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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
MEETING
July 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 the minutes of the June 2, 2026 regular meeting. Planning
☐ OLD BUSINESS:
A. 2026 Staff Approval Update #2 Planning
B. HDC Past Approval Extensions Planning
☐ NEW BUSINESS:
A. Case 2026-13: 448 W. Muskegon Planning
B. Case 2026-14: 350 Houston Planning
☐ ANY OTHER BUSINESS:
A. Nelson Neighborhood 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
Page 1 of 2
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visit: www.shorelinecity.com
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such
as signers for the hearing impaired and audio tapes of printed materials being
considered at the meeting, to individuals with disabilities who want to attend the
meeting 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]
Page 2 of 2
Page 2 of 28
Agenda Item Review Form
Muskegon Historic District Commission
Approval of the minutes of the June 2, 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 June 2, 2026 regular meeting.
Page 3 of 28
Agenda Item Review Form
Muskegon Historic District Commission
2026 Staff Approval Update #2 Description of Work:
Applicant: District:
Current Use: Date of Construction:
Discussion:
As a means of validating staff-approved projects, this agenda item from the June meeting is being
revisited to allow for a motion to accept the staff-approved projects. An excerpt from the June 2,
2026 HDC staff report is below:
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:
I move that the HDC accept the 2026 second quarterly update for staff-approved projects as
presented.
Page 4 of 28
Agenda Item Review Form
Muskegon Historic District Commission
HDC Past Approval Extensions Description of Work:
Applicant: District:
Current Use: Date of Construction:
Discussion:
HDC approvals are typically good for one year following the date on which an approval was
granted, but projects are not always completed within that timeframe. As a means of better tracking
progress on various cases, staff is considering seeking a (possibly monthly) motion to approve
extensions for in-progress projects that are approaching or have passed one year since their
approval. Alternatively, such extensions could be presented at the request of applicants, apply only
to projects with unanimous approval, have shown continuous progress, or could be presented based
on some other qualification(s). The HDC has not taken this approach before, but it would be similar to
the process used to validate quarterly staff approval updates. For any cases that the board wishes to
revisit, staff would plan to reach out to applicants to advise them to attend a future meeting for
discussion.
Staff recommends the following projects be granted an extension of one year:
• Case 2024-18: 523 W. Clay* - Complete the hardscaping brickwork and install two 12’x8’-5”
pergolas and an approximately 17’x22’ gazebo as depicted in the October 1, 2024 HDC staff
report as long as the pergola and gazebo materials are either wood or smooth-face PVC or
composite material. *Included at the request of the property owner
• Case 2025-06: 350 W Webster - Install two 30”x30”x30” polished concrete chess tables and four
polished concrete stools on the 4th Street side of the existing paved plaza, with each table
located equidistant between the centerline of the plaza and the diagonal walkways and with
the edge of the tables located three feet from the edge of the existing pavement.
• Case 2025-08: 1095 3rd - Remodel the exterior of the existing building retaining the original
brick, and construct a new three-story building addition along Houston Avenue as depicted in
the drawings included in the September 2, 2025 HDC staff report with exterior cladding
materials and window types presented at the July 17, 2025 HDC special meeting; for
architectural continuity, the HDC recommends overriding the Form Based Code requirement
for pilasters on the new building.
• Case 2025-18: 430 W. Clay - Replace all lower-level, steel-cased, tilt-in windows with fixed
aluminum windows of the same size with applied horizontal mullions to match the windows’
current configurations, and of a darker color to blend with the brick, with two of the
replacement windows retaining the tilt-in option for ventilation.
Page 5 of 28
Standards:
Deliberation:
I move that the HDC (approve/deny) a one-year extension of the approvals for the projects
presented in the July 7, 2026 HDC staff report.
Page 6 of 28
Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-13: 448 W. Muskegon Description of Work: Light Fixtures
Applicant: Hugo Laranja District: Houston
Current Use: Vacant Date of Construction: 1/1/1877
Discussion:
The applicant is seeking approval to install two exterior light fixtures - one on the front porch near the
front door and one on the new porch near the back door.
Standards:
No specific standards apply.
Deliberation:
I move that the HDC (approve/deny) the request to install two exterior light fixtures - one on the front
porch near the front door and one on the new porch near the back door as presented in the July 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 house from 6th Street, looking northeast; proposed location of light fixture near front door visible at center.
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View of house from 6th Street, looking east; new porch on the left side of the house is minimally visible from 6th Street.
Page 9 of 28
Proposed light fixture. Proposed light fixture location near front door. Proposed light fixture location near rear door.
Page 10 of 28
Agenda Item Review Form
Muskegon Historic District Commission
Case 2026-14: 350 Houston Description of Work: Reconstruction of Select
Balconies
Applicant: Nelson Place LDHALP District: Houston
Current Use: Residential Date of Construction: 1/1/1997
Discussion:
The applicant is seeking approval to stabilize and reconstruct the balconies of Stacks 1 and 2 (as
identified in the attached plans) due to structural issues. Reconstruction of the affected balconies is
proposed to result in changes to the appearance of the balcony columns, railings, and rooflines.
Standards:
Please see attached Porch and Deck Standards and Guidelines.
Deliberation:
I move that the HDC (approve/deny) the request to stabilize and reconstruct the balconies of Stacks
1 and 2 as proposed in the July 7, 2026 HDC staff report as long as the work meets all zoning
requirements and the necessary permits are obtained.
Page 11 of 28
View of building from W. Muskegon Avenue, looking east; Stack 2 balconies facing proposed to be reconstructed are visible at center.
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View of two sets of Stack 1 balconies from the corner of W. Muskegon Avenue and 5th Street, looking southeast.
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View of Stack 1 balconies from 5th Street, looking north; railings have been temporarily relocated to prohibit use of the unstable balconies.
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View of building from Houston Avenue, looking northwest; Stack 1 and 2 balconies visible at center.
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View of Stack 1 and 2 balconies from parking lot, looking west; temporary columns used for reinforcement are visible.
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ABONMARCHE
Architecture
Surveying
Engineering
ABONMARCHE CONSULTANTS, INC.
GENERAL NOTES SHEET INDEX
A. VERIFY ALL EXISTING CONDITIONS IN FIELD & NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO START OF WORK
GENERAL
B. DO NOT SCALE DRAWINGS - USE INDICATED DIMENSIONS ONLY - VERIFY ALL PROVIDED DIMENSIONS & NOTIFY G001 TITLE SHEET
ARCHITECT OF ANY DISCREPANCIES
C. ALL WORK ITEMS, INCLUDING BUT NOT LIMITED TO FLOORS, WALLS, CEILINGS, FINISHES & BUILT IN CABINETRY, NOTED ARCHITECTURAL
ON PLANS SHALL BE FURNISHED & INSTALLED TO MFR STANDARDS INCLUDING PREPARATIONS TO EXISTING A101 MAIN LEVEL PLAN
SUBSTRATES A102 SECOUND THROUGH FOURTH LEVEL PLAN
A105 ROOF PLAN
D. NOTIFY ARCHITECT IF ANY DETERIORATED OR UNUSABLE SUBSTRATES OR EXISTING CONDITIONS THAT CANNOT BE
NELSON PLACE
A201 EXTERIOR ELEVATIONS
USED FOR INSTALLATION / APPLICATION OF NEW WORK ITEMS ARE FOUND
A301 BUILDING SECTIONS
E. NOTIFY ARCHITECT IF ANY EXISTING PLUMBING, MECHANICAL OR ELECTRICAL ITEMS THAT WILL BE AFFECTED BY THE
NEW WORK ARE NOT IN USABLE CONDITION OR REQUIRE ADDITIONAL MODIFICATION PRIOR TO NEW WORK
COMMENCING
306 S. Kalamazoo Mall
Kalamazoo, MI 49007
BALCONY STRUCTURAL REPAIRS
abonmarche.com
T 269.381.6170
350 HOUSTON AVE. MUSKEGON, MI 49441
© 2026
BUILDING CODES
PROJECT BUILDING BUILDING CODES
PROJECT: • 2021 MICHIGAN BUILDING CODE (MBC)
NELSON PLACE APARTMENTS • 2021 MICHIGAN PLUMBING CODE (MPC)
• 2021 MICHIGAN MECHANICAL CODE (MMC)
PROJECT ADDRESS: • 2023 NATIONAL ELECTRICAL CODE WITH MICHIGAN PART 8 RULES (NEC)
350 HOUSTON AVE, MUSKEGON, MI. 49441 • 2021 INTERNATIONAL FIRE CODE (IFC)
• MICHIGAN LIFE SAFETY CODE 2012
MUNICIPALITY:
CITY OF MUSKEGON, MI
BALCONY STRUCTURAL REPAIRS
BUILDING CODE SUMMARY ENERGY CODE SUMMARY PERSPECTIVE VIEW
350 HOUSTON AVE. MUSKEGON, MI 49441
NELSON PLACE
TITLE SHEET
PROJECT TEAM VICINITY MAP KEY PLAN PROJECT SCOPE
FOR CONSTRUCTION
BASED ON THE FORENSIC ENGINEERING REPORT OF 9/9/22, THE CITY OF MUSKEGON INSPECTION DEPARTMENT
CIVIL / STRUCTURAL / ARCHITECTURAL LETTER DATED 5/4/23, THE SCOPE OF WORK IS TO INCLUDE:
ABONMARCHE CONSULTANTS, INC
306 Kalamazoo Mall • IT IS OUR UNDERSTANDING THAT THE ASSOCIATED SCOPE OF WORK HAS BEEN PREVIOSULY COMPLETED TO
Kalamazoo, MI 49007 DATE BY OTHERS:
• STABILIZATION OF THE EXISTING FOUNDATION HAS BEEN COMPLETED INCLUDING HELICAL PIERS TO
PLUMBING / MECHANICAL / ELECTRICAL ARREST ANY FURTHER DIFFERENTIAL SETTLEMENT OF THE BALCONY/MECHANICAL ROOM FOUNDATION.
ABONMARCHE • TEMPORARY SHORING AND BARRICADING HAVE BEEN COMPLETED AND APPROVED.
261 East Kalamazoo Ave, Suite 100
Kalamazoo, MI 49007 • SCOPE OF WORK:
• SELECTIVE DEMOLITION, CUTTING, PATCHING AND REMOVAL OF THE EXISTING WOOD FRAMED ISSUE DATE: 2026 06 01
BALCONIES AND STRUCTURAL FIBERGLASS COLUMNS, VINYL SIDING, AND GABLE ROOF ASSEMBLY.
NORTH • INSTALLATION OF STRUCTURAL TIE BACK ANCHORING TO ARREST ANY FURTHER OUTWARD LISTING OF PM: CRW QA / QC: CB
THE MECHANICAL ROOM STACKED TOWER.
EAST • CONSTRUCTION OF WOOD FRAMED PARAPET WALL AT BUILDING EXTENSION WALL PLANE.
• FABRICATION, INSTALLATION, AND ANCHORING OF NEW STRUCTURAL SUPPORT AND REINFORCE THE
OUTSIDE CORNERS OF THE MECHANICAL ROOM TOWERS.
K2
AC • INSTALL ADDITIONAL ANCHORING SYSTEMS FOR BALCONIES.
ST • INSTALL WOOD FRAMED DECK STRUCTURAL FRAMING, WOOD DECKING AND SOFFITS.
K1 • INSTALL WOOD TRIM AND NEW GUARDRAIL SYSTEMS.
PROJECT LOCATION AC
ST • MECHANICAL ROOM DOOR FRAMES TO BE REALIGNED WHERE POSSIBLE FOR THE FREE SWING FOF THE
EXISTING DOORS.
• PROVIDE LIMITED BUILDING WRAP MOISTURE AND VAPOR BARRIER, FLASHING AND TRIM AND NEW VINYL
SIDING SYSTEMS.
• MECHANICAL UNIT AND WATER HEATER UTILITIES, MAINTENANCE, REPAIR AND POSSIBLE REPLACEMENT
WEST
TO BE COORDINATED.
SOUTH • PERMITS, INSPECTIONS AND APPROVALS.
# ISSUANCE / REVISON DATE
ORIGINAL SHEET IS 24"x36"
DO NOT SCALE DRAWINGS
PROJECT NO: 26-0517
G001
Page 17 of 28
ABONMARCHE
Architecture
Surveying
Engineering
ABONMARCHE CONSULTANTS, INC.
1
___
A201
ARCHITECTURAL GENERAL NOTES:
1. COORDINATE SIZE AND LOCATION OF ALL ACCESS PANELS WITH TRADE
REQUIRING THE SAME. ACCESS PANELS ARE SPECIFIED
ARCHITECTURALLY BUT ARE REQUIRED TO BE PROVIDED BY EACH TRADE.
ALL LOCATIONS MUST BE COORDINATED AND APPROVED BY THE
ARCHITECTS FIELD REPRESENTATIVE.
2. VERIFY QUANTITY, SIZE, AND LOCATION OF ALL FLOOR, ROOF, AND WALL
OPENINGS FOR ALL DISCIPLINES INCLUDING, BUT NOT RESTRICTED TO,
MECHANICAL AND ELECTRICAL WITH THE APPROPRIATE TRADE. PROVIDE
ALL OPENINGS REQUIRED FOR THE COMPLETION OF THE WORK.
STRUCTURAL GENERAL NOTES:
1. VERIFY EXISTING CONDITIONS AND DIMENSIONS BEFORE STARTING WORK.
2. PROTECT ALL EXISTING WORK WHICH IS TO REMAIN AND RESTORE IN AN
APPROVED MANNER ANY SUCH WORK WHICH BECOMES DAMAGED.
306 S. Kalamazoo Mall
3. REFER TO AND COORDINATE ALL STRUCTURAL WORK WITH
Kalamazoo, MI 49007
ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS FOR
abonmarche.com
ADDITIONAL OPENINGS, SLEEVES, UNDERFLOOR DUCTS, FLOOR
DEPRESSIONS, ETC. NOT SHOWN ON THE STRUCTURAL DRAWINGS.
COORDINATE LOCATION, SIZE AND REINFORCEMENT OF ALL OPENINGS
T 269.381.6170
WITH RESPECTIVE TRADES BEFORE FABRICATION.
4. CONTRACTORS SHALL VERIFY ALL DIMENSIONS BEFORE STARTING WORK
OR FABRICATING ANY STRUCTURAL MATERIAL. THE ARCHITECT SHALL BE
NOTIFIED OF ANY DISCREPANCIES FOUND.
© 2026
5. OWNER TO PROVIDE ALL SPECIAL INSPECTION AND TESTING BY
INDEPENDENT TESTING COMPANIES AS REQUIRED.
6. CONTRACTOR IS RESPONSIBLE FOR ALL REQUIRED PERMITS.
7. CONTRACTOR IS RESPONSIBLE FOR FALL PROTECTION AND PROVIDING
TEMPORARY GUARDS WITHIN THE CONSTRUCTION ZONE.
8. THE STRUCTURE HAS BEEN DESIGNED FOR IN-SERVICE LOADS ONLY AND
TO BE SELF-SUPPORTING AFTER THE BUILDING IS COMPLETE. THE
(4) 2 x 4 STUDS NESTED METHODS, MEANS, PROCEDURES, AND SEQUENCES OF CONSTRUCTION
IN EXISTING WALL ARE THE RESPONSIBILITY OF THE CONTRACTOR. IT IS THE CONTRACTOR'S
RESPONSIBILITY TO DETERMINE ERECTION PROCEDURES AND SEQUENCE
TO ENSURE SAFETY OF THE BUILDING AND ITS COMPONENTS DURING
OUTSIDE FACE OF STUD EXISTING FRAMING CONSTRUCTION. THIS INCLUDES THE ADDITION OF NECESSARY SHORING,
FOR SECOND LEVEL SHEETING, TEMPORARY BRACING, GUYS, TIEDOWNS, ETC.
MECHANICAL ROOM
STRUCTURAL STEEL:
VINYL SIDING ON BUILDING 1. STRUCTURAL STEEL SHALL BE FABRICATED AND ERECTED IN
WRAP ON PLYWOOD ACCORDANCE WITH THE SPECIFICATION FOR THE DESIGN, FABRICATION
SHEATHING AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS, AISC, 16TH
EDITION.
"J" TRIM AND FLASHING 2. MATERIAL STANDARDS:
• ANGLES AND PLATES = ASTM A572 Gr. 50
BALCONY STRUCTURAL REPAIRS
• RECTANGULAR HSS = ASTM A500 Gr. C, Fy = 50ksi
• ERECTION BOLTS = ASTM F3125 Gr. A325, 3/4"Ø U.N.O.
• GROUT = HIGH STRENGTH, NON-SHRINK.
TRIPLE 2 x 12's NESTED
• WELDING ELECTRODE = E70xx.
UNDER MECHANICAL
ROOM WALL
3. FIELD MODIFICATION OF STRUCTURAL STEEL SHALL BE PERMITTED AND
PERFORMED ONLY AFTER RECEIVING WRITTEN AUTHORIZATION OF THE
SIMPSON STRONG TIE "ECCL" AT
STRUCTURAL ENGINEER.
EACH INNER WOOD COLUMN ON
OPEN AREA OF FIRST FIRST FLOOR OF STACK 2
LIMITS OF EXTERIOR LEVEL OF STACK 2 4. STRUCTURAL STEEL TO BE HOT DIPPED GALVANIZED.
GYP BOARD AND SIDING VERIFY ORIENTATION OF EACH
REMOVAL (TO THE EDGE PRIOR TO ORDERING
5. WELDING SHALL BE IN ACCORDANCE WITH THE "AMERICAN WELDING
OF FISH SCALE SIDING (4) 2x6 TREATED SOUTHERN SOCIETY" D1.1.
TRIM) AT FIRST FLOOR PINE, LAMINTED WITH 2 ROWS
PATIO IN NORTHEAST 16D GALV AT 12" OC. 6. PROVIDE STRUCTURAL STEEL SHOP DRAWINGS. DRAWINGS ARE TO
6 1/2"
6 1/2"
CORNER OF STACK ONE INCLUDE DETAILS OF CUTS, CONNECTIONS, SPLICES, CAMBER, HOLES AND
PVC COLUMN WRAP AND TRIM OTHER PERTINENT DATA. INCLUDE EMBEDMENT DRAWINGS. INDICATE
WELDS BY STANDARD AWS SYMBOLS, DISTINGUISHING BETWEEN SHOP
9'-5 1/2"
9'-5 1/2"
2 AND FIELD WELDS, AND SHOW SIZE, LENGTH, AND TYPE OF EACH WELD.
INDICATE TYPE, SIZE, AND LENGTH OF BOLTS, DISTINGUISHING BETWEEN
___
A201 3
__________________________________
A301 3 3 TYPICAL MAIN LEVEL WOOD COLUMN HEAD (STACK 2) SHOP AND FIELD BOLTS.
350 HOUSTON AVE. MUSKEGON, MI 49441
A101
___
A201 1" = 1'-0"
A DESIGN LOADS:
26'-4"
6'-4"
6'-4"
000
__________________________________
A301 DESIGN LOADS PER SECTION 1603 OF THE 2021 MICHIGAN BUILDING CODE:
B
__________________________________
A101 6 x 6 AZEK COLUMN WRAP
A301 AND TRIM ON 6 x 6 TR A. FLOOR LIVE LOAD = 90 PFS
WOOD COLUMN WOOD FRAMING:
1'-0"
C
MAIN LEVEL PLAN
1. WOOD FRAMING TO MEET NATIONAL DESIGN SPECIFICATIONS FOR WOOD
EDGE OF
__________________________________
A301 CONSTRUCTION BY AF & PA, TIMBER CONSTRUCTION STANDARDS BY AITC
9'-5 1/2"
9'-5 1/2"
CONCRETE PAD
AND DESIGN SPECIFICATIONS FOR LIGHT METAL PLATE CONNECTED WOOD
TRUSSES BY ANSI/TPI AS APPLICABLE.
NELSON PLACE
2. DIMENSION LUMBER FOR FRAMING SHALL BE TREATED SOUTHERN PINE Fb
6 1/2"
6 1/2"
6 1/2"
= 1,100 SI MIN., UNLESS NOTED OTHERWISE. ALLOWABLE STRESSES PER
SIMPSON COLUMN 2015 SUPPLEMENT TO THE 2015 EDITION OF THE NATIONAL DESIGN
6'-9" 9 1/2" STANDOFF BASE SPECIFICATION FOR WOOD CONSTRUCTION.
"ABU66Z" AND
00
CONCRETE ANCHOR 3. ALL METAL HANGERS AND CONNECTORS SHALL BE MANUFACTURED BY
A101
SIMPSON STRONG-TIE OR APPROVED EQUIVALENT AND BE OF THE SIZE
PATIO
9'-5 1/2"
REMOVE SIDING AND GYP BOARD AROUND THE EXTERIOR OF MECHANICAL ROOM
AND TYPE RECOMMENDED BY THE MANUFACTURER.
MAIN LEVEL
100'-0" 4. LIGHT METAL PLATE CONNECTED WOOD TRUSSES SHALL BE SHOP
FABRICATED AND CAPABLE OF SUPPORTING ALL SUPERIMPOSED DEAD
AND LIVE LOADS INDICATED. TRUSS MANUFACTURER IS TO ENGINEER AND
PROVIDE ALL HEADERS OR GIRDER TRUSSES FOR FLUSH FRAMING TRUSS
SUPPORT CONDITIONS. PRE-ENGINEERED TRUSS HANGERS BY SIMPSON
FOR CONSTRUCTION
LIMITS OF EXTERIOR GYP BOARD REMOVALS
9" EXISTING CONCRETE SLAB STRONG-TIE OR METAL HANGERS DESIGNED BY A PROFESSIONAL
PREVIOUSLY STABLIZED ENGINEER LICENSED IN MICHIGAN ARE TO BE PROVIDED BY THE TRUSS
LIMITS OF VINYL SIDING REMOVAL
MANUFACTURER FOR ALL FLUSH FRAMED TRUSS SUPPORT CONDITIONS.
TRUSS CONNECTORS ARE TO INCLUDE ALL FASTENERS REQUIRED BY THE
MAIN LEVEL MECH. CLOSET HANGER DESIGN.
N 4
1/8" = 1'-0"
TYPICAL MAIN LEVEL WOOD COLUMN BASE (STACK 2)
___
26'-4"
A201 5. REFER TO ROOF FRAMING PLAN FOR TRUSS DESIGNATION GEOMETRY AND
6'-4"
2
LOADS. TRUSS AND GIRDER TRUSS LAYOUT IS INTENDED TO BE
VERIFY EXISTING A101 1" = 1'-0" SCHEMATIC. TRUSS MANUFACTURER SHALL BE RESPONSIBLE TO MEET ALL
MECH. CLOSET FOOTING LOCATIONS APPLICABLE REQUIREMENTS OF THE PLANS AND SPECIFICATIONS.
6. SHOP DRAWINGS BEARING THE SEAL OF A PROFESSIONAL ENGINEER
8 x 8 AZEK COLUMN WRAP LICENSED IN MICHIGAN SHALL BE SUBMITTED TO THE ARCHITECT FOR
AND TRIM ON 3/4" PLYWOOD REVIEW AND APPROVAL PRIOR TO COMMENCEMENT OF FABRICATION OF
BOX OUT FRAMING WOOD TRUSSES.
4'-7"
7. PROVIDE TEMPORARY AND PERMANENT TRUSS BRIDGING AS DIRECTED BY ISSUE DATE: 2026 06 01
EXISTING OUTSIDE WALL TRUSS MANUFACTURER.
PM: CRW QA / QC: CB
9'-5 1/2"
HHS 3 x 3 GALVANIZED
PATIO 8. ROOF DECK (MINIMUM) SHALL BE APA RATED SHEATHING, 1/2'' NOMINAL
6'-9"
COLUMN THICKNESS, PANEL SPAN RATING -32/16 (APA RATED PANELS MAY BE
7'-8"
8 1/2" x 8 1/2" x BASE PLATE w/ (4) PLYWOOD, COMPOSITES OR ORIENTED STRAND BOARD.).
9. INSTALL ROOF SHEATHING PANELS WITH EDGE AND END SPACES AS
4'-7 1/8"
12/" EPOSY SET ANCHOR BOLTS w/
5" MIN. EMBED. RECOMMENDED BY MANUFACTURER. INSTALL PLYWOOD SHEATHING CLIPS
PER CODE AND MANUFACTURER'S REQUIREMENTS.
1 1/2" NON SHRINK
6 1/2"
GROUT 10. NAIL PLYWOOD TO ROOF FRAMING WITH 10D NAILS AT 6" O.C. AT ALL
11"
EDGES AND 12" O.C. AT INTERMEDIATE FRAMING.
MAIN LEVEL
1 100'-0" 11. FRAMING PLANS SHOW PRIMARY FRAMING MEMBERS, SIZES AND
A101 A 2 SUPPORTS. FRAMER SHALL PROVIDE ALL FRAMING REQUIRED (WHETHER
1
__________________________________
A301 A101 9" 6'-9" SPECIFICALLY SHOWN OR NOT) FOR HEADERS, NAILERS, CORNERS,
A101
PARTITION SUPPORTS, ROOF CRICKETS, CEILING JOISTS, STAIRS,
1'-0"
25'-3" 7'-6"
9" BRIDGING, ETC. TO MAKE A COMPLETE AND SOUND INSTALLATION IN
EXISTING CONCRETE SLAB ACCORDANCE WITH ALL APPLICABLE CODES.
PREVIOUSLY STABLIZED
# ISSUANCE / REVISON DATE
ORIGINAL SHEET IS 24"x36"
DO NOT SCALE DRAWINGS
PROJECT NO: 26-0517
MAIN LEVEL WING "B" (STACK 2) MAIN LEVEL WING "A" (STACK 2) 1 TYPICAL MAIN LEVEL COLUMN BASE
A101
N N A101
1/4" = 1'-0" 1/4" = 1'-0" 1" = 1'-0"
Page 18 of 28
ABONMARCHE
Architecture
Surveying
Engineering
ABONMARCHE CONSULTANTS, INC.
10'-0" 3'-2" 3'-2" 10'-0"
6 1/2" 6 1/2" ARCHITECTURAL DEMOLITION NOTES:
NOTES DIMENSION PLAN NOTES:
A. THE CONTRACTOR SHALL COORDINATE THE EXTENT OF DEMOLITION AS 1. DIMENSIONS TO WALLS AND PARTITIONS:
REQUIRED TO FACILITATE THE CONSTRUCTION OF THE PROJECT AS A. DIMENSIONS TO OUTSIDE OF EXTERIOR WALLS ARE TO FACE OF
SHOWN. DEMOLITION DRAWINGS ARE DIAGRAMMATIC AND SHOW THE FOUNDATION UNLESS NOTED OTHERWISE.
INTENT OF WORK TO BE DONE. CONTRACTOR SHALL PROVIDE ALL B. DIMENSIONS TO NEW FRAMED WALLS ARE TO FACE OF PLYWOOD
MATERIALS, EQUIPMENT, AND LABOR REQUIRED FOR REMOVAL OF ALL UNLESS NOTED OTHERWISE.
SYSTEMS CALLED FOR IN THE DRAWINGS. C. DIMENSIONS TO EXISTING WALLS ARE TO FINISHED FACE UNLESS
NOTED OTHERWISE.
B. ALL DEMOLITION WORK SHALL BE PERFORMED TO PREVENT THE
DESTRUCTION OR INTERRUPTION OF CONCEALED UTILITIES THAT ARE 1. DIMENSIONS TO COLUMNS ARE TO CENTERS UNLESS NOTED OTHERWISE
INTENDED TO REMAIN IN USE. IN THE EVENT UNKNOWN CONCEALED
UTILITIES ARE DISCOVERED, NOTIFY THE ARCHITECT AND AWAIT FURTHER 2. DIMENSIONS WITH ± ARE TO HAVE A TOLERANCE TO MEET ADJACENT
INSTRUCTION. DIMENSIONS. ANY NECESSARY ADJUSTMENTS ARE TO BE REVIEWED AND
MADE PRIOR TO FABRICATION AND/OR INSTALLATION OF AFFECTED WORK.
C. EXISTING ITEMS TO REMAIN SHALL BE PROTECTED FROM DAMAGE, AND NOTIFY AND RESOLVE DISCREPANCIES WITH ARCHITECT BEFORE
PATCHED OR REPAIRED SHOULD DAMAGE OCCUR. PROCEEDING WITH THE WORK.
D. THE SCOPE OF ALL DEMOLITION SHALL INCLUDE BUT NOT BE LIMITED TO
THE ABOVE GROUND PORTION, BELOW GRADE FOUNDATIONS, AND
306 S. Kalamazoo Mall
UTILITIES SERVICING THE BUILDING (CAP OR REROUTE AS REQUIRED).
Kalamazoo, MI 49007
abonmarche.com
E. ALL DEMOLITION SHALL BE APPROVED BY THE OWNER PRIOR TO
COMMENCEMENT AND SHALL BE PERFORMED IN ACCORDANCE WITH ALL
APPLICABLE CODES.
T 269.381.6170
F. CONTRACTOR SHALL CALL MISS DIG PRIOR TO ANY DIGGING.
1-800-482-7171.
© 2026
G. REMOVE ANY MATERIALS THAT WOULD HINDER THE INSTALLATION OF THE
SCHEDULED WORK FOR THIS PROJECT.
H. ALL REGULATED BUILDING MATERIALS (RBM) ABATEMENT; CONTRACTOR
SHALL NOTIFY BUILDING REPRESENTATIVE IMMEDIATELY WHEN AND IF ANY
ITEMS ARE ENCOUNTERED THAT IN ANY WAY, SHAPE, OR FORM APPEAR
TO BE HAZARDOUS OF NATURE. REGULATED BUILDING MATERIALS (RBM)
ABATEMENT IS NOT PART OF THE SCOPE OF THE DEMOLITION CONTRACT
NOR PART OF THE SCOPE OF THE DESIGN PROFESSIONALS
DOCUMENTATION OR RESPONSIBILITY TO SURVEY, IDENTIFY, OR FOR
CONSULTATION OF PROPER DISPOSAL.
I. CONTRACTOR SHALL CONSULT OTHER TRADES PRIOR TO COMMENCING
DEMOLITION WORK TO AVOID CONFLICT.
6" x 6" x 3/8" COLUMN SPLICE
3" PLATE w/ (2) 3/4" DIA. GALV
BOLTS
HHS 3 x 3 GALVANIZED
COLUMN
9" x 9" x 3/8" COLUMN CAP
PLATE BELOW
9"
BALCONY STRUCTURAL REPAIRS
DOUBLE 2" x 10" RIM JOIST
9" (RIPPED)
SECOND THROUGH FOURTH LEVEL PLAN
4"
3
__________________________________
A301
6" x 6" x 3/8" COLUMN SPLICE
PLATE w/ (2) 3/4" DIA. GALV
BOLTS
A
__________________________________ 9" x 9" x 3/8" COLUMN CAP
A301 PLATE
B
__________________________________
A301
HHS 3 x 3 GALVANIZED
350 HOUSTON AVE. MUSKEGON, MI 49441
COLUMN
C
__________________________________
A301
3 TYPICAL COLUMN BEAM CONNECTION
A102 1" = 1'-0"
REMOVE AND REPLACE
LIGHTING, VENTS, LIMITS OF NEW SIDING
VINYL TRIM, AND 7'-3 1/2"
1'-0"
RECEPTS IN KIND
WHEN REPLACING 6'-9" 6 1/2"
NELSON PLACE
SIMPSON STRON-TIE MODEL HDU2- PLYWOOD SHEATHING
COLUMN TO BE SDS2.5 INSTALLED PER MFGR "DUXXBAK"
6 1/2"
6 1/2"
REMOVED (TYP) INSTRUCTIONS w/ 5/8" THREADED COMPOSITE WATER
ROD w/ (2) NUTS AT EACH END (2 SHEDDING DECKING
PER DECK TYP) 2 x 4 SLEEPER
@16" O.C. SYSTEM w/ END CAP
SEE DETAIL 5/A301 FOR WING A AND (TYP)
2/A301 FOR WING B
RIM JOISTS TO BE 3
__________________________________
EXISTING MECHANICAL
REMOVED (TYP) A102 ROOM DOOR TO REMAIN.
CHECK FLASHING UNDER DOORS CHECK DOOR FOR DECAY,
DECK
9'-5 1/2"
9'-5 1/2"
OF THE UNIT AND MECHCHANICAL
REMOVE SIDING AND GYP BOARD AROUND THE EXTERIOR OF MECHANICAL ROOM
(4) 2 x 4 STUDS REFLASH OPENING AND
ROOM AND REPLACE AS NESTED INTO PROVIDE NEW DOOR LEAF
MECHANICAL ROOM DOORS TO NECESSARY (TYP) EXISTING MECH ROOM IF NECESSARY
BE REMOVED (FOURTH LEVEL WALL. CHECK FOR
ONLY)
3
ROUTE IN EXISTING EXISTING
LOUVERS
FOR CONSTRUCTION
FRAMING AND
REMOVE VENTS, CLEAN AND
__________________________________
A301 REPLACE AS TO REMAIN
LIMITS OF EXTERIOR GYP BOARD REMOVALS
REINSTALL AFTER INSTALLATION REQUIRED (TYP) 2 x 4 STUD WALLS
SECOND THROUGH FOURTH LEVEL PLAN OF NEW PLYWOOD SHEATHING @ 16" 0.C.w/ 1/2"
LIMITS OF VINYL SIDING REMOVAL
N (TYP) PLYWOOD EACH
1/8" = 1'-0"
SIDE (FOURTH
EAST AND WEST WALLS OF THE 2 x 4 STUD WALLS @ 16" FLOOR LEVEL) MECH. CLOSET
MECHANICAL ROOMS (FOURTH 0.C.w/ 1/2" PLYWOOD
LEVEL ONLY) TO BE REMOVED. EACH SIDE (FOURTH
26'-4"
26'-4"
6'-4"
6'-4"
2 x 4 SLEEPER @16" O.C. PROTECT MECHANICAL EXISTING RIM JOIST FLOOR LEVEL)
1 1/2"1'-4"
"DUXXBAK" COMPOSITE EQUIPMENT FROM DAMAGE AND
WATER SHEDDING DECKING
SYSTEM w/ END CAP OR RIPPED 2" x 10" JOIST @16" O.C. LEAVE IN PLACE IF POSSIBLE . EXISTING 2 X 12 LEDGER BOARD B
__________________________________
B
__________________________________
MECH. CLOSET
EQUAL 2 x 12 LEGER BOARD TO BE EXTENDED ALL THE WAY ACROSS A301 A301
REMOVED (TYP AT MECHANICAL BALCONY
2" x 10" RIPPED C
VINYL SIDING IN "J" ROOMS) __________________________________
C A301
CHANNEL ON
SLOPE @ 1/8"/FT 2 x 12 LEGER BOARD TO REMAIN
__________________________________
A301
ISSUE DATE: 2026 06 01
BUILDING WRAP RAILING
ON FACE OF BUILDING.
METAL FLASHING ABOVE CHECK FOR DECK AND SECURE DUXXBAK COMPOSITE MATCH PM: CRW QA / QC: CB
WATER SHEDDING NEW RIPPED LEDGER EXISTING
DECKING ANCOR POINTS (TYP) BOARD LAGGED TO
w/ CAULK BETWEEN DECK SYSTEM (TYP)
EXISTING RIMMED
9'-5 1/2"
9'-5 1/2"
FLASHING AND DECK WOOD DECKINGTO BE
REMOVED (TYP)
JOIST DECK
3X3 HHS TUBE COLUMN 1/8" /1'-0" FIBERGLASS
EXTENDED FROM THE DOORS (TYP
EXISTING 1 3/4 x 11 7/8" NEW JOIST HANGERS WITH WOOD DECK JOIST AND JOIST MAIN LEVEL TO FOURTH
9" HANGERS TO BE REMOVED FOURTH LEVEL
LVL LEDGER BOARD TO 1/4" x 4" SDS STAINLESS FLOOR DECK ONLY)
REMAIN STEEL SCREWS, @ 16" O.C. (TYP)
EACH SIDE OF DECK 4
__________________________________
A102
4"
6 1/2"
6 1/2"
COLUMN IN BACKGROUNG DECK RAILING TO BE
REMOVED (TYP) 6 1/2"
PROVIDE BLOCKING IN 6" PVC (AZEK) COLUMN
7'-3 1/2" 3 WALL AND VINYL TRIM WRAP SYSTEM
7'-3 1/2" A102
DOUBLE 2x10 RIM JOIST RINGS FOR RAILING AROUND WOOD
1'-0"
LIMITS OF NEW SIDING
(TYP AT ALL DECKS) FRAMING (TYP) # ISSUANCE / REVISON DATE
ORIGINAL SHEET IS 24"x36"
DO NOT SCALE DRAWINGS
4 SECOND THROUGH FOURTH LEVEL DECK FRAMING DETAIL N
DECK DEMOLITION PLAN FLOOR JOISTS AND FLOOR
DECK IN MECHANICAL ROOM N
TYPICAL DECK FRAMING PLAN N
TYPICAL DECK PLAN PROJECT NO: 26-0517
A102
A102 1" = 1'-0" 1/4" = 1'-0" TO REMAIN (CHECK TO 1/4" = 1'-0" 1/4" = 1'-0"
VERIFY SOUND CONDITION)
Page 19 of 28
ABONMARCHE
Architecture
Surveying
Engineering
ABONMARCHE CONSULTANTS, INC.
ROOF PLAN NOTES:
1. INFORMATION FOR EXISTING CONDITIONS TAKEN FROM PAST DRAWINGS
AND VISUAL INSPECTIONS OF EACH BUILDING. CONTRACTOR SHALL
VERIFY ALL EXISTING CONDITIONS IN THE FIELD PRIOR TO INSTALLATION
OF NEW WORK AND REPORT ALL DISCREPANCIES TO THE ARCHITECT.
2. LOCATIONS AND QUANTITIES OF ALL EXISTING ROOF PENETRATIONS ARE
APPROXIMATE AND MUST BE VERIFIED BY CONTRACTOR PRIOR TO WORK
IN THOSE AREAS.
3. WHERE NEW OPENINGS OCCUR IN EXISTING ROOF AREAS, INSTALL
SUPPLEMENTAL STEEL FRAMING UNDER DECK PRIOR TO CUTTING HOLE IN
DECK. REPAIR ROOFING AND INSULATION TO 2'-0" MINIMUM AROUND
OPENING.
4. CONTRACTOR TO COORDINATE NEW WORK ON EXISTING ROOFS TO
REMAIN WITH CONTRACTOR OF RECORD SO AS TO NOT VOID WARRANTY
ON EXISTING MEMBRANE SYSTEM.
306 S. Kalamazoo Mall
5. CONTRACTOR SHALL BE RESPONSIBLE FOR PROPER FLASHING OF ALL
Kalamazoo, MI 49007
EXISTING DRAINS, CURBS, VENT STACKS, ETC., AFFECTED WITHIN THE
abonmarche.com
PROJECT SCOPE.
RELOCATE EXISTING 6. REMOVE ROOF SYSTEM TO EXISTING PLYWOOD DECK
T 269.381.6170
VENTS BEHIND
PARAPET WALL 7. VERIFY DECK INTEGRITY AND REPAIR OR REPLACE AS REQUIRED
8. ALL ROOF COPING TO BE REPLACED WITH NEW.
© 2026
9. DISCONNECT AND RECONNECT EQUIPMENT AS REQUIRED TO COMPLETE
ROOF REPAIRS AND REPLACEMENTS. EMPLOY MECHANICAL OR
ELECTRICAL SUBCONTRACTORS AS NEEDED. COORDINATE THIS WORK
WITH THE OWNER.
REMOVE RIDGE VENT
10. CAUTION: EXISTING ELECTRICAL CONDUITS, PLUMBING PIPING OR
MECHANICAL LINES MAY BE ATTACHED TO, OR NEAR, THE UNDERSIDE OF
THE ROOF DECKS. CONTRACTOR SHALL BE RESPONSIBLE FOR
INVESTIGATING CONDITIONS TO AVOID DAMAGING EXISTING SYSTEMS.
11. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROTECTION OF ALL
EXISTING UTILITIES ON OR NEAR PROJECT ROOFS DURING THE WORK.
PROVIDE PROPER SAFETY MEASURES NEAR ELECTRICAL SERVICE LINES.
12. PROTECT ROOF SYSTEMS THAT REQUIRE NO WORK FROM DAMAGE AND
REMOVE ROOFING, PUNCTURES FROM FOOT TRAFFIC AND OPERATIONS UNDER THIS
TRUSSES, HEADERS CONTRACT. CONSULT WITH PREVIOUS ROOFER FOR PROTECTION THAT
AND ALL ACCESORIES MEETS THESE NEEDS AND ENSURES ANY WARRANTIES REMAIN IN EFFECT.
BACK TO THE FACE
OF BUILDING 13. CONTRACTOR SHALL BE RESPONSIBLE FOR PROPER SEALING AND
FLASHING OF ALL ROOF PENETRATIONS.
14. ROOF INSULATION TO BE THE MINIMUM SPECIFIED R-VALUE. ROOF
INSULATION NOT TO BE AVERAGED OVER ROOF AREA.
1'-0 1/2"
15. ROOF DRAINAGE: MAINTAIN 1/4" PER 1'-0" MINIMUM SLOPE TO DRAINS,
BALCONY STRUCTURAL REPAIRS
COORDINATE SLOPES TO DIRECT RUN OFF AROUND ALL OBSTACLES
INCLUDING ROOF PERIMETER OUTLINE, MECHANICAL EQUIPMENT,
SKYLIGHTS, CURBS, ETC. FINAL DESIGN SHALL BE THE RESPONSIBILITY OF
THE CONTRACTOR. MAINTAIN SLOPE UNDER ALL ABOVE ROOF ITEMS
INCLUDING, BUT NOT LIMITED TO, WALK PADS, RAISED PAVERS, LIVE ROOF
CUT ROOF BACK TO FACE OF
AREA, SOLAR PANELS
EXTERIOR WALL STUD FACE
RELOCATED VENTS
(TYP)
PAINT VENTS TO
MATCH SHINGLES
(TYP)
4'-0"
REMOVE SHINGLES, FELT, ICE
AND WATER SHEILD. CHECK
NEW ASPHALT SHINGLE TO MATCH FOR WROTE. NOTIFY ARCHITECT
EXISTING ON 15# FELT WITH ICE AND IF ANY EXIST
WATER SHIELD AT VALLEYS, BEHIND
N
TYPICAL ROOF DEMOLITION PLAN
PARAPET AND FROM EAVE TO 3' BEYOND 1/4" = 1'-0"
OUTSIDE FACE OF EXTERIOR WALL.
CAP FLASHING ON
PARPET WALL
RIDGE VENT NEW GUTTER AND
350 HOUSTON AVE. MUSKEGON, MI 49441
DOWNSPOUTS TO
MATCH EXISTING
A
PARAPET
__________________________________
A301
26'-4"
1'-6"
"
'-6
6"1
1'-
6"
NEW ASPHALT SHINGLE TO
2'-
NELSON PLACE
MATCH EXISTING 1/2"
PLYWOOD w/ EDGE CLIPS
ROOF PLAN
ON ICE AND WATER SHIELD
4'-0"
TERMINATE GUTTER AND PROVIDE
NEW DOWNSPOUTS AS REQUIRED
(TYP AT PARAPET)
6'-0"
FOR CONSTRUCTION
N
PARLTIAL ROOF PLAN
1/8" = 1'-0"
ISSUE DATE: 2026 06 01
PM: CRW QA / QC: CB
# ISSUANCE / REVISON DATE
ORIGINAL SHEET IS 24"x36"
DO NOT SCALE DRAWINGS
PROJECT NO: 26-0517
A105
Page 20 of 28
ABONMARCHE
Architecture
Surveying
Engineering
ABONMARCHE CONSULTANTS, INC.
C B
A
__________________________________ __________________________________
__________________________________
A301 A301
A301
306 S. Kalamazoo Mall
Kalamazoo, MI 49007
ROOF BRG ROOF BRG
138'-3" 138'-3"
abonmarche.com
T 269.381.6170
FOURTH LEVEL FOURTH LEVEL STACK 2 FOURTH LEVEL
129'-10" 130'-1 7/8" 129'-10"
© 2026
THIRD LEVEL THIRD LEVEL
121'-5" THIRD LEVEL STACK 2 121'-5"
120'-1 1/4"
SECOND LEVEL SECOND LEVEL
113'-0" 113'-0"
SECOND LEVEL STACK 2
110'-0 5/8"
MAIN LEVEL MAIN LEVEL MAIN LEVEL
100'-0" 100'-0" 100'-0"
BALCONY STRUCTURAL REPAIRS
A
__________________________________ C B
A301
__________________________________ __________________________________
A301 A301
WING "A" (STACK 1) WING "B" (STACK 2) WING "B" (STACK 2)
4 EAST ELEVATION 3 NORTH ELEVATION (STACK 2)
A201 1/8" = 1'-0" A201 1/8" = 1'-0"
350 HOUSTON AVE. MUSKEGON, MI 49441
EXTERIOR ELEVATIONS
A
__________________________________
A301
NELSON PLACE
3'-0"
TYP
ROOF BRG ROOF BRG
138'-3" 138'-3"
FOURTH LEVEL FOURTH LEVEL STACK 2
129'-10" 130'-1 7/8"
THIRD LEVEL
FOR CONSTRUCTION
121'-5" THIRD LEVEL STACK 2
120'-1 1/4"
SECOND LEVEL
113'-0"
SECOND LEVEL STACK 2
110'-0 5/8"
ISSUE DATE: 2026 06 01
MAIN LEVEL MAIN LEVEL PM: CRW QA / QC: CB
100'-0" 100'-0"
A
__________________________________
A301
2 SOUTH ELEVATION WING "A" (STACK 1) 1 WEST ELEVTION (STACK 2)
A201 1/8" = 1'-0" A201 1/8" = 1'-0"
# ISSUANCE / REVISON DATE
ORIGINAL SHEET IS 24"x36"
DO NOT SCALE DRAWINGS
PROJECT NO: 26-0517
A201
Page 21 of 28
ABONMARCHE
Architecture
Surveying
Engineering
ABONMARCHE CONSULTANTS, INC.
METAL CAP FLASHING
OVER TOP OF PARAPET
WALL AND WRAPPED
AROUND RAKE BOARD
VINYL CLAP BOARD SIDING
6 ON BUILDING WRAP ON 1/2"
A301 METAL STEP FLASHING PLYWOOD ON BOTH SIDES
OF 2 x 6 PAREPET WALL
ASHPHALT ROOFING STUDS @ 16" O.C.
1'-0"
1'-0"
RIDGE VENT
1'-0"
DOUBLE 2 x 6 LEDGER
BOARD LAG BOLTED TO
NEW PARAPET WALL
NEW DECK SIDE WALL OF
MECHANICAL ROOM ON
FOURTH LEVEL OF STACKS AIR GAP FOR
VENTILATION OVER
NEW MECHANICAL ROOM MECHANICAL ROOMS
DOOR ON FOURTH LEVEL
6" / 2 x 4 BRIDGING
2'-0"
OF STACKS 1 '-0"
306 S. Kalamazoo Mall
Kalamazoo, MI 49007
24" x 24" GABLE VENT IN
BACKGROUND
abonmarche.com
ROOF BRG ROOF BRG ROOF BRG
138'-3" 138'-3" 138'-3"
T 269.381.6170
METAL FLASHING
2 x 10 LEDGER BOARD.
EXISTING SLIDING ROUTE EXISTING FLUES EXISTING MECHANICAL
2 x 8 ROOF RAFTER ON
8'-1 1/8"
DOOR TO REMAIN THROUGH ROOF AND AND PLUMBING
© 2026
SIMPSON H1 RAFTER TIE
8'-5"
(TYP) SIDEWALLS . COORDINATE EQUIPMENT TO REMAIN
WITH EXISTING AND BE PROTECTED 2 ASHPHALT ROOFING TO MATCH
PENETRATIONS THROUGH (TYPICAL) A301 EXISTING ON 15# FELT ON 1/2"
ROOF TO BE PAINTED TO
PLYWOOD w/ EDGE CLIPS ON 8"
MATCH ROOFING (TYPICAL)
ROOF JOIST @ 24" O.C.
FOURTH LEVEL STACK 2
FOURTH LEVEL FOURTH LEVEL
130'-1 7/8"
129'-10" 129'-10"
EXISTING LIGHT FIXTURES,
OPENING FOR AIR FLOW
POWER RECEPTACLES, AND
ELECTRICAL CONNECTIONS TO
MECHANICAL EQUIPMENT TO
2'-0"
REMAIN. PROTECT
8'-5"
10'-0 5/8"
ELECTRICAL SYSTEMS DURING
CONSTRUCTION AND ENSURE
5 ALL ARE IN WORKING ORDER
A301 WHEN CONSTRUCTION IS
BAFFLE
COMPLETE (TYPICAL)
1 3/8"
THIRD LEVEL THIRD LEVEL SIMPSON HURRICAN CLIP
121'-5" 121'-5" DOUBLE BASE PLATE
1 3/8"
THIRD LEVEL STACK 2 ANCHORED TO 2 x 8 FASCIA WRAPPED
IN THE EVENT THAT ANY EXISTING TRUSSES WITH BENT METAL
POWERED EQUIPMENT OR 120'-1 1/4"
2"
ELECTRICAL NEED TO BE METAL DRIP EDGE
BALCONY STRUCTURAL REPAIRS
DISCONNECTED TO PERFORM
7'-3 1/2" CONSTRUCTION WORK,
8'-5"
RECONNECT THE EQUIPMENT
ONCE CONSTRUCTION IS
COMPLETE. RECONNCETION ROOF BRG
10'-0 5/8"
SHALL BE MEET NATIONAL 138'-3"
ELECTRICAL CODE
REQUIREMENTS, AND WIRING
1 3/8"
1/8" / 1'-0" SECOND LEVEL SHALL BE FULLY CONCEALED SECOND LEVEL 2 x 4 TIE BACK
1/2"
113'-0" 113'-0" SEE FOURTH LEVEL
TOP OF WALL DETAIL R-38 INSULATION
1'-0"
PLAN THIS PAGE 2 x 6 CEILING JOIST ON
1 3/8"
1/8" / 1'-0" SECOND LEVEL STACK 2 JOIST HANGERS ON PERFERATED
PROVIDE FIRE BLOCKNG
110'-0 5/8" LEDGER BOARD EACH ALUMINUM
IN WALLS OF MAIN LEVEL
SIDE SOFFIT
WHERE SHEATHING IS
REMOVED 1/2" MOISTURE RESISTANT GYP BOARD NEW VINYL SIDING ON
BUILDING WRAP ON
EXISTING OUTSIDE WALL
13'-0"
OF MECHANICAL ROOM
10'-0 5/8"
PARAPET SECTION
350 HOUSTON AVE. MUSKEGON, MI 49441
9'-0 29/256"
6
A301 1" = 1'-0"
OUTSIDE FACE OF
BUILDING SECTIONS
EXISTING WALL FRAMING
MAIN LEVEL MAIN LEVEL MAIN LEVEL
100'-0" 100'-0" 100'-0" EXISTING 5" PRECAST
CONCRETE
FLASHING
NELSON PLACE
12
A101
4" 5/8" THREADED ROD w/ (2)
THIRD LEVEL NUTS AT EXTERIOR AND
121'-5" EPOXIED INTO PRE CAST
CONCRETE DECK (INSET 4")
C DECK WALL SECTION WING A (STACK 1) B MECH RM WALL SECTION WING A (STACK1) A DECK WALL SECTION WING B (STACK 2)
A301 1/4" = 1'-0" A301 1/4" = 1'-0" A301 1/4" = 1'-0"
SIMPSON STRON-TIE MODEL HDU2-
SDS2.5 INSTALLED PER MFGR
INSTRUCTIONS (TYP) ATTACHED TO
2 x 10 BLOCKING BETWEEN JOISTS
NEW DECKS
DECK JOISTS ON HANGERS FOR CONSTRUCTION
(6) 0.13" DIA x 3" 2'-0"MIN. NEW WALL AND
LONG NAILS DOOR ON FOURTH
(TYP) LEVEL ONLY 5 DECK TO FLOOR JOIST WING A (STACK 1)
A301 1" = 1'-0"
(4) 0.13" DIA x 3" OUTSIDE FACE OF EXISTING
LONG NAILS NEW WALL ON THE WALL FRAMING
(TYP) BENT METAL FLASHING FOURTH LEVEL
FOURTH LEVEL MECHANICAL
MECHANICAL ROOM BENT METAL FLASHING
ROOM ROOF LINE
2 x 4 TIE BACK (TYP) NEW DECKING EXISTING
2 x 4 SLEEPERS MECHANICAL
@ 16" O.C. ROOM 5/8" THREADED ROD w/
(2) NUTS EACH SIDE
SECOND LEVEL FOURTH LEVEL STACK 2 ISSUE DATE: 2026 06 01
113'-0" 130'-1 7/8"
PM: CRW QA / QC: CB
3/4" OSB BLOCKING, EACH
MECHANICAL ROOM SIDE OF JOIST WEB,
ATTACHED w/ MIN. (9) .131"
DIA x 2" NAILS TOTAL
SIMPSON STRONG-TIE
RIPPED 2 x 10 FLOOR
MODEL HDU2-SDS2.5
JOIST @ 16" O.C. VERIFY THE CONDITION OF INSTALLED PER MFGR
EXISTING RIM JOIST. REPLACE INSTRUCTIONS (TYP)
RIPPED 2 x 10 LEDGER BOARD IF ROT IS PRESENT
w/ (2) 1/2" DIA LAG BOLTS INTO
DECK JOISTS ON HANGERS
EXISTING MECHANICAL ROOM
NEW WALL AND RIM JOIST @ 16" O.C EXISTING
DOOR ON FOURTH MECHANICAL
LEVEL ONLY ROOM WALL FLOOR JOIST
# ISSUANCE / REVISON DATE
ORIGINAL SHEET IS 24"x36"
DO NOT SCALE DRAWINGS
N
TOP OF MECHANICAL ROOM WALL DETAIL 3 DECK TO MECH RM WALL DETAIL 2 DECK TO FLOOR JOIST WING B (STACK 2) PROJECT NO: 26-0517
1/2" = 1'-0" A301 1" = 1'-0" A301 1" = 1'-0"
A301
Page 22 of 28
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.
30
Page 23 of 28
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.
31
Page 24 of 28
32
Page 25 of 28
33
Page 26 of 28
34
Page 27 of 28
Agenda Item Review Form
Muskegon Historic District Commission
Nelson Neighborhood Door Hangers Description of Work:
Applicant: District:
Current Use: Date of Construction:
Discussion:
Board members C. Davis and G. Borgman have continued to work with the Nelson Neighborhood
Association on the door hangers discussed at the May meeting and will provide an update on the
project.
Standards:
Deliberation:
Page 28 of 28
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