View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, June 7, 2022
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Conference Room 204, City Hall
AGENDA
I. Call to Order
II. Approval of Minutes of the regular meeting of May 12, 2022.
III. Old Business
2022-02 – 296 W. Webster – Addition
IV. New Business
Case 2022-20 – 460 W. Clay – Rehabilitation
Case 2022-21 – 621 W. Western – Window
Case 2022-22 – 407 W. Muskegon – Windows
Case 2022-23 – 1275 Peck – Sign
V. Other Business
VI. Adjourn
“We admire that which is old not because it is old, but because it is beautiful.” Winston Churchill
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE CITY COMMISSION AND ANY OF ITS COMMITTEES
OR SUBCOMMITTEES
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, upon twenty-four hour notice to the City of
Muskegon. Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by writing or calling the following: Ann
Marie Cummings, City Clerk at 933 Terrace Street, Muskegon, MI 49440 or by calling (231) 724-6705 or TTY/TDD: Dial 7-1-1 and request that
representative dial 231-724-6705
1
II. APPROVAL OF MINUTES
Approval of Minutes of the regular meeting of May 12, 2022.
III. OLD BUSINESS
Case 2022-02 – 296 W. Webster – Addition
Applicant: Muskegon Museum of Art
District: National Register/Downtown Structures
Current Function: Institutional
Discussion
This case was last reviewed and granted conceptual approval at the January 12, 2022 HDC meeting;
the applicant is now seeking final approval of the full project prior to commencing construction. The
applicant is seeking approval to construct a new, approximately 21,500 gross square foot, two-story
addition to the north of the Muskegon Museum of Art’s existing building, install a new south entrance
on W. Webster Avenue where a window currently exists, and create a landscaped plaza connecting
the new addition’s north entrance to W. Clay Avenue. The footprint of the new construction is
proposed to span two current parcels (269 W. Webster and 315 W. Clay) as well as portion of the
vacated alley in this block, space which is completely or partially located in two local historic districts.
The building addition is proposed to contain new large and small galleries, event space, a roof terrace,
the museum store, classroom and activity space, mechanical space/loading dock, support space, and
collections management space. Supporting document and drawings have been provided to the HDC
members and will be available for reference at the meeting.
2
Bird’s-eye view rendering of proposed building addition from W. Clay Avenue, looking south.
Existing museum building visible behind addition.
Current view of the original museum building (left) and its 1980s addition (right) from W. Webster
Avenue, looking west.
Rendering of same view depicting the proposed new south entrance to the building.
3
Current museum building’s south entrance (January 2022).
Current connection between original museum building and past building addition. Window on left is
proposed to be replaced with a new entry door.
4
Current view of north entrance and alley, looking east.
View from approximately the same location as above photo. Building addition is built over vacated
alley (obscuring view of existing building).
5
View of existing north elevation from W. Clay Avenue (January 2022).
View from approximately the same location as above photo. Building addition extends toward and
faces Clay, and a new landscaped plaza provides a pedestrian connection from the sidewalk and
locations for future public art pieces.
6
Standards
DESIGN GUIDELINES FOR NEW CONSTRUCTION
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.
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 of Scale - Creating buildings that in height,
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-like Massing - Introducing single, monolithic
forms into smaller, varied masses such as are forms that are not relieved by variations in
common on most buildings from the historic massing. Box-like facades and forms are
period. Variety of form and massing are intrusive when placed in a streetscape of
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
vertical, horizontal, or non-directional facade Directional Expression - Creating strongly
character of new buildings to the horizontal or vertical facade expressions
predominant directional expression of nearby unless compatible with the character of
buildings. Horizontal buildings can be made structures in the immediate area. A new
to relate to the more vertical adjacent building that does not relate well to its
structures by breaking the facade into smaller neighbors or to the rhythm of the streetscape
masses that conform to the primary
7
expression of the streetscape. because of an unbroken horizontal facade
should be avoided.
Setback - Maintaining the historic facade
lines of streetscape by locating front walls of
new buildings in the same plane as the Setback - Violating the existing setback
facades of adjacent buildings. If exceptions pattern by placing a new building in front of
are made, buildings should be set back into or behind the historic facade line. Placing
the lot rather than closer to the street. If buildings at odd angles to the street, unless in
existing setbacks vary, new buildings should an area where diverse siting already exists,
conform to historic siting patterns. even if property setback is maintained,
should be avoided.
Sense of Entry - Articulating the main
entrances to the building with covered
porches, porticos, and other pronounced Sense of Entry - Introducing facades with no
architectural forms. Entries were historically strong sense of entry. Side entries or entries
raised a few steps above the grade of the not defined by a porch or similar transitional
property and were a prominent visual feature element result in an incompatible "flat" first-
of the street elevation of the building. floor facade.
Roof Shapes - Relating the roof forms of the
new buildings to those found in the area.
Although not entirely necessary, duplication Roof Shapes - Introducing roof shapes,
of the existing or traditional roof shapes, pitches, or materials not traditionally used in
pitches, and materials on new construction is the area.
one way of making new structures more
visually compatible.
Rhythm of Openings - Respecting the
recurrent alteration of wall areas with door
and window elements in the facade. Also Rhythm of Openings - Introducing
considering the width-to-height ratio of bays incompatible facade patterns that upset the
in the facade. The placement of openings rhythm of openings established in
with respect to the facade's overall surrounding structures. For example, glass
composition, symmetry or balanced walls and window and door shapes and
symmetry should be carefully studied. locations which are disrespectful to the
adjoining buildings.
Design Expression - Composing the
materials, textures and colors of the new
building facade to compliment adjacent Design Expression - Violating the existing
facades and relating details and decorations character of the district by introducing non-
of the new building to those of existing compatible materials, textures, colors,
surrounding buildings. details, and decoration on new buildings.
Imitations - Accurate restoration of or
visually compatible additions to existing
buildings and former construction, Imitations - Replicating or imitating the
contemporary architecture that well styles, motif, or details of older periods. Such
represents our own time yet, enhances the attempts detract from the character of the
nature and character of the historic district. district by compromising what is truly
8
historic.
9
10
Deliberation
I move that the HDC (approve/deny) the request to construct a construct a new, approximately
21,500 gross square foot, two-story addition to the north of the Muskegon Museum of Art’s
existing building, install a new south entrance on W. Webster Avenue where a window
currently exists, and create a landscaped plaza connecting the new addition’s north entrance
to W. Clay Avenue as presented in the June 7, 2022 HDC staff report and supporting
documents as long as the work meets all zoning requirements and the necessary permits are
obtained.
11
IV. NEW BUSINESS
Case 2022-20 – 460 W. Clay – Rehabilitation
Applicant: Tim Harrell
District: Clay-Western
Current Function: Residential
Discussion
The applicant is seeking approval to install composite, horizontal lap siding with a 6” exposure,
install composite trim retaining the existing trim profiles, install black fiberglass windows with the
same openings and retaining the same dimensions, install black metal handrails on the front porch,
and remove the chain-link fence in the front yard.
View of house from W. Clay Avenue, looking west.
12
View of east elevation from rear alley, looking south.
View of front porch and west elevation from W. Clay Avenue, looking north.
13
Rendered south elevation showing proposed changes.
14
Existing window and siding conditions.
15
Standards
RESIDING AND TRIM CLADDING GUIDELINES
General
The Muskegon Historic District Commission does not endorse the residing of structures within the
Historic districts. It is the policy of this Commission that the original fabric of the building should be
repaired or replaced where necessary with the original building material.
In cases where the repair or replacement with like materials is impractical or where it can be
demonstrated that the original materials will no longer hold paint or that the original materials are so
badly deteriorated that they can no longer be reasonably repaired, the residing standards below shall
strictly be adhered to.
Definitions
For the purpose of this statement, the terms “residing materials” and “trim cladding” shall be
understood to encompass the use of any residing materials such as aluminum, vinyl, steel, hardboard,
wood, masonry, or molded urethane which is designed to replace or cover all, or any part, of an
exterior wall, trim work or other building element or a structure within a designated historic district.
Purpose
The Commission shall review all applications for Certificates of Appropriateness proposing the
installation of residing materials or trim cladding as individual cases. Each application shall be
decided on its own merit. No person should interpret any Commission approval for residing or trim
cladding as being precedent setting. Unrestricted use of residing materials or trim cladding will not be
allowed.
In any case where residing materials or trim cladding are proposed for use by a property owner or
siding contractor, the property owner shall be required to submit a signed letter stating in detail the
intent and scope of the proposed residing or trim cladding installation. Such a letter is to also include
the identification of any deterioration or problems occurring relative to the existing siding or exterior
building fabric. If known, the cause and extent of this deterioration must be clearly stated.
The following conditions of installation shall be met by all proposals for residing or trim cladding:
1. All existing deterioration shall be made structurally sound and its causes, insofar as possible,
shall be corrected prior to the installation of residing materials or trim cladding.
2. Any installation of residing materials shall simulate the appearance of the original building
material that it is intended to cover. This simulation shall take into account the size, shape or
profile, texture, and linear direction of the original building material.
a. The residing material shall be similar in appearance and dimension to the original
siding. The exposure to the weather of the new siding shall range within one inch of the
nominal dimension of the original siding. The Historic District Commission shall have
the authority to waive this requirement in the event that they believe a different design
or dimension siding would be more appropriate to the architectural character of the
Historic District.
b. A proposed color shall be appropriate as determined by the Commission.
16
c. Generally, wood grain textures are not approved by the Commission. However, the
appropriateness of a specific siding texture shall be determined on an individual case
basis.
3. Any installation of trim cladding shall adhere to the following guidelines for the treatment for
architectural trim elements.
a. Existing cornice or building trim elements shall not be covered or replaced without
Commission approval. Commission approval will depend upon how closely the trim cladding
or new trim elements duplicate the appearance of the existing building trim elements.
b. The wall siding material shall not extend over the existing trim members such as window and
door trim, sills, facias, soffits, frieze members and boards, brackets, aprons, corner boards,
trim boards, skirt boards, or any other characteristic moldings or architectural features.
c. If the above mentioned trim members are to be clad, they shall be covered with custom formed
cladding which shall closely approximate the shapes and contours of the existing moldings or
trim. Distinctive or unusual trim or architectural elements shall not be clad without prior
consideration and Commission approval.
d. No building trim elements or architectural features are to be removed or altered to facilitate
the installation of the new siding or trim cladding without approval of the Historic District
Commission.
In most cases the soffit cladding material shall run parallel and not perpendicular to the plane of the
wall.
WINDOW, DOOR, AND EXTERIOR WOODWORK STANDARDS AND GUIDELINES
(Abbreviated, see additional Standards and Guidelines in Case 2022-21, below)
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.
FENCE STANDARDS AND GUIDELINES (Abbreviated)
Fence Guidelines
Chain-link and similar utilitarian fencing, such as industrial fencing, wire mesh, and barbed wire, is
not permitted in the front of a structure.
Deliberation
I move that the HDC (approve/deny) the request to install composite, horizontal lap siding with a 6”
exposure, install composite trim retaining the existing trim profiles, install black fiberglass windows
with the same openings and retaining the same dimensions, install black metal handrails on the front
porch, and remove the chain-link fence in the front yard as long as the work meets all zoning
requirements and the necessary permits are obtained.
17
Case 2022-21 – 621 W. Western – Window
Applicant: FOE Eagles 668
District: Clay-Western
Current Function: Commercial/Institutional
Discussion
The applicant is seeking approval to install a new 9’ x 9’, four pane window with reflective glass in
an original opening on the north (W. Western Avenue) elevation due to water damage found with the
former window. The work was completed without building permits or HDC review, and the reflective
glass is in violation of zoning regulations.
View of building from W. Western Avenue, looking south. Replacement window is visible at right.
18
Same view of building from October 2019 showing former glass block window in the same opening.
View of replacement window from W. Western Avenue.
19
Standards
WINDOW, DOOR, AND EXTERIOR WOODWORK STANDARDS AND GUIDELINES
(Abbreviated)
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.
…
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.
Deliberation
I move that the HDC (approve/deny) the request to install a new 9’ x 9’, four pane window with
reflective glass in an original opening on the north (W. Western Avenue) elevation as long as the
work meets all zoning requirements and the necessary permits are obtained.
20
Case 2022-22 – 407 W. Muskegon – Windows
Applicant: Elizabeth and Daniel Bollweg
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to replace nine existing or missing basement windows with glass
block windows of the same size.
View of house from 5th Street and W. Muskegon Avenue, looking south. Three remaining (non-
boarded) basement windows are visible on the left.
21
View of the three remaining basement windows on the east elevation, as viewed from 5th Street.
Existing conditions of basement windows. Boarded windows are often missing entirely, as depicted
in interior photos.
Style of proposed glass block replacement windows.
22
Standards
See Window, Door, and Exterior Woodwork Standards and Guidelines in Case 2022-21, above.
Deliberation
I move that the HDC (approve/deny) the request to replace nine existing or missing basement
windows with glass block windows of the same size as long as the work meets all zoning
requirements and the necessary permits are obtained.
23
Case 2022-23 – 1275 Peck – Sign
Applicant: Muskegon Pregnancy Services
District: McLaughlin
Current Function: Commercial
Discussion
The applicant is seeking approval to install a new, 2’-10” x 12’-0” wall sign on the east (Peck Street)
elevation of the building.
View of building from Peck Street, looking southwest. Proposed sign would be installed above front
entry door.
Rendering of proposed wall sign and installation method.
24
Standards
Signage Policy (Abbreviated)
Flat wall signs. Any sign that is painted directly on a building surface or painted on a separate back-
ground material and applied to the façade as a unit. … No flat wall sign shall exceed twenty (20)
percent of the signable wall area to which it will be attached, and shall not exceed twenty four (24)
square feet in sign face area.
Dimensional surface signs. Any sign that consists in whole or in part of three-dimensional letter
forms applied directly to the building surface or applied to a separate flat background which is at-
tached parallel to the building surface … shall not protrude from the primary building façade surface
more than eight (8) inches.
Plastic or fiberglass – The use of custom thin-gauge, die-cut vinyl letters which give the effect of a
painted or silk screen imprinted letter is permitted. Any other use of plastic or fiberglass or the use
of molded surface plastics or corrugated fiberglass sheeting is prohibited except in those cases
where the surface finish closely duplicates the effect of a painted surface, as determined by the His-
toric District Commission.
Illumination: Certain lighted signs are permitted for use within the historic districts, provided that
they shall be illuminated by a reflected light from an exterior source which may be incandescent or
fluorescent and that the light source is non-exposed and shielded from view.
Deliberation
I move that the HDC (approve/deny) the request to install a new, 2’-10” x 12’-0” wall sign on the
east (Peck Street) elevation of the building with the design presented in the June 7, 2022 HDC staff
report as long as the work meets all zoning requirements and the necessary permits are obtained.
VI. OTHER BUSINESS
None
VII. ADJOURN
25
Sign up for City of Muskegon Emails