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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
MEETING
May 5, 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 the minutes of the April 7, 2026 regular meeting. Planning
☐ OLD BUSINESS:
☐ NEW BUSINESS:
A. Case 2026-07: 475 W. Webster Planning
B. Case 2026-08: 1102 Terrace Planning
C. Case 2026-10: 58 E. Grand Planning
☐ ANY OTHER BUSINESS:
A. HDC Door Hangers 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 the minutes of the April 7, 2026 Description of Work:
regular 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 the minutes of the April 7, 2026 regular meeting.
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Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-07: 475 W. Webster Description of Work: Windows and Patio Door
Applicant: Brett Mahaffey (contractor) and District: Houston
Matthew Dickinson (homeowner)
Current Use: Residential Date of Construction:
Discussion:
The applicant is seeking approval to replace 17 existing wood windows in the house with wood
composite (Fibrex material) windows with grill patterns and sash ratios to match the original windows,
and to replace the existing patio door with a two-panel sliding patio door with a 3w x 5h grill pattern
on each panel. Additional information and photos identifying each window are in the attached
document.
Standards:
Please see attached Window, Door, and Exterior Woodwork Standards and Guidelines.
Deliberation:
I move that the HDC (approve/deny) the request to replace 17 existing wood windows in the house
with wood composite windows with grill patterns and sash ratios to match the original windows, and
to replace the existing patio door with a two-panel sliding patio door with a 3w x 5h grill pattern on
each panel as depicted in the May 5, 2026 HDC staff report as long as the work meets all zoning
requirements and the necessary permits are obtained.
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View from W. Webster Avenue, looking east.
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View from W. Webster Avenue, looking south.
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View from W. Webster Avenue, with rear addition visible at right.
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Contractor
Renewal by Andersen
37720 Amrhein
Livonia, MI 48150
• Homeowner wants to replace 17 windows
and 1 patio door
• Renewal by Andersen windows are Fibrex
(wood composite) material
• Windows will be installed with a small L trim
on the exterior that will not cover the existing
brickmold.
• Will match the grille configuration and sash
ratio in each window
• Patio door will change to a two panel A-Series
gliding patio door with a 3w x 5h grille pattern
on each panel. Door is located on back of
house which was an addition
• Original structure: (window units) 101, 102,
103, 106, 107, 108, 201, 202, 203, 204, 205,
208, 209, 210
• Addition: (window units) 104, 206, 207 &
(patio door) 105
• Windows are hard to operate, missing
hardware, have broken frames, and are not
energy efficient.
• New windows will not have storm windows
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Front of House
210 201
108
107 101
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Right side (from road)
204
205 206
202 203
102 103
104
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Back of House
NO
204 205
NO
109
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Back of House
NO
204 205
NO
105
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Left side (from road)
209
208
207
NO
109
106
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Front house is original structure
ORIGINAL
“NEWER”
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Front house is original structure
ORIGINAL
“NEWER”
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Trim in front portion of
house doesn’t match
the interior trim in the
“newer” addition of
the house
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• Upstairs bedroom door going into
bedroom is probably the original
door opening
• Wall is 8” thick for this opening
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The boiler heating units
also don’t match between
the back part of the house
and front part of the house
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Foundation changes and
brick color is slightly off
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They blended the bricks
between the two additions
here with groups of
“three” lined up
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101
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102
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103
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104
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104
103 102 101
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105
The door is part of the
“newer” addition on
back of the house
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105
The door is part of the
“newer” addition on
back of the house
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106 & 107
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106
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107
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108
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108
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201
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202
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203
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204
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205
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205
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206
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207
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207
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208
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209
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209
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210
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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 2026-08: 1102 Terrace Description of Work: Fence and Deck
Applicant: Elijah Shephard District: McLaughlin
Current Use: Residential Date of Construction:
Discussion:
The applicant is requesting to reconstruct the existing fence along the south (side) and east (rear)
property lines and install new 6’-tall privacy fence in the same style along the north (Hartford Ave)
property line, and remove the existing accessible ramp on the south side of the house and construct
a 10’x12’ deck in the same location using the existing posts with 2”x2” treated vertical railing and
spindles spaced 3” apart. The ramp was approved by the HDC in September 1993, and has already
been demolished and portions of the deck have been constructed.
Standards:
Please see attached Fence Standards and Guidelines and Porch and Deck Standards and
Guidelines.
Deliberation:
I move that the HDC (approve/deny) the request to reconstruct the existing fence along the south
(side) and east (rear) property lines and install new 6’-tall privacy fence in the same style along the
north (Hartford Avenue) property line, and remove the existing accessible ramp on the south side of
the house and construct a 10’x12’ deck in the same location using the existing posts with 2”x2”
treated vertical railing and spindles spaced 3” apart as depicted in the May 5, 2026 HDC staff report
as long as the work meets all zoning requirements and the necessary permits are obtained.
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West (front) and south (side) elevations from Terrace Street, looking northeast; deck and former ramp visible at right.
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West (front) and north (side) elevations from Hartford Avenue, looking southeast.
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View of rear yard (currently paved) from Hartford Avenue, looking southeast.
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View of east (rear) elevation from Hartford Avenue, looking southwest.
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Views of the existing condition of the deck.
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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
FENCE STANDARDS AND GUIDELINES
(Adopted December 6, 1994 - Effective January 1, 1995)
General
Fences and gates are an extension of the architecture of a home. They should be compatible in style
and material. They should be appropriate to the size and scale of the structure. They, therefore,
require review and approval by the Historic District Commission.
Sometimes it is necessary to use fencing for other than decorative purposes, such as marking
boundaries, privacy, screening unsightly areas, or security. Fencing for utilitarian purposes
sometimes requires fencing materials which are not of the period or character of the house. Non-
conforming fencing materials may be considered for use in the back of the structure.
Fence Guidelines
When building wood fencing, consideration should be given to the kind of wood best suited for the
project, adequate post foundations, weatherproofing, color, and amount of maintenance required.
Simple variations of wood picket-style fencing are appropriate to many period homes. Wood fences
must be painted to complement or contrast the colors of the house. Pressure treated wood shall be
painted no later than one year after installation.
Iron fencing is an appropriate option for Victorian-era homes. Iron fencing was often modest in
proportion, seldom exceeding four feet in height. A popular standard was 36 inches.
Fencing materials such as split rails, stone, and brick may be considered if they reflect the feeling
of the home in material and character.
Chain-link and similar utilitarian fencing, such as industrial fencing, wire mesh, and barbed wire,
is not permitted in the front of a structure.
Hedges and natural fencing are possible alternatives to fences.
Fence Standards
LAYOUT REQUIREMENTS: (Please see the attached Supplementary Graphics sheets)
Conforming open fences not over four (4) feet and conforming solid fences not over three (3) feet
in height are permitted between the property line and halfway between the front and rear setback
lines.
Corner lots will be considered to have two front yards, except that non-conforming fences higher
than four (4) feet will be permitted immediately behind the existing side setback line (rather than
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halfway between the front and rear).
SUPPLEMENTARY GRAPHICS SHEETS:
These sheets are attached and include the following:
Fence Location/Layout Standards
“Type A” - Conforming Walls and Fences
“Type B” - Conforming Rear Lot Fences; Non-Conforming Fences
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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
PORCH AND DECK STANDARDS AND GUIDELINES
(Adopted December 6, 1994 - Effective January 1, 1995)
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
Commission. Deteriorated rails shall be repaired as a first course of action. When replacement
is necessary, the original details shall be replicated. In cases where height or spacing is required
to be modified to meet code requirements, the Commission will carefully review the options to
determine the most appropriate method to accomplish this requirement. In cases where handrails
or guardrails are new (including those for new decks), the design shall generally conform to the
railing and balustrade detail illustrated on the attached sketches.
New guardrails in the historic districts shall conform to the minimum guardrail height in the most
recent edition of the building code.
PORCH OR DECK FLOOR HEIGHT
FROM FINISHED GROUND GRADE MINIMUM GUARDRAIL HEIGHT
0” - 30” 0”
> 30” 36”
New guardrails on commercial buldings shall conform to the minimum guardrail height for
commercial 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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Porch Enclosure
Existing screen or open porches shall not be enclosed with framing or windows without approval
by the Commission. Generally, when an open or screened porch is enclosed, the enclosure materials
or windows should preserve the appearance of a porch in order to maintain the original design and
to avoid the visual effect of a boxed-in appendage. This can often be accomplished with full length
windows and exterior screens which would extend from within a few inches off the floor or base
of the existing porch opening thus maintaining the effect of a screened in porch or solarium. On
most full length porches, building up a half-wall at the base and enclosing it with short windows
would not be in keeping with the original design of the house and would detract from the overall
appearance. Each request for a porch enclosure will be carefully analyzed by the Commission,
taking into consideration the practical and intended usage of the area and the overall visual effect
upon the house.
Paint
All exposed deck or porch wood shall be painted to complement or contrast the existing structure.
Pressure treated wood shall be painted no later than one year after installation.
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Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-10: 58 E. Grand Description of Work: New Construction
Applicant: Stephens Homes and Investments District: Clinton-Peck
Current Use: Vacant Land Date of Construction:
Discussion:
The applicant is seeking approval to construct a new single-family house with an attached garage
on the lot. Proposed elevation, floor plan, and site plan drawings are attached.
Standards:
Please see attached Design Guidelines for New Construction.
Deliberation:
I move that the HDC (approve/deny) the request to construct a new single-family house with an
attached garage on the lot as depicted in the May 5, 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 vacant lot at 58 E. Grand from Grand Avenue, looking northwest; approximate location of house is staked on-site.
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Front and side elevations of the same house, but mirrored (photo from July 2024).
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Front and side elevations of the same house, but mirrored (at 2207 Miner Avenue, photo from July 2024).
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Rear elevation of the same house, but mirrored (photo from July 2024).
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Surrounding houses, looking east on Grand Avenue; 58 E. Grand located at left, across Clinton Street.
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Surrounding houses, looking north on Clinton Street; 58 E. Grand located at right, across Grand Avenue.
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Surrounding houses, looking south on Clinton Street; 58 E. Grand located at left.
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Surrounding houses, looking west on Grand Avenue; 58 E. Grand located at right.
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ROUGH DRAFT
REVISED BY DESCRIPTION
FINAL
REVISION TABLE
J. DAVIS
J. DAVIS
23'
3/25/26
4/1/26
NUMBER DATE
7' 9'-8" 6'-4"
3049DH 3049DH 6068
4'
2
1
UPSET BEAM BY OTHERS
BENEDICT PROJECT
13'-4" 9'
DW
LIVING ROOM
FLOOR SYSTEM BY OTHERS
21'-4"
B36
7'
22'
17'-4"
KITCHEN
3'-6 1/2"
9' CEILING
DOUBLE WALL BEAM BY OTHER
41'
2868
44'
44'
FIRE RATED DOOR
3'-4"
4'-9 1/2"
TYPICAL GARAGE
3068
SEPARATION WALL
1st Floor Plan
3'-3"
3'-4"
3 1/2"
HOOKS
FLOOR SYSTEM
11'-8"
BEAM UNDER
ENG. ROOF TRUSS BY OTHERS
COATS
6'-5"
UP
2468
GARAGE
OPTIONAL GARAGE SLOPE FLOOR TO DRAIN
20'
22'-8"
SLOPE FLOOR TO DRAIN STORAGE
5 1/2"
BEAM BY OTHER UPSET BEAM
3'-4"
ABOVE STAIR
7'-8 1/2"
2468
8'
2'-1"
2668
3068
231 HOME DESIGN
TYPICAL GARAGE FLOOR: 3068
4" CONCRETE SLAB
3'
9080 COMPACTED GRANULAR FILL
2'
9080
DRAWINGS PROVIDED BY:
1ST FLOOR - 714 SQ.FT.
ANDERSEN 200 SERIES
6' 6' 6' 6' 5'-6" 5'-6"
12' 12' 11'
35'
TO BE CONSTRUCTED IN ACCORDANCE 1st Floor
WITH ALL APPLICABLE CODE REQUIREMENTS. DATE:
231 HOME DESIGN LLC ATTEMPTS TO PROVIDE DRAWINGS THAT ARE AS ACCURATE AS POSSIBLE,
THE GENERAL & SUB CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF DETAILS & ALL
DIMENSIONS PRIOR TO AS WELL AS DURING THE CONSTRUCTION OF THIS PROJECT, CONFORMING 4/2/2026
TO ALL LOCAL & STATE CODES. THE SCALE OF THIS DRAWING IS OVERRULED BY ACTUAL
DIMENSIONS. PLEASE REPORT ANY DISCREPANCIES TO 231 HOME DESIGN LLC.
SCALE:
DRAWINGS PRODUCED BY 231 HOME DESIGN LLC ARE COPYRIGHTED MATERIALS. WHEN YOU
PURCHASE CONSTRUCTION DOCUMENTS, WE AS LICENSOR, ARE GRANTING TO YOU, AS LICENSEE,
THE RIGHT TO USE THE DOCUMENTS TO CONSTRUCT A SINGLE UNIT. THIS IS AN EXCLUSIVE 1/4" = 1'
LICENSE, WHICH MAY NOT BE RESOLD, DUPLICATED, PUBLISHED TO DISTRIBUTED WITHOUT Layout Page Table
WRITTEN PERMISSION OF THE DESIGNER. Label Title Description Comments
-PURCHASING A SET OF DRAWINGS TRANSFERS NO RIGHT OR OWNERSHIP OF THE PLAN TO THE A-1 1st Floor Plan SHEET:
PURCHASER. THE PURCHASER HAS MERELY PURCHASED A LIMITED LICENSE TO BUILD TO THAT A-2 2nd Floor Plan
STRUCTURE ONE TIME AND ONE TIME ONLY. A-5 Foundation Plan
E-1 Exterior Elevations
- DRAWINGS MAY NOT BE LENT, GIVEN OR SOLD BY THE PURCHASER.
- PHOTOCOPIES OR REPRODUCTION IN ANY FORM OR THE DRAWINGS, PLANS OR ANY OTHER E-2
D-1.0
Exterior Elevations
Cross Section
A-1
RELATED ARTWORK WITHOUT THE WRITTEN CONSENT OF THE CREATOR IS ILLEGAL.
Page 85 of 100
ROUGH DRAFT
REVISED BY DESCRIPTION
FINAL
REVISION TABLE
J. DAVIS
J. DAVIS
23'
5'-10 1/8" 11'-3 3/4" 5'-10 1/8"
3/25/26
4/1/26
NUMBER DATE
3049DH 3049DH
4"
EGRESS EGRESS
4" 3 1/2" 4"
11'-0 1/4" 11'-0 1/4"
ENG. ROOF TRUSS BY OTHERS
2
1
10'-4"
10'
BENEDICT PROJECT
BEDROOM 3 BEDROOM 2
17'-4"
3 1/2"
3 1/2"
3'-4" 3'-4"
5068 5068
2'-1"
2'-1"
3 1/2"
3 1/2"
2868 2868
4'-0 1/2"
LAUNDRY
5'-1 1/2"
5'-1 1/2"
DOUBLE WALL
8' CEILING
3'-6 1/2"
2868
3 1/2"
3 1/2"
2868 DN
3'-4"
40'
40'
1/2 WALL
5'
5'
W.I.C.
11'-8"
11'-8"
2868 2868
3 1/2"
2nd Floor Plan
3 1/2"
5'-8"
2'-4 1/2"
5'
3 1/2"
2868
1668
LINEN
16'-3 1/2"
3 1/2"
7'-4 1/2"
MASTER MASTER
3'
8'
BEDROOM BATHROOM
5'
4"
GIRDER
ENG. ROOF TRUSS BY OTHERS 3036DH
3'
EGRESS
3049DH 3049DH
231 HOME DESIGN
2ND FLOOR - 887 SQ.FT.
ANDERSEN 200 SERIES
6' 6' 5'-6" 5'-6"
12' 11'
DRAWINGS PROVIDED BY:
23'
2nd Floor
TO BE CONSTRUCTED IN ACCORDANCE
WITH ALL APPLICABLE CODE REQUIREMENTS. DATE:
231 HOME DESIGN LLC ATTEMPTS TO PROVIDE DRAWINGS THAT ARE AS ACCURATE AS POSSIBLE,
THE GENERAL & SUB CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF DETAILS & ALL
DIMENSIONS PRIOR TO AS WELL AS DURING THE CONSTRUCTION OF THIS PROJECT, CONFORMING 4/2/2026
TO ALL LOCAL & STATE CODES. THE SCALE OF THIS DRAWING IS OVERRULED BY ACTUAL
DIMENSIONS. PLEASE REPORT ANY DISCREPANCIES TO 231 HOME DESIGN LLC.
SCALE:
DRAWINGS PRODUCED BY 231 HOME DESIGN LLC ARE COPYRIGHTED MATERIALS. WHEN YOU
PURCHASE CONSTRUCTION DOCUMENTS, WE AS LICENSOR, ARE GRANTING TO YOU, AS LICENSEE,
THE RIGHT TO USE THE DOCUMENTS TO CONSTRUCT A SINGLE UNIT. THIS IS AN EXCLUSIVE 1/4" = 1'
LICENSE, WHICH MAY NOT BE RESOLD, DUPLICATED, PUBLISHED TO DISTRIBUTED WITHOUT Layout Page Table
WRITTEN PERMISSION OF THE DESIGNER. Label Title Description Comments
-PURCHASING A SET OF DRAWINGS TRANSFERS NO RIGHT OR OWNERSHIP OF THE PLAN TO THE A-1 1st Floor Plan SHEET:
PURCHASER. THE PURCHASER HAS MERELY PURCHASED A LIMITED LICENSE TO BUILD TO THAT A-2 2nd Floor Plan
STRUCTURE ONE TIME AND ONE TIME ONLY. A-5 Foundation Plan
E-1 Exterior Elevations
- DRAWINGS MAY NOT BE LENT, GIVEN OR SOLD BY THE PURCHASER.
- PHOTOCOPIES OR REPRODUCTION IN ANY FORM OR THE DRAWINGS, PLANS OR ANY OTHER E-2
D-1.0
Exterior Elevations
Cross Section
A-2
RELATED ARTWORK WITHOUT THE WRITTEN CONSENT OF THE CREATOR IS ILLEGAL.
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ROUGH DRAFT
REVISED BY DESCRIPTION
FINAL
REVISION TABLE
J. DAVIS
J. DAVIS
23' 23'
7' 16' 7' 16'
TYPICAL TYPICAL
3/25/26
EGRESS PIT
4/1/26
EGRESS PIT
NUMBER DATE
3049DH 3049DH
8" POURED CONCRETE WALL 8" POURED CONCRETE WALL
W/ 8" X 16" FOOTING W/ 8" X 16" FOOTING
2
1
BENEDICT PROJECT
FLOOR SYSTEM BY OTHERS
FLOOR SYSTEM BY OTHERS
21'-4"
21'-4"
21'-4"
21'-4"
21'-4"
21'-4"
22'
TYPICAL CRAWL SPACE
22'
2X4 BEARING WALL 2X4 BEARING WALL
W/ 8" X 16" FOOTING 3'-2 1/2" W/ 8" X 16" FOOTING 3'-2 1/2"
BEAM BELOW BULKHEAD BEAM BELOW
FLOOR SYSTEM FLOOR SYSTEM
1 1/2" 1 1/2"
41'
41'
2868 2868
44'
44'
44'
44'
4'-9 1/2"
5'-10"
1 1/2" P.T. 1 1/2" P.T.
FURRING WALL FURRING WALL
6'-6" 3'-2" 3'-4"
Foundation Plan
3 1/2"
11'-11 1/2"
10'-10"
11'-11 1/2"
UP
MECHANICAL
MECHANICAL
OPTIONAL GARAGE OPTIONAL GARAGE
6'-5"
6068
19'
WH WH
UP
20'
20'
22'-8"
UNEXCAVATED
22'-8"
UNEXCAVATED
5 1/2"
UNEXCAVATED UNEXCAVATED
13'-10"
UPSET BEAM UPSET BEAM
BEAM POCKET BEAM POCKET
BEAM BELOW ABOVE STAIR BEAM BELOW ABOVE STAIR
FLOOR SYSTEM FLOOR SYSTEM
7'-0 1/2"
7'-0 1/2"
7'-0 1/2"
8'-10"
8' CEILING
6" POURED CONCRETE WALL 6" POURED CONCRETE WALL
W/ 8" X 16" FOOTING
231 HOME DESIGN
W/ 8" X 16" FOOTING
3'
3'
2'
2'
6' 6' 6' 6' 11'
DRAWINGS PROVIDED BY:
6' 6' 6' 6' 11'
12' 12' 11' 12' 12' 11'
35' 35'
TO BE CONSTRUCTED IN ACCORDANCE Crawl Space Foundation Foundation
WITH ALL APPLICABLE CODE REQUIREMENTS. DATE:
231 HOME DESIGN LLC ATTEMPTS TO PROVIDE DRAWINGS THAT ARE AS ACCURATE AS POSSIBLE,
THE GENERAL & SUB CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF DETAILS & ALL
DIMENSIONS PRIOR TO AS WELL AS DURING THE CONSTRUCTION OF THIS PROJECT, CONFORMING 4/2/2026
TO ALL LOCAL & STATE CODES. THE SCALE OF THIS DRAWING IS OVERRULED BY ACTUAL
DIMENSIONS. PLEASE REPORT ANY DISCREPANCIES TO 231 HOME DESIGN LLC.
SCALE:
DRAWINGS PRODUCED BY 231 HOME DESIGN LLC ARE COPYRIGHTED MATERIALS. WHEN YOU
PURCHASE CONSTRUCTION DOCUMENTS, WE AS LICENSOR, ARE GRANTING TO YOU, AS LICENSEE,
THE RIGHT TO USE THE DOCUMENTS TO CONSTRUCT A SINGLE UNIT. THIS IS AN EXCLUSIVE 1/4" = 1'
LICENSE, WHICH MAY NOT BE RESOLD, DUPLICATED, PUBLISHED TO DISTRIBUTED WITHOUT Layout Page Table
WRITTEN PERMISSION OF THE DESIGNER. Label Title Description Comments
-PURCHASING A SET OF DRAWINGS TRANSFERS NO RIGHT OR OWNERSHIP OF THE PLAN TO THE A-1 1st Floor Plan SHEET:
PURCHASER. THE PURCHASER HAS MERELY PURCHASED A LIMITED LICENSE TO BUILD TO THAT A-2 2nd Floor Plan
STRUCTURE ONE TIME AND ONE TIME ONLY. A-5 Foundation Plan
E-1 Exterior Elevations
- DRAWINGS MAY NOT BE LENT, GIVEN OR SOLD BY THE PURCHASER.
- PHOTOCOPIES OR REPRODUCTION IN ANY FORM OR THE DRAWINGS, PLANS OR ANY OTHER E-2
D-1.0
Exterior Elevations
Cross Section
A-5
RELATED ARTWORK WITHOUT THE WRITTEN CONSENT OF THE CREATOR IS ILLEGAL.
Page 87 of 100
CONTINUOUS VENT AT RIDGE
ROUGH DRAFT
REVISED BY DESCRIPTION
4/12
12
FINAL
8
REVISION TABLE
VINYL SHAKE
J. DAVIS
J. DAVIS
BAND BOARD HORIZONTAL SIDING
12" O.H.
3/25/26
4/1/26
NUMBER DATE
8'-1 1/8"
4/12
1'-0 5/8"
2
1
BAND BOARD 4/12
BENEDICT PROJECT
VERTICAL SIDING 12" O.H.
9'-1 1/8"
OPT. GARAGE
1'-0 5/8"
1 1/2"
FRONT ELEVATION
Exterior Elevations
4/12
12" O.H. 12" O.H.
231 HOME DESIGN
4/12
DRAWINGS PROVIDED BY:
12" O.H.
TO BE CONSTRUCTED IN ACCORDANCE
WITH ALL APPLICABLE CODE REQUIREMENTS. DATE:
231 HOME DESIGN LLC ATTEMPTS TO PROVIDE DRAWINGS THAT ARE AS ACCURATE AS POSSIBLE,
THE GENERAL & SUB CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF DETAILS & ALL
DIMENSIONS PRIOR TO AS WELL AS DURING THE CONSTRUCTION OF THIS PROJECT, CONFORMING 4/2/2026
TO ALL LOCAL & STATE CODES. THE SCALE OF THIS DRAWING IS OVERRULED BY ACTUAL
DIMENSIONS. PLEASE REPORT ANY DISCREPANCIES TO 231 HOME DESIGN LLC.
REAR ELEVATION SCALE:
DRAWINGS PRODUCED BY 231 HOME DESIGN LLC ARE COPYRIGHTED MATERIALS. WHEN YOU
PURCHASE CONSTRUCTION DOCUMENTS, WE AS LICENSOR, ARE GRANTING TO YOU, AS LICENSEE,
THE RIGHT TO USE THE DOCUMENTS TO CONSTRUCT A SINGLE UNIT. THIS IS AN EXCLUSIVE 1/4" = 1'
LICENSE, WHICH MAY NOT BE RESOLD, DUPLICATED, PUBLISHED TO DISTRIBUTED WITHOUT Layout Page Table
WRITTEN PERMISSION OF THE DESIGNER. Label Title Description Comments
-PURCHASING A SET OF DRAWINGS TRANSFERS NO RIGHT OR OWNERSHIP OF THE PLAN TO THE A-1 1st Floor Plan SHEET:
PURCHASER. THE PURCHASER HAS MERELY PURCHASED A LIMITED LICENSE TO BUILD TO THAT A-2 2nd Floor Plan
STRUCTURE ONE TIME AND ONE TIME ONLY. A-5 Foundation Plan
E-1 Exterior Elevations
- DRAWINGS MAY NOT BE LENT, GIVEN OR SOLD BY THE PURCHASER.
- PHOTOCOPIES OR REPRODUCTION IN ANY FORM OR THE DRAWINGS, PLANS OR ANY OTHER E-2
D-1.0
Exterior Elevations
Cross Section
E-1
RELATED ARTWORK WITHOUT THE WRITTEN CONSENT OF THE CREATOR IS ILLEGAL.
Page 88 of 100
ROUGH DRAFT
REVISED BY DESCRIPTION
FINAL
12
4
8/12
REVISION TABLE
J. DAVIS
J. DAVIS
12" O.H. 12" O.H.
3/25/26
4/1/26
NUMBER DATE
12
12 4
2
1
4
BENEDICT PROJECT
12" O.H.
LEFT ELEVATION
Exterior Elevations
12
8/12 4
12" O.H. 12" O.H.
231 HOME DESIGN
12
12
4
4
DRAWINGS PROVIDED BY:
12" O.H.
TO BE CONSTRUCTED IN ACCORDANCE
WITH ALL APPLICABLE CODE REQUIREMENTS. DATE:
231 HOME DESIGN LLC ATTEMPTS TO PROVIDE DRAWINGS THAT ARE AS ACCURATE AS POSSIBLE,
THE GENERAL & SUB CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF DETAILS & ALL
DIMENSIONS PRIOR TO AS WELL AS DURING THE CONSTRUCTION OF THIS PROJECT, CONFORMING 4/2/2026
TO ALL LOCAL & STATE CODES. THE SCALE OF THIS DRAWING IS OVERRULED BY ACTUAL
DIMENSIONS. PLEASE REPORT ANY DISCREPANCIES TO 231 HOME DESIGN LLC.
RIGHT ELEVATION
SCALE:
DRAWINGS PRODUCED BY 231 HOME DESIGN LLC ARE COPYRIGHTED MATERIALS. WHEN YOU
PURCHASE CONSTRUCTION DOCUMENTS, WE AS LICENSOR, ARE GRANTING TO YOU, AS LICENSEE,
THE RIGHT TO USE THE DOCUMENTS TO CONSTRUCT A SINGLE UNIT. THIS IS AN EXCLUSIVE 1/4" = 1'
LICENSE, WHICH MAY NOT BE RESOLD, DUPLICATED, PUBLISHED TO DISTRIBUTED WITHOUT Layout Page Table
WRITTEN PERMISSION OF THE DESIGNER. Label Title Description Comments
-PURCHASING A SET OF DRAWINGS TRANSFERS NO RIGHT OR OWNERSHIP OF THE PLAN TO THE A-1 1st Floor Plan SHEET:
PURCHASER. THE PURCHASER HAS MERELY PURCHASED A LIMITED LICENSE TO BUILD TO THAT A-2 2nd Floor Plan
STRUCTURE ONE TIME AND ONE TIME ONLY. A-5 Foundation Plan
E-1 Exterior Elevations
- DRAWINGS MAY NOT BE LENT, GIVEN OR SOLD BY THE PURCHASER.
- PHOTOCOPIES OR REPRODUCTION IN ANY FORM OR THE DRAWINGS, PLANS OR ANY OTHER E-2
D-1.0
Exterior Elevations
Cross Section
E-2
RELATED ARTWORK WITHOUT THE WRITTEN CONSENT OF THE CREATOR IS ILLEGAL.
Page 89 of 100
ROUGH DRAFT
REVISED BY DESCRIPTION
FINAL
REVISION TABLE
J. DAVIS
J. DAVIS
3/25/26
4/1/26
NUMBER DATE
2
1
TYPICAL TRUSS ROOF: CONTINUOUS
@230 ASPHALT SHINGLES VENT AT
INSTALL ICE & WATER SHIELD RIDGE
TYPICAL TRUSS ROOF: CONTINUOUS
BENEDICT PROJECT
VENT AT FROM ROOF EDGE TO A MIN OF 2' BEYOND
@230 ASPHALT SHINGLES EXT. WALLS IN HEATED AREAS, VALLEYS &
INSTALL ICE & WATER SHIELD RIDGE
WHERE SEPARATE ROOF PLANES JOIN
FROM ROOF EDGE TO A MIN OF 2' BEYOND 15# FELT
EXT. WALLS IN HEATED AREAS, VALLEYS & 1/2" OSB SHEATHING
WHERE SEPARATE ROOF PLANES JOIN PRE-ENGINEERED TRUSSES @ 24" O.C.
15# FELT R35 MIN. BLOWN IN INSULATION
1/2" OSB SHEATHING 5/8" CEILING BOARD TAPED & SANDED
PRE-ENGINEERED TRUSSES @ 24" O.C.
R35 MIN. BLOWN IN INSULATION
5/8" CEILING BOARD TAPED & SANDED
SMOKE DETECTORS:
TO BE HARDWIRED , W BATTERY BACKUP,
TYPICAL 2X4 EXTERIOR WALL: INTERCONNECTED, IN EVERY BEDROOM,
SMOKE DETECTORS: SIDING IN ADJACENT CORRIDORS OUTSIDE BEDROOMS
TO BE HARDWIRED , W BATTERY BACKUP, TYVEK HOUSE WRAP & ON EACH LEVEL INCLUDING BASEMENTS
TYPICAL 2X4 EXTERIOR WALL: INTERCONNECTED, IN EVERY BEDROOM, 7/16" PLYWOOD SHEATHING
SIDING WHEN THE BUILDING EXCEEDS ONE STORY
IN ADJACENT CORRIDORS OUTSIDE BEDROOMS 2X4 STUDS @ 16" O.C.
TYVEK HOUSE WRAP & ON EACH LEVEL INCLUDING BASEMENTS R15 MIN. INSULATION
7/16" PLYWOOD SHEATHING WHEN THE BUILDING EXCEEDS ONE STORY 1/2" DRYWALL
2X4 STUDS @ 16" O.C. TAPED & SANDED
R15 MIN. INSULATION
1/2" DRYWALL 3/4" T & G OSB SUBFLOOR
TAPED & SANDED OVER 11 7/8" I-JOIST BY OTHERS
3/4" T & G OSB SUBFLOOR
OVER 11 7/8" I-JOIST BY OTHERS
TYPICAL RIM ASSEMBLY:
R19 MIN. BATT INSULATION
TYPICAL RIM ASSEMBLY:
R19 MIN. BATT INSULATION
Cross Section
TYPICAL SILL ASSEMBLY:
P.T. PLATE TO BE ANCHORED IN FOUNDATION 3/4" T & G OSB SUBFLOOR
W 1/2" DIA. ANCHOR BOLT @ 72" O.C. MAX. OVER 11 7/8" I-JOIST BY OTHERS
TYPICAL SILL ASSEMBLY: 2 BOLTS MIN. PER PLATE
P.T. PLATE TO BE ANCHORED IN FOUNDATION 3/4" T & G OSB SUBFLOOR W SILL SEAL
W 1/2" DIA. ANCHOR BOLT @ 72" O.C. MAX. OVER 11 7/8" I-JOIST BY OTHERS
2 BOLTS MIN. PER PLATE
W SILL SEAL
TYPICAL BASEMENT FLOOR: GRADE TO SLOPE:
4" CONCRETE SLAB AWAY FROM HOUSE
GRADE TO SLOPE: FIBRE MESH REINFORCEMENT
AWAY FROM HOUSE 6 mil POLY VAPOR BARRIER
TYPICAL BASEMENT FLOOR:
COMPACTED GRANULAR FILL
4" CONCRETE SLAB
FIBRE MESH REINFORCEMENT
6 mil POLY VAPOR BARRIER
COMPACTED GRANULAR FILL
TYPICAL FOUNDATION WALL: P.T. PLATE UNDER ALL WALLS THAT
8" POURED CONCRETE WALL COME IN CONTACT WITH CONCRETE
W/ 8X16 FTG.
R10 MIN. INSULATION
TYPICAL FOUNDATION WALL: P.T. PLATE UNDER ALL WALLS THAT
8" POURED CONCRETE WALL COME IN CONTACT WITH CONCRETE
W/ 8X16 FTG.
R10 MIN. INSULATION
231 HOME DESIGN
CROSS SECTION
CROSS SECTION
DRAWINGS PROVIDED BY:
TO BE CONSTRUCTED IN ACCORDANCE
WITH ALL APPLICABLE CODE REQUIREMENTS. DATE:
231 HOME DESIGN LLC ATTEMPTS TO PROVIDE DRAWINGS THAT ARE AS ACCURATE AS POSSIBLE,
THE GENERAL & SUB CONTRACTORS ARE RESPONSIBLE FOR THE VERIFICATION OF DETAILS & ALL
DIMENSIONS PRIOR TO AS WELL AS DURING THE CONSTRUCTION OF THIS PROJECT, CONFORMING 4/2/2026
TO ALL LOCAL & STATE CODES. THE SCALE OF THIS DRAWING IS OVERRULED BY ACTUAL
DIMENSIONS. PLEASE REPORT ANY DISCREPANCIES TO 231 HOME DESIGN LLC.
SCALE:
DRAWINGS PRODUCED BY 231 HOME DESIGN LLC ARE COPYRIGHTED MATERIALS. WHEN YOU
PURCHASE CONSTRUCTION DOCUMENTS, WE AS LICENSOR, ARE GRANTING TO YOU, AS LICENSEE,
THE RIGHT TO USE THE DOCUMENTS TO CONSTRUCT A SINGLE UNIT. THIS IS AN EXCLUSIVE 1/4" = 1'
LICENSE, WHICH MAY NOT BE RESOLD, DUPLICATED, PUBLISHED TO DISTRIBUTED WITHOUT Layout Page Table
WRITTEN PERMISSION OF THE DESIGNER. Label Title Description Comments
-PURCHASING A SET OF DRAWINGS TRANSFERS NO RIGHT OR OWNERSHIP OF THE PLAN TO THE A-1 1st Floor Plan SHEET:
PURCHASER. THE PURCHASER HAS MERELY PURCHASED A LIMITED LICENSE TO BUILD TO THAT A-2 2nd Floor Plan
STRUCTURE ONE TIME AND ONE TIME ONLY. A-5 Foundation Plan
E-1 Exterior Elevations
- DRAWINGS MAY NOT BE LENT, GIVEN OR SOLD BY THE PURCHASER.
- PHOTOCOPIES OR REPRODUCTION IN ANY FORM OR THE DRAWINGS, PLANS OR ANY OTHER E-2
D-1.0
Exterior Elevations
Cross Section
D-1.0
RELATED ARTWORK WITHOUT THE WRITTEN CONSENT OF THE CREATOR IS ILLEGAL.
Page 90 of 100
Page 91 of 100
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.
15
Page 92 of 100
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.
16
Page 93 of 100
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
Page 94 of 100
Recommended Not Recommended
Height Height
Scale Scale
Massing Massing
Directional Expression Directional Expression
18
Page 95 of 100
Recommended Not Recommended
Setback Setback
Sense of Entry Sense of Entry
Roof Shapes Roof Shapes
Rhythm of Openings Rhythm of Openings
Imitations Imitations
19
Page 96 of 100
Agenda Item Review Form
Muskegon Historic District Commission
HDC Door Hangers Description of Work:
Applicant: District:
Current Use: Date of Construction:
Discussion:
C. Davis and G. Borgman worked to create the attached drafts of door hangers that could be used
to notify residents of the historic districts of the HDC and the districts themselves.
Standards:
Deliberation:
Page 97 of 100
Page 98 of 100
Page 99 of 100
Page 100 of 100
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