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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
MEETING
June 2, 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 May 5, 2026 regular meeting. Planning
☐ OLD BUSINESS:
A. Case 2026-07: 475 W. Webster Planning
☐ NEW BUSINESS:
A. Case 2026-10: 140 Washington Planning
B. Case 2026-11: 238 Houston Planning
☐ ANY OTHER BUSINESS:
A. 2026 Staff Approval Update #2 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 May 5, 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 May 5, 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
Applicant: Brett Mahaffey (contractor) and District: Houston
Matthew Dickinson (homeowner)
Current Use: Residential Date of Construction:
Discussion:
This case was denied at the May 5th HDC meeting. 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. Additional information and photos identifying each
window are in the attached document as well as a quote for repair of the existing wood windows.
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 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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Matthew Dickinson
475 W Webster
Muskegon Historic
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Contractor
Renewal by Andersen
37720 Amrhein
Livonia, MI 48150
• Homeowner wants to discuss replacing the
windows on the house. We are proposing 12
windows on back and sides of the house and
proposing the 5 windows on the front of the
house.
• 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
• Original structure: (window units) 101, 102,
103, 106, 107, 108, 201, 202, 203, 204, 205,
208, 209, 210
• Addition: (window units) 104, 206, 207 &
• 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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Right side (from road)
204
205 206
202 203
102 103
104
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Back of House
NO
204 205
NO
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Back of House
NO
204 205
NO
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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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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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102
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103
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104
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104
103 102 101
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106 & 107
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106
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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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Front of House
210 201
108
107 101
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101
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107
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108
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108
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201
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210
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Matthew Dickinson
475 W Webster
Muskegon Historic
REPAIR QUOTE &
BEFORE/AFTER PICTURES
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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 2026-10: 140 Washington Description of Work: Fence
Applicant: Miguel Ortiz District: Campus
Current Use: Residential Date of Construction:
Discussion:
The applicant is seeking approval to install a six-foot tall white vinyl privacy fence in the rear yard.
Vinyl fences cannot be staff-approved, but the height and location align with the Historic District
Commission Local Standards.
Standards:
Please see attached Fence Standards and Guidelines.
Deliberation:
I move that the HDC (approve/deny) the request to install a six-foot tall white vinyl privacy fence in
the rear yard as depicted in the June 2, 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 house from Washington Avenue, looking northwest; fence at right is not proposed to be replaced.
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View of house from Washington Avenue, looking northeast; proposed fence will be visible at left (former fence has been removed).
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Site plan sketch showing location of proposed vinyl privacy fence.
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Proposed vinyl privacy fence.
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View of previous wood privacy fence (since removed) from back yard, looking southwest.
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View of previous wood privacy fence (since removed) from back yard, looking north.
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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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Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-11: 238 Houston Description of Work:
Rear Deck and Changes to Previously-Approved
Rear Elevations
Applicant: West Side Art Collective District: Houston
Current Use: Mixed-Use Date of Construction:
Discussion:
The applicant is seeking approval to construct a second-story deck at the rear of the building atop
the garage and revise the previously-approved design for the rear addition's north and west
elevations. In July 2025, the HDC approved the following changes to the rear addition: "replacement
of the sliding windows on the north elevation with pairs of casement or double hung windows,
installation of two additional double hung or casement windows matching the others on the rear
elevation, installation of a pair of double hung or casement windows on the rear section of the west
elevation, and replacement of the sliding glass door with a double french door." The sliding glass
door that was previously in place has since been replaced with a double french door. Additional
drawings of the proposed second-story deck and proposed revised design for the rear addition are in
the attached documents.
Standards:
Please see attached Porch and Deck Standards and Guidelines and Window, Door, and Exterior
Woodwork Standards and Guidelines.
Deliberation:
I move that the HDC (approve/deny) the request to construct a second-story deck at the rear of the
building atop the garage and revise the previously-approved design for the rear addition's north and
west elevations as depicted in the June 2, 2026 HDC staff report as long as the work meets all zoning
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requirements and the necessary permits are obtained.
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View of rear deck from rear alley, looking east; French doors (that replaced former slider door) visible.
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View of rear deck from rear alley, looking south; French doors (that replaced former slider door) visible.
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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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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
2026 Staff Approval Update #2 Description of Work:
Applicant: District:
Current Use: Date of Construction:
Discussion:
Since the last update in March 2026 (but before the end of that year), staff has approved eight
projects. Those in bold were discussed with the HDC chairperson prior to approval:
• 458 W. Webster - Reroof flat roof
• 390 W. Muskegon - Install basement egress window
• 1460 Clinton - Reroof garage
• 1187 Ransom - Ground-mounted AC unit in rear yard
• 389 W. Webster - Roof-mounted mini-split unit
• 1319 Jefferson - Replace wood privacy fence in rear/side yard
• 143 Strong - Install new shingles dues to chimney reconstruction
• 1632 Peck - Reroof house
Standards:
Deliberation:
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