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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
MINUTES
July 11, 2023
Chairperson S. Radtke called the meeting to order at 4:02 p.m. and roll was taken.
MEMBERS PRESENT: S. Radtke, J. Huss, T. Emory, G. Borgman
MEMBERS ABSENT: K. George; D. Gregersen, excused
STAFF PRESENT: J. Pesch
OTHERS PRESENT: A. Straub and P. Straub (1164 Terrace); J. Mayberry and K. Newton (1715 Peck);
C. Cockream and E. Cockream (557 W. Western); Jo. Hoff, Je. Hoff, and Baby
Hoff (1122 Terrace); K. Neumann and D. Neumann (1065 4th); K. Frazier
(MCGS)
APPROVAL OF MINUTES
A motion to approve the regular meeting minutes of June 6, 2023 was made by G. Borgman, supported by T.
Emory and approved with S. Radke, J. Huss, T. Emory and G. Borgman voting aye.
OLD BUSINESS
Case 2021-32 – 1164 Terrace St. – Porch
Applicant: Andy Straub - District: McLaughlin - Current Function: Residential
The applicant was seeking approval to restore the second story porch on the rear of the house with a new
replacement railing design. This was a portion of proposed work that was reviewed and approved by the HDC in
October 2021, but had not been completed, and this request was essentially an extension of the previous HDC
approval from 2021 which included approval to “remove and restore the second story porch on the rear of the
house with a new replacement railing design.”
J. Pesch explained that the porch railing and roof had already been removed at the time of the 2021 review and
summarized previous work approved by the HDC as it related to this request. Board members reviewed photos
in the staff report of two versions of the porch that had existed previously.
A. Straub mentioned that the porch had fallen over when they had initially started work on the house and that
their plan was to essentially rebuild the porch in the same railing design that had existed in 2009, and without the
roof. T. Emory asked what would be used for corner posts. A. Straub stated that he intended to match the new
corner posts with those found on the second story porch on the front of the house and the side entrance. J. Huss
asked if the proposed knee-wall on the back porch would be sided with shingles or lap siding and A. Straub said
it would have lap siding. S. Radtke asked if the former railing around the rounded bay window visible in the 2009
photo would be reinstalled and A. Straub stated that it would not.
A motion that the HDC approve the request to restore the second story porch on the rear of the house with a new
replacement railing design matching the design that previously existed in 2021, but without the roof and with
corner posts that match those used on the front porch as long as the work meets all zoning requirements and the
necessary permits are obtained was made by J. Huss, supported by G. Borgman and approved with S. Radtke, J.
Huss, G. Borgman, and T. Emory voting aye.
NEW BUSINESS
Case 2023-10 – 1715 Peck St. – Siding, Soffit/Fascia, and Windows
Applicant: Alive on the Lakeshore - District: Clinton-Peck - Current Function: Commercial
The applicant was seeking approval to reside the building, install new aluminum soffit and fascia, and replace all
windows in the building. J. Pesch added that the siding surrounding the front porch would be board and batten.
J. Mayberry stated that the existing siding material was vinyl, not aluminum, and that the proposed replacement
siding would match the width of the siding currently on the house. He added that the request would also involve
removal of the right-side front door and siding over the opening, as the two doors on the front porch led into the
same space.
K. Newton said that the wood soffits were likely original other than the rear addition which had aluminum soffits,
but that the urgent concern was the condition of the roof. J. Pesch shared a Historic District Commission Staff
Approval Form with the contractor for the reroofing work.
J. Huss asked what material the current windows were made of and J. Mayberry stated that they were a
hodgepodge of materials including vinyl and wood, and that the wood was rotting in a number of places. He added
that it appeared that the windows had been replaced as necessary over time, so it was difficult to determine which
may be original; he stated that the three windows on the bump-out of the north elevation, two on the east elevation,
and the dormer windows were likely the only original windows in the house. S. Radtke discussed the enclosed
front porch and its possible original appearance (comparing it to another house at the northeast corner of Peck
and Dale) prior to the building’s conversion into a commercial office space. S. Radtke proposed drawing
inspiration from the three windows on the bump-out on the north elevation for the replacement windows on the
front porch, noting that the majority of the front porch was not original to the house. The board recommended
installing three casement windows with divided lites in the upper panes.
S. Radtke said he was curious about the original siding and J. Pesch noted that the HDC files contained no photos
of the building prior installation of the current siding. J. Mayberry explained that the original siding was removed
when the current siding was installed. Because the current siding was likely much wider than the original siding,
the board discussed what would be an acceptable replacement. G. Borgman proposed replacement vinyl siding
with a narrow, three-inch, reveal to replace the existing vinyl siding. The board stated that the existing board and
batten siding on the porch was also not original, and its replacement was preferred to match the rest of the body
of the house. J. Mayberry stated that they were hoping to use board and batten siding to avoid using a single type
of siding on the entire house. S. Radtke suggested switching the siding above the bottom sill of the second floor
windows to shakes and keeping the lower portion as lap siding, similar to the neighboring house. K. Newton
expressed concern about the cost of shakes and the board clarified that it was only a suggestion, not a requirement.
A motion that the HDC approve the request to reside the building with three-inch reveal horizontal siding with
the option of shakes on the top half, install new aluminum soffit and fascia, and replace all windows with windows
of the same size and design as the existing windows with the exception of the front window which is to be
converted to three fixed, casement, or double-hung windows that match the design of the three windows on the
bump-out on the north side of the house, and remove the right-hand front door as long as the work meets all
zoning requirements and the necessary permits are obtained was made by J. Huss, supported by G. Borgman and
approved with T. Emory, G. Borgman, J. Huss, and S. Radtke voting aye.
Case 2023-11 – 557 W. Western Ave. – Awning
Applicant: Corrine Cockream - District: Clay-Western - Current Function: Commercial
The applicant was seeking approval to install an awning on the W. Western Avenue elevation of the building.
C. Cockream explained that the building originally had an awning and the HDC reviewed a historic photo of that
awning. G. Borgman asked if there was a preference for one of the two awning options included in the request
and C. Cockream stated that the full-length awning was the preferred option because it was closer to the original
size. T. Emory asked what the awning would be made of and C. Cockream said that it would be a fabric material
and fixed instead of operable. S. Radtke stated that he felt this was similar to a temporary structure that would not
permanently affect the building. J. Pesch added that there was very little guidance for awnings in the local
standards aside from the sign standards.
A motion that the HDC approve the request to install the full-length option of the awning on the W. Western
Avenue elevation of the building as proposed in the July 11, 2023 HDC staff report with the condition that the
awning be mounted in such a way that it only ties into the mortar joints of the facade and as long as the work
meets all zoning requirements and the necessary permits are obtained was made by G. Borgman, supported by T.
Emory and approved with T. Emory, J. Huss, G. Borgman, and S. Radtke voting aye.
Case 2023-12 – 1122 Terrace St. – Garage Demolition and Construction of New Garage
Applicant: Josh Hoff - District: McLaughlin - Current Function: Residential
The applicant was seeking approval to demolish the existing garage and to construct a new, 36’x45’ detached
garage at the rear of the property, accessed from Diana Avenue. The garage was proposed to have an offset face,
hipped roof, and the same roofing material and colors as the main house.
Jo. Hoff presented a model of the proposed garage and the existing house; he explained that he was looking for
additional parking space and workshop space, and that he currently has all of the building materials for the
ongoing rehabilitation of the house stored in the house because the current garage is too small. He explained that
there was significant wood rot because of long-term issues with the garage roof.
S. Radtke noted that a gable roof was shown in the provided rendering, but a hipped roof was used in the model.
Jo. Hoff explained that the hipped roof would match the existing garage, but he had also considered a gable roof
and did not want his architect to have to redraw the roof. S. Radtke stated that either roof style could be
appropriate. J. Huss added that the gable roof would match the house. G. Borgman suggested matching the pitch
of the garage roof to the pitch of the house’s roof, but Jo. Hoff said that the pitch of the house’s roof was 45
degrees and the zoning ordinance restricted the maximum height of garages. J. Pesch clarified that a garage could
only be 14-feet high from the ground to a point midway between the eaves and the peak of the roof.
Jo. Hoff explained that the roofing material would match that of the house, but the siding would be a cement
board siding with either a three- or four-inch reveal, while the house had vinyl siding. He noted that the original
siding had a three-inch reveal, but the aluminum siding that was installed later had a four-inch reveal. Jo. Hoff
stated that he had planned to use a faux-wood grain finish similar to what had been done with the house. The
board specified that cement board siding with a smooth finish was preferred to a faux-wood grain finish.
A motion that the HDC approve the request to demolish the existing garage and to construct a new, 36’x45’
detached garage at the rear of the property, accessed from Diana Avenue with an offset face, hipped roof or gabled
roof, and the same roofing material as the main house with cement board smooth-face siding with a three- or four-
inch reveal (three-inch reveal preferred) as long as the work meets all zoning requirements and the necessary
permits are obtained was made by J. Huss, supported by T. Emory and approved with S. Radtke, G. Borgman, J.
Huss, and T. Emory voting aye.
Because no applicant was present for Case 2023-13, the board discussed Case 2023-14 at 1065 4th Street, first.
Case 2023-14 – 1065 4th St. – Siding
Applicant: First Church of Christ Scientist - District: National Register - Current Function: Institutional
The applicant was seeking approval to replace rotted paneling material with 8” composite grooved panel siding
and trim boards. J. Pesch provided some background on the building which was built in 1958 and originally
served as the Chamber of Commerce; he noted that it was located in the National Register Historic District but
was built much later than the construction date of most buildings in this district. A building remodel in the 1980s
replaced much of the original windows and paneling with the current, coated plywood sheathing and smaller,
double-hung windows. J. Pesch added that, had the building not been altered in the 1980s, it may have been
architecturally significant. K. Neumann passed around a sample of the existing sheathing and D. Neumann
explained that the material was failing as the underlying plywood was rotting and the coating was falling off.
D. Neumann added that he was unsure of what to do with the seam between the composite grooved panels he was
proposing, as they were not long enough to span the full height of the facade and would leave a horizontal seam
where they came together. The board suggested adding a trim board at the top of the windows to hide the seam
between the panels. J. Huss asked if the new paneling would be installed on the entirety of the building and D.
Neumann stated that it would only be used where the current failing sheathing was used.
A motion that the HDC approve the request to replace rotted paneling material with 8” composite grooved panel
siding and trim boards including trim along the seam between the top and bottom panels at the top of the window
as long as the work meets all zoning requirements and the necessary permits are obtained was made by J. Huss,
supported by G. Borgman and approved with S. Radtke, J. Huss, G. Borgman, and T. Emory voting aye.
Case 2023-13 – 22 E. Isabella Ave. – Windows
Applicant: Jeremy Terrell I - District: McLaughlin - Current Function: Residential
The applicant was seeking approval to replace existing wood and vinyl windows with new vinyl windows of like
size. J. Pesch explained that a number of windows on the house had been replaced at some point in the last year
without building permits but he did not have documentation to determine when that work was completed or which
owner was responsible for the unapproved work. The original windows were double-hung with at least two fixed,
decorative windows, which had since been removed. Only a handful of original windows remained in the house
on the back side.
The HDC acknowledged that little could be done about the work that was already complete and discussed the
limited visibility to the back of the house where the remaining windows were proposed to be replaced.
A motion that the HDC approve the request to replace existing wood and vinyl windows on the back of the house
with new vinyl windows of like size as long as the work meets all zoning requirements and the necessary permits
are obtained was made by J. Huss, supported by T. Emory and approved with T. Emory, S. Radtke, J. Huss, and
G. Borgman voting aye.
OTHER BUSINESS
Muskegon County Genealogical Society (MCGS) – K. Frazier, President of the MCGS, attended the meeting to
discuss a potential partnership between the HDC and the MCGS related to their house histories project. F.
Harrington and other members of the MCGS had been sharing their research with the Lakeshore Museum Center
and others that were interested; they also offered free research to residents curious about the history of their house.
The board mentioned that this could tie in well with their public outreach efforts and new social media presence.
J. Pesch stated that he would work with the MCGS to further explore this project and how it could tie into the
HDC’s ongoing efforts.
ADJOURN
There being no further business, the meeting was adjourned at 5:26 p.m.
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