster
Avenue) elevation, construct a new three-story stair tower vestibule addition on the north (side) and east (rear) elevations,
infill one first-story window with cast stone block on the west elevation, install a new second-story window matching the
existing windows in appearance, proportion, and detailing in the location of a former window on the west elevation,
replace damaged stone window sills with cast stone replacement sills and replace missing stone units with new cast stone
pieces on the west and north elevations where necessary, install a cast stone medallion on the building corner where the
former building addition was attached, remove the non-original brick covering the existing stained-glass window on the
north elevation, and install a decorative wall panel over the affected section of the north elevation where the former
building was attached that incorporates architectural elements from the new entry and stair tower. Additional information,
plan and elevation drawings, and demolition plans are included in the attached Supporting Documents.
Standards:
Please see attached Design Guidelines for New Construction and Window, Door, and Exterior
Woodwork Standards and Guidelines.
Deliberation:
I move that the HDC (approve/deny) the request to construct a new one-story entry vestibule addition on the building's
west (W. Webster Avenue) elevation, construct a new three-story stair tower vestibule addition on the north (side) and east
(rear) elevations, infill one first-story window with cast stone block on the west elevation, install a new second-story window
matching the existing windows in appearance, proportion, and detailing in the location of a former window on the west
elevation, replace damaged stone window sills with cast stone replacement sills and replace missing stone units with new
cast stone pieces on the west and north elevations where necessary, install a cast stone medallion on the building corner
where the former building addition was attached, remove the non-original brick covering the existing stained-glass window
on the north elevation, and install a decorative wall panel over the affected section of the north elevation where the
former building was attached that incorporates architectural elements from the new entry and stair tower as proposed in
the April 7, 2026 HDC staff report as long as the work meets all zoning requirements and the necessary permits are obtained.
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Torrent House Exterior Report - HDC Application 3/25/26
Based on the Fishbeck Torrent House Conceptual Design Report (Jan. 16, 2026) and related
documents.
1. Site and Context
The Torrent House is located at the intersection of West Webster Avenue and 3rd Street, with its
main entrance on 3rd Street. Hackley Public Library and the Muskegon Museum of Art are
directly across West Webster, forming a civic streetscape, and Central United Methodist Church
is situated to the northeast. Off-street parking for the Torrent House is on the southeast side and
is limited to about eight spaces, with additional on-street parking along 3rd Street and West
Webster.
On the north side, property lines run within a few feet of the exterior wall and wrap around the
northeast corner to align with the existing porch and steps, reflecting a subdivision after a former
attached medical facility was removed; that portion was sold to the Muskegon Museum of Art.
The site currently has domestic water, sanitary, gas, telecom, and electric services, and
stormwater drains to the public right-of-way and into the City storm sewer. There appears to be
no formal on-site stormwater management system, which is typical for a historic property.
Preliminary reviews indicate sandy soils with moderate infiltration, and surface drainage
patterns will need to be maintained with any improvements.
2. Exterior Access, Entrances, and Additions
A new main public entrance vestibule is proposed on West Webster Avenue, serving as the
primary public entry and accessible entrance. Due to a roughly five-foot elevation difference
between grade and the first floor, and limited front-yard depth, a chair lift within the vestibule is
proposed instead of a ramp. A secondary entrance and stair tower addition is planned on the
east side of the building, with a covered vestibule serving both the stair tower and elevator,
enhancing vertical circulation and accessible access from grade. The main entrance vestibule
will require land acquisition at the northeast corner of the existing building along West Webster,
while the secondary entrance and stair tower will fit within HPL’s existing parcel. These updates
aim to provide ADA-compliant access and improve the aesthetics of areas previously damaged
by the removal of the former addition, where irregular conditions currently exist.
New walkways will connect the site to the new entrance and stair tower, with minimal but
targeted landscape improvements. The additions will be separate structures with expansion
joints where they meet the existing building. The West Webster vestibule will be a one-story
structure with a concrete slab-on-grade and shallow reinforced-concrete foundations, aligned
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with the existing foundations to avoid surcharge on the basement walls. Its roof will use steel
joists and wide-flange girders supporting a metal deck and a low-slope membrane roofing
system. The east stair-tower addition will be three stories over basement/ground-level slabs,
supported by shallow reinforced concrete footings coordinated with existing foundations, with
structural steel floors and stairs, and low-slope membrane roofs. It will not rely on the existing
building for lateral support. Existing exterior stairs and porches will be addressed: the exterior
stair and hatch at the basement level, and the stair and porch at the first floor will be removed to
make way for the new entrance and stair tower connections.
3. Exterior Wall Assemblies and Masonry
The original exterior walls are constructed of stone masonry from the basement to the roof
trusses. Visible past mortar joint restoration is deteriorating, with mortar popping out of the
joints; Fishbeck recommends complete repointing of the building. Before repointing, the stone
should be thoroughly washed to remove algae and contaminants.
Multiple stone lintels and sills are cracked and need repair to ensure watertightness; cracks
should be ground out and sealed. Several cornices and accent stones are also cracked and
require repair to prevent debris from falling. Areas where a previous addition was removed must
be repaired, including the removal of stone or masonry currently blocking stained-glass
windows.
The report suggests replacing all damaged lintels and sills with cast stone that closely matches
the color, texture, and profiles of the existing stone. Where the demolished addition intersected
the Torrent House, channels cut into the stone for walls and roof attachments remain exposed;
replacing these stones with new natural stone is considered too expensive.
The report proposes two options for these “scars”: either leaving the damaged field stones
exposed as a visible record of the building’s history, or filling the vertical channels with
cast-stone medallions featuring carved lettering, symbols, or emblems referencing significant
historical events or movements associated with the building. This approach offers an opportunity
to interpret history and tell a story of repair and renewal on the exterior.
Because the exterior is a single-wythe load-bearing limestone wall with historic interior features
such as decorative wood framing, lath and plaster, and elaborate wood trim, the options for
adding wall insulation without damaging the historic fabric are very limited. Instead,
improvements in energy performance rely on newer windows, high-performance additions, and
properly sized vestibules to reduce infiltration and energy loss.
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4. Roof, Gutters, and Exterior Flashing
Library staff estimates that the existing asphalt shingle roof is 20–25 years old, although there is
no installation documentation. The typical service life for three‑tab asphalt shingles is 25–30
years, so the roof is likely near the end of its lifespan. Active leaks have been observed, likely
due to inadequate flashing and missing shingles, as shown in drone imagery.
Fishbeck recommends a complete roof replacement. The ornate copper flashing at the eaves
should be restored as part of this work to protect interior renovations and preserve the historic
character.
Roof drainage currently relies on gutters and downspouts to channel water to lower roofs and
grade. The additional roof area from the new vestibule and stair tower must be collected and
directed to a new on-site stormwater management system using low-impact/green infrastructure
measures such as downspout disconnection, underdrains, infiltration beds or trenches, and
landscape buffers to meet Muskegon County stormwater standards.
5. Exterior Windows and Doors
Most of the windows have been replaced in recent years, improving the building's energy
performance. Remaining original or non‑upgraded windows, including several basement
openings currently paneled to accommodate utilities, should be replaced with insulated window
units to further improve energy efficiency.
Windows removed when the prior addition was demolished should be reinstated with new units
that match the existing windows in appearance, proportion, and detailing. Windows in the new
additions will use aluminum storefront systems designed to meet the current energy code for
new construction.
Existing exterior doors are a mix of hollow‑metal and solid wood. The wood doors at the east
and north entries are deteriorated from dry rot and solar exposure and need restoration. Once
the new entrance and stair tower are constructed, all exterior doors except the wood door at the
3rd‑Street porch and the third‑level balcony door will become interior doors. New exterior doors
will be integrated with the aluminum storefronts and equipped with ADA‑compliant automatic
operators.
6. Exterior Utilities and Services
The water service enters the building on the south side and splits between domestic use and
irrigation, each metered, but neither line has backflow prevention, which is required by code.
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Above-grade domestic water upstream of the meter is approximately 1-1/4-inch galvanized
steel; the report recommends exposing the water service at the exterior wall and televising the
sanitary lateral from the building to the main to verify the material and condition.
The galvanized water service from the building to the City connection (curb stop) should be
replaced with Type K copper to meet current City standards. A new underground electrical
service is recommended to replace the existing overhead service, which requires pavement
removal and trenching to route conduits to the building panel; this also resolves conflicts with
the new stair tower.
The conceptual cost estimate includes line items related to exterior and site work, including
“Existing Conditions,” “Masonry,” “Thermal and Moisture Protection,” “Openings,” “Earthwork,”
“Exterior Improvements,” and “Utilities.”
7. Explicit “Proposed Exterior Repairs” Scope
Fishbeck provides a concise list of proposed exterior repairs, keyed to elevations and plans:
● Insert new window at designated opening.
● Replace the damaged windowsill with a cast stone.
● Infill selected windows with cast‑stone block.
● Install a cast‑stone medallion on the corner where former addition attachments are
visible.
● Uncover the existing stained‑glass window and replace the damaged stone sill with cast
stone.
● Replace missing stone units with new cast‑stone pieces.
● Provide a decorative wall panel over the affected section of the building, incorporating
architectural elements from the new entry and stair tower.
These exterior repairs are explicitly framed as necessary to correct deterioration, restore
watertightness and safety, address visual damage left by the demolished addition, and reinforce
the historic character.
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January 16, 2026 Fishbeck | Page 13
Proposed Exterior Repairs
1. Insert new window.
2. Replace windowsill with cast stone.
3. Infill windows with cast stone block.
4. Insert cast stone medallion on corner.
5. Uncover existing stain glass window and
replace damaged stone sill with cast stone.
6. Replace missing stone with cast stone.
7. Provide decorative wall panel over this section
of the building. Design to include architectural
elements of the new entry and stair tower.
Z:\2025\2501092\WORK\REPT\CONCEPTUAL DESIGN STUDY\RPT_TORRENT HOUSE CONCEPT_2026_0116.DOCX
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ASSUMED CURRENT PROPOSED NEW SECONDARY
PROPERTY LINES JOGS VESTIBULE & STAIR TOWER
AROUND PERIMETER
OF BUILDING PROPOSED NEW
PROPERTY LINE
W WEBSTER AVE.
PROPOSED NEW
ENTRY VESTIBULE
3RD ST.
SITE PLAN
SCALE: 1/16" = 1'-0"
TORRENT HOUSE NORTH
JANUARY 15, 2026
PROJECT NO. 2501092
A099
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Autodesk Docs://2501092 - Hackley Public Library Torrent House/2024_2501092_Hackley Library.rvt
27'-0"
14'-0" 13'-0"
LIFT
23'-4"
12'-8"
VESTIBULE
UP
NEW FRONT VESTIBULE PLAN
SCALE: 1/8" = 1'-0"
THIRD FLOOR
123'-0"
SECOND FLOOR
112'-0"
FIRST FLOOR
100'-0"
NORTH ELEVATION WEST ELEVATION SOUTH ELEVATION
SCALE: 1/16" = 1'-0" SCALE: 1/16" = 1'-0" SCALE: 1/16" = 1'-0"
TORRENT HOUSE
JANUARY 15, 2026
PROJECT NO. 2501092
A104
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Autodesk Docs://2501092 - Hackley Public Library Torrent House/2024_2501092_Hackley Library.rvt
27'-4"
DOWN TO UP TO
10'-4"
VESTIBULE 1ST FLOOR
UP TO DOWN TO
2ND FLOOR BASEMENT
23'-8"
ELEV VESTIBULE
1ST FLOOR
LOBBY
12'-0"
NEW STAIR TOWER PLAN
SCALE: 1/8" = 1'-0"
THIRD FLOOR
123'-0"
SECOND FLOOR
112'-0"
FIRST FLOOR
100'-0"
SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION
SCALE: 1/16" = 1'-0" SCALE: 1/16" = 1'-0" SCALE: 1/16" = 1'-0"
TORRENT HOUSE
JANUARY 15, 2026
PROJECT NO. 2501092
A105
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Autodesk Docs://2501092 - Hackley Public Library Torrent House/2024_2501092_Hackley Library.rvt
REMOVE EXISTING REPLACE OVERHEAD
PLUMBING FIXTURES, ELECTRICAL SERVICE WITH
PATCH ALL SURFACES BURIED SERVICE
REMOVE EXISTING
EXTERIOR STAIR & HATCH
REMOVE EXISTING
STAIR, PATCH
ADJACENT
SURFACES, INFILL
FIRST FLOOR
STRUCTURE.
REMOVE DAMAGED
BASEMENT GENERAL DEMO / REMODEL NOTES: AND LOOSE PLASTER
• PREPARE CONCRETE SLAB FOR LEVELING AND
AND PATCH.
NEW FLOORING
• REMOVE ALL PLUMBING FIXTURES AND PREPARE
AREA FOR NEW FIXTURES OR CAP AND PATCH
SURFACES, SEE RENOVATION PLANS.
• REMOVE ALL LOOSE LATH & PLASTER. PROVIDE
NEW 5/8" GYP BOARD OVER ALL FRAMED WALLS
AND CEILING IN BASEMENT.
EXISTING / DEMO BASEMENT FLOOR PLAN
SCALE: 1/8" = 1'-0"
TORRENT HOUSE NORTH
JANUARY 15, 2026
PROJECT NO. 2501092
AD100
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Autodesk Docs://2501092 - Hackley Public Library Torrent House/2024_2501092_Hackley Library.rvt
REMOVE EXISTING REPLACE OVERHEAD
PLUMBING FIXTURES, ELECTRICAL SERVICE WITH
PATCH ALL SURFACES BURIED SERVICE
REMOVE EXISTING
EXTERIOR STAIR & HATCH
PROVIDE DOOR OPENING
REMOVE EXISTING TO NEW STAIR TOWER
EXTERIOR STAIR
AND PORCH
REMOVE EXISTING
STAIR, PATCH
ADJACENT
SURFACES, INFILL
FIRST FLOOR
STRUCTURE.
REMOVE EXISTING
KITCHEN CASEWORK
AND PATCH ALL
SURFACES.
EXISTING / DEMO FIRST FLOOR PLAN
SCALE: 1/8" = 1'-0"
TORRENT HOUSE NORTH
JANUARY 15, 2026
PROJECT NO. 2501092
AD101
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Autodesk Docs://2501092 - Hackley Public Library Torrent House/2024_2501092_Hackley Library.rvt
View of the west (facing W. Webster Avenue) and north (side) elevations from W. Webster Avenue, looking southwest.
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Similar view prior to demolition of the porte-cochère and chimney, and construction of the 1950s building addition (photo from 1929-1942).
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View of east (rear) and south (facing 3rd Street) elevations from 3rd Street, looking northeast.
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View of the east (rear) and north (side) elevations, looking northwest.
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Similar view prior to construction of the 1950s building addition, but after addition of an elevator (photo from 1942-1956).
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North elevation, looking northwest; proposed stair tower vestibule addition surrounds this corner of the building, roughly spanning the two visible doors.
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View of north elevation; visible at right (where the original window locations are bricked over and sheet metal covers former fire door openings from the
1950s addition) is the area where a decorative wall panel is proposed.
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View of the west (facing W. Webster Avenue) and south (facing 3rd Street) elevations, looking southeast.
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The remaining portion of the porch on the west elevation is proposed to be demolished and replaced with a new entry vestibule.
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View of the remaining portion of the porch on the west elevation; the footing for the exterior wall of former building addition is visible at bottom, and the
original porch roof’s connection to the house is visible just below the second-floor window sills.
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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
HISTORIC DISTRICT DESIGN GUIDELINES
FOR NEW CONSTRUCTION
(Adopted December 4, 1990)
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.
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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 Scale - Creating buildings that in height,
of 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- 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 massing intrusive when placed in a streetscape of
are 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 predominant unless compatible with the character of
directional expression of nearby buildings. structures in the immediate area. A new
Horizontal buildings can be made to relate building that does not relate well to its
to the more vertical adjacent structures by neighbors or to the rhythm of the streetscape
breaking the façade into smaller masses that because of an unbroken horizontal façade
conform to the primary expression of the should be avoided.
streetscape.
Setback - Maintaining the historic façade Setback - Violating the existing setback
lines of streetscape by locating front walls pattern by placing a new building in front
of new buildings in the same plane as the of 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 than even if property setback is maintained, should
neighboring, existing buildings. If existing be avoided.
setbacks vary, new buildings should conform
to historic siting patterns.
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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-
a prominent visual feature of the street floor façade.
elevation of the building and often raised a
few steps above the grade of the property.
Roof Shapes - Relating the roof forms of Roof Shapes - Introducing roof shapes,
the 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
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 surrounding
considering the width-to-height ratio of bays structures. For example, glass walls and
in the facade. The placement of openings with window and door shapes and locations which
respect to the facade’s overall composition, are disrespectful to the adjoining buildings.
symmetry or balanced symmetry should be
carefully studied.
Design Expression - Composing the materials, Design Expression - Violating the existing
textures and colors of the new building facade character of the district by introducing non-
to compliment adjacent facades and relating compatible materials, textures, colors, details,
details and decorations of the new building to and decoration on new buildings.
those of existing surrounding buildings.
Imitations - Accurate restoration of or visually Imitations - Replicating or imitating the
compatible additions to existing buildings styles, motif, or details of older periods.
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.
17
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Recommended Not Recommended
Height Height
Scale Scale
Massing Massing
Directional Expression Directional Expression
18
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Recommended Not Recommended
Setback Setback
Sense of Entry Sense of Entry
Roof Shapes Roof Shapes
Rhythm of Openings Rhythm of Openings
Imitations Imitations
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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
WINDOW, DOOR, AND EXTERIOR WOODWORK
STANDARDS AND GUIDELINES
(Adopted December 6, 1994 - Effective January 1, 1995)
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.
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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 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.
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
Existing decorative woodwork such as railings, moldings, eave, and gable cornice trim, tracery,
columns, 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.
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Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-06: 477 W. Western Description of Work: Sign
Applicant: Advanced Signs/Judy Hissom District: Clay-Western
Current Use: Commercial Date of Construction: 1/1/1923
Discussion:
The applicant is seeking approval to install a 49 square foot internally-lit wall sign on the south
elevation of the building.
Standards:
See attached Sign Policy.
Deliberation:
I move that the HDC (approve/deny) the request to install a 49 square foot internally-lit wall sign on
the south elevation of the building as depicted in the April 7, 2026 HDC staff report as long as the
work meets all zoning requirements and the necessary permits are obtained.
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View of south (side) and west (front) elevation from W. Western Avenue, looking southeast (photo from October 2022).
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View of south elevation from adjacent parking lot showing proposed sign location (drawn to scale).
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Proposed wall sign design.
Proposed installation method using 5” anchor bolts.
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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
SIGNAGE POLICY
Adopted October 2, 1986 with revisions
Purpose & Intent
A. It is recognized by the Historic District Commission that signs in general perform certain
functions in the community which are essential for the public safety and general welfare, such as
communicating messages, providing information about the availability of goods and services, and
providing orientation. It is further recognized by the Historic District Commission that because
of their potential detrimental impact on the historic and architectural character of the structures
and surroundings within the City’s designated historic districts, exterior signs must be regulated
in order to:
1. Prevent conditions which have a blighting influence and contribute to the loss of character
and declining property values within the historic districts.
2. Safeguard the heritage of the City by preserving and protecting historic district environments
which include elements reflective of its cultural, social, economic, political, and architectural
history.
3. Preserve the historic quality and architectural content of the historic districts by curbing
deterioration and otherwise unsuitable additions, removals, or alterations to the properties
within them.
4. Permit compatible signs for use within historic districts which would provide for easy
recognition, legibility, and comply with other acceptable conditions.
It is the intent of this policy by the Historic District Commission to protect property values, preserve
and enhance the architectural features of the City’s historic structures, promote a more enjoyable
and visually pleasing historic environment and encourage the most appropriate use and type of
exterior signs for location within the historic districts.
The establishment of the sign standards, design criteria and other regulations and requirements
of this policy as the basis for acceptance or denial of a sign by the Historic District Commission
ensures that all signs will be reviewed in an objective manner, thereby protecting the right of
property owners from any potentially arbitrary or capricious decisions of the Commission.
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Definitions
A. Sign: The use of any letters, numerals, pictorial representations, devices, designs or trademarks
which constitute a name, identification, description, display, or illustration which is affixed or
applied to or represented directly or indirectly upon a building structure or historic district property
which attention to an object, product, activity, person, institution, organization, or business.
B. Sign Types: The Historic District Commission shall review for approval the installation or
alternation of any sign type as indicated below:
1. Flat wall signs. Any sign that is painted directly on a building surface or painted on a separate
background material and applied to the facade as a unit.
2. Dimensional surface signs. Any sign that consists in whole or in part, of three-dimensional
letter forms applied directly to the building surface or applied to a separate flat background
which is attached parallel to the building surface.
3. Free-standing signs. Signs supported by upright braces, frames, poles, or other similar
structures, independent of any building.
4. Ground signs. Any free standing sign located on or close to the ground, the top of which does
not extend more than four feet above the ground.
5. Projecting or pole signs. Any sign that has a face that is other than parallel to the exterior
facade of the building. A sign which is attached to a pole or other structure and extends above
or projects out there from.
6. Window signs. Any sign that is applied directly to the inside or outside surface of a window
glass or exists as opaque, translucent or transparent panels which are suspended or supported by
other means inside the window and parallel to its surface, which are intended to be seen from
the exterior.
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.
8. Banners. Any banner hung either with or without frames that contains a message, symbol, or
which is simply a decorative addition is considered a sign.
9. Directional signs. A sign directing and guiding vehicular or pedestrian traffic or parking but
bearing no advertising matter.
C. Sign Area: The area within the smallest circle or rectangle that encloses the extreme limits of the
advertising message, including any frame, background, or trim. Two faces which are back- to-back
are counted only once.
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D. Signage Wall Area: The area of a wall that is a continuous portion of a building unbroken by
columns, ridges, doors, or windows. It is calculated by selecting a continuous facade, then drawing
an imaginary rectangle within specified height limitations and computing the square-foot area of
this rectangle.
E. Sign Face: The surface of a sign board or background area on which a message is displayed.
Review Requirements
A. Policy Statement
As established by Chapter 38 of the Code of Ordinances of the City of Muskegon, the
Historic District Commission is empowered with the authority to review and approve plans for
Building Permit applications for exterior work to construct, alter, repair, move or demolish any
structure in a historic district. As described by City Building Code, a sign is a structure and,
therefore, installation of such structure requires the filing of a Building Permit which must be
subjected to Historic District Commission approval.
B. Historic District Commission (HDC)
The Historic District Commission will hold meetings on the first Tuesday of every month (unless
otherwise publicly notified) for review of Building Permits, including any sign applications.
If approved, a “Certificate of Appropriateness” will be issued by the Commission for all
appropriate signs.
C. Review Requirements
To effectively determine the appropriateness of any sign for use within the City’s historic districts,
the Historic District Commission shall require that the following permits, plans, drawings and/
or other details be provided, prior to the fabrication and installation of such sign, and prior to
the Commission’s meeting for approval.
1. Building Permit: A Building Permit Application must be filed for installation of all new
exterior signs and alteration of any existing signs.
2. Site Plan: drawn to scale with measurements indicating proposed location and position of the
sign in relation to building(s) on site, lot lines, sidewalks, drives, streets, and any other proposed
or permanently existing structures or objects.
3. Elevation drawing(s): drawn to scale with measurements depicting complete sign dimensions,
including minimum and maximum heights, distances from other structures (if appropriate),
method of installation, supporting members, and any other features which might be visible.
4. Wall signs: For signs attached to a building wall, drawings shall indicate wall surface
dimensions and any outstanding building lines or architectural details which may exist, including
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complete sign dimensions, method of attachment and size of protrusion.
5. ALL PLANS/DRAWINGS: shall indicate types of installation materials to be used, colors of
sign display and other components, letter styles and sizes, method of installation (anchoring)
and any other elements which may affect the sign’s exterior appearance.
6. Material samples: provide material samples and/or other catalog information when possible.
7. Photographs: provide current photos of the proposed site and/or building surface where the
sign(s) will be installed.
8. Examples and HDC assistance: The HDC will provide additional information and samples of
acceptable drawings upon request.
Standards & Design Criteria
General Conditions: All signs shall comply with the regulations for erection and construction of
structures as contained within the City’s Building Code of Ordinances and shall comply with
existing zoning requirements as established within the City’s Code of Zoning Ordinances.
The following Standards and Design Criteria shall be used in whole or part by the Historic District
Commission in its determination of appropriateness of a particular type of sign for a specific
property, including size, design features, fabrication and methods, intended positioning and on-site
location, and all other elements affecting a sign’s physical appearance:
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 letter 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 restrictions 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:
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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 buildings and,
therefore, are considered unacceptable by the Historic District Commission.
4. Masonry - Masonry shall be carved stone or brick, molded concrete or terra cotta, provided
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 fiberglass 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 surface, 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, disintegration,
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 neighboring
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/operation 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.
There shall be no labeling, graphics or commercial advertising on any part of any sign that the
Historic District Commission determines to be inappropriate, whereas it will adversely affect the
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use and enjoyment of neighboring historic district properties.
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
directly 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.
b. No sign shall be placed so as to conceal, disfigure, or otherwise violate any architectural
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.
4. Free standing signs. When used as business identification, these shall not exceed twenty (20)
square feet per sign face. Such signs shall not exceed fifteen (15) feet in height from ground
level or exist above the roof line of the building for which it is meant. The Historic District
Commission may require a size and height less than these limits, including a specific location,
in order to ensure consistency with the objectives and standards as established within this policy.
Directional signs, when permitted by the Historic District Commission, shall not exceed four
(4) square feet in sign face area and shall not be higher than four (4) feet from ground level.
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5. Ground signs. These shall not exceed twenty (20) square feet per sign face. No such sign shall
exceed four (4) feet in height from ground level. To maintain consistency with the objectives
and standards of this Policy, the Historic District Commission may require a smaller sign face
and specific location.
For directional sign size and height limitations, use the same as above under No. 4.
6. Projecting or pole signs. These shall not exceed nine (9) square feet in area per sign face
nor shall they extend below a point eight (8) feet from the sidewalk surface or out from the
building facade surface more than four (4) feet. The top edge of such sign may not exist higher
than a point fifteen (15) feet above the sidewalk surface or one (1) inch below the second-story
window sill, whichever is lower.
7. Window signs. These may be applied directly to the glass and shall exist as message lettering
only. Such a window sign message may not obscure more than twenty (20) percent of the area
of the window surface to which it is applied.
8. Awning & 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.
9. Banners shall not exceed twenty-four (24) square feet in area or extend below a point eight
(8) feet from the sidewalk surface or out from the facade surface more than four (4) feet. The
top edge of such banner may not exist higher than a point fifteen (15) feet above the sidewalk
surface or one (1) inch below the second-story window sill, whichever is lower.
Banners, when permitted, are on an interim basis only and shall be annually reviewed by the
Historic District Commission to ensure their sightly appearance.
Special Provisions
A. Signs exempted from Historic District Commission Review
1. Signs required by Federal, State, or other local ordinance for purposes of traffic, public safety,
and other directional assistance.
2. Special event signs: which will exist for a single period of not more than seven (7) days in any
quarter calendar year and are not prohibited under any provision of this policy.
3. Signs not visible off the lot upon which they are situated.
4. Commemorative plaques not exceeding one (1) square foot in area.
5. Address signs: indicating street address and not exceeding one (1) square foot in area.
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6. Temporary signs: any sign relating to construction, real estate, political elections which are
not in violation of any provision of this policy.
7. Flags: National, State, or municipal flags with messages or symbols representing institutions
or businesses.
B. Prohibited signs. It shall be unlawful to erect, install, place, or maintain any of the following:
1. Portable signs: Any sign that is readily moveable from one location to another and is not
permanently affixed to a building or the ground.
2. Roof signs: Any sign which projects above or beyond the roof or parapet.
3. Signs which move or create the illusion of movement. Signs which flash or make noise.
4. Signs attached to any natural growth (i.e. trees or other natural foliage).
5. Signs which are obsolete, that do not relate to existing business.
6. Signs which are not expressly permitted by this policy or which violate any provision thereof.
C. Alteration to Existing Signs. Any sign that exists on the effective date of this policy or amendment
thereof, which is nonconforming and does not at that time comply with all of the provisions hereof,
including any amendment, shall not be changed, altered, or rebuilt in any manner described as
follows, without prior review and written approval of the Historic District Commission. These
signs shall not:
1. Be changed to another type of sign which is not in compliance with the policy; or
2. Have any changes made in the words or symbols used or message displayed on the sign
(unless the sign is designed for periodic change of message); or
3. Be structurally altered so as to prolong the life of the sign or so to change the shape, size, type
or design of the sign.
Maintenance & Enforcement
A. Maintenance: All signs approved for installation by the Historic District Commission shall
be maintained in a safe, presentable manner and shall remain in good structural and/or material
condition at all times, including the replacement of defective or damaged parts, painting, repainting,
cleaning, and other acts necessary for maintenance of such signs.
B. Inspection/Removal: The Building Inspections Department and its authorized representatives
shall inspect and have the authority to order painting, repairs, or removal of any sign installed upon
or after the adoption date of this policy, if it fails to comply with the conditions established under
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this policy.
C. Penalties: Violation of any provision of this policy in any particular or the failure to comply
with any of the regulatory measures or conditions adopted by the Historic District Commission
pursuant to its approval of a specific Building Permit and/or plans can result in issuance of a civil
infraction notice which carries penalties ranging from $100 for the first offense to $500 for the
third and all subsequent offenses. Each day such violation continues shall be deemed a separate
offense.
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Agenda Item Review Form
Muskegon Historic District Commission
Historic Resource Survey Work Description of Work:
Applicant: District:
Current Use: Date of Construction:
Discussion:
At recent meetings, the HDC has discussed completing a historic resource survey for a few existing
historic districts and adjacent areas. City staff recently met with SHPO staff to review the HDC's
options for carrying out such work, and would like to provide an update and finalize a plan to move
forward.
Standards:
Deliberation:
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