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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, August 13, 2024
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 July 2, 2024 regular meeting
III. Old Business
IV. New Business
Case 2024-09 – 280 W Muskegon – Ramp and Patios
Case 2024-10 – 1135 5th – Windows
Case 2024-11 – 600 W. Clay – Shed
Case 2024-12 – 458 W. Webster – Garage
Case 2024-13 – 1633 Clinton – Porch
Case 2024-14 – 1449 Clinton – New Construction
V. Other Business
Public Art Project
VI. Adjourn
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II. APPROVAL OF MINUTES
Approval of Minutes of the regular meeting of July 2, 2024.
III. OLD BUSINESS
None.
IV. NEW BUSINESS
Case 2024-09 –280 W. Muskegon – Ramp and Patios
Applicant: Mike Bernhardt
District: National Register
Current Function: Institutional
Discussion
The applicant is seeking approval to construct an accessible ramp and required railing in the front
lawn on Muskegon Avenue and construct patios at the front and rear of the building. The existing
concrete patios at the front of the building will be repaired and expanded to provide a full-width plaza.
At the rear of the building, the existing asphalt parking area will be removed and a full width, concrete
pedestrian plaza will be put in its place. All patio areas will have landscaping and traffic barrier
planters.
View of the south (front) and east (side) elevations from W. Muskegon Avenue.
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Site plan showing the proposed concrete ramp at the top right, starting at the public sidewalk, traveling
along the side property line up to the new plaza level and then rising along the building to the top of
the entrance steps. The designs of the entry shelter shown at the building’s rear door and the future
greenhouse along 3rd Street have not been finalized and are not part of the request.
View of the proposed ramp location where it will connect to the sidewalk to the left of the stairs.
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View of the proposed ramp location where it will rise from the plaza level to the top of the entrance
steps.
Standards
PORCH AND DECK STANDARDS AND GUIDELINES (Abbreviated)
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 Commis-
sion. 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 ap-
propriate method to accomplish this requirement. In cases where handrails or guardrails are new (in-
cluding those for new decks), the design shall generally conform to the railing and balustrade detail
illustrated on the attached sketches.
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In all cases, if an original guardrail was higher than the minimum height as listed above, then the
original height applies. In general, in order to meet building code requirements, the minimum guard-
rail height in the historic districts shall conform to the following standards:
PORCH OR DECK FLOOR HEIGHT
FROM FINISHED GROUND GRADE MINIMUM GUARDRAIL HEIGHT
0” - 30” 0”
> 30” 36”
Porch Enclosure
New guardrails on commercial buildings shall conform to the minimum guardrail height for com-
mercial 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.
…
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.
Deliberation
I move that the HDC (approve/deny) the request to construct an accessible ramp and required railing
in the front lawn on Muskegon Avenue and construct patios at the front and rear of the building as
presented in the August 13, 2024 HDC staff report as long as the work meets all zoning requirements
and the necessary permits are obtained.
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Case 2024-10 – 1135 5th – Windows
Applicant: Clement Coulombe (Owner); Brett Mahaffey (Contractor)
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to replace three wooden double-hung windows on the second story
of the south (side) elevation and two wooden double-hung windows on the second story of the west
(rear) elevation with double-hung wood composite replacement windows of the same size and
appearance.
View of house from 5th Street, looking south.
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Three second-story windows on the south elevation proposed to be replaced.
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One second-story window on the west elevation proposed to be replaced.
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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.
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.
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.
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Deliberation
I move that the HDC (approve/deny) the request to replace three wooden double-hung windows on
the second story of the south (side) elevation and two wooden double-hung windows on the second
story of the west (rear) elevation with double-hung wood composite replacement windows of the same
size and appearance as long as the work meets all zoning requirements and the necessary permits are
obtained.
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Case 2024-11 – 600 W. Clay – Shed
Applicant: Artworks of Muskegon
District: Boilerworks
Current Function: Residential
Discussion
The applicant is seeking approval to place an 8’ by 8’ storage shed on the property in the location
depicted in the below site plan. The proposed style of shed will be shared prior to the meeting.
View of proposed shed location (footprint in yellow) from W. Clay Avenue, looking west.
View of proposed shed location from 8th Street, looking east (obscured by red brick building).
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Proposed shed location with W. Clay Avenue at top of page and 8th Street at right of page.
Standards
DESIGN GUIDELINES FOR NEW CONSTRUCTION (Abbreviated)
General design guidelines for sheds include seven-foot-tall walls, a gable roof with a minimum of a
6/12 pitch, and double doors with each door being 3’-6” wide. Sheds shall be as neutral as possible
and shall not be a focal point of the property. All sheds must receive a Development Permit prior to
construction and must follow the requirements of the City of Muskegon Zoning Ordinance with the
added stipulation prohibiting sheds from being located in the front or side yard(s) of a property.
Deliberation
I move that the HDC (approve/deny) the request to place an 8’ by 8’ storage shed on the property in
the location depicted in the August 13, 2024 HDC staff report as long as the work meets all zoning
requirements and the necessary permits are obtained.
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Case 2024-12 – 458 W. Webster – Garage
Applicant: Jon and Katie Gress
District: National Register
Current Function: Residential
Discussion
The applicant is seeking approval to remove and rebuild the southwest, southeast, and northeast walls
of the garage at the rear of the property with new windows of a similar size, configuration, and mullion
design and with some changes to window locations (see below elevation drawings). A similar project
was completed for the northwest (rear) wall of the garage in 2019 (HDC Case 2018-25), and the
remaining three walls are not visible from the street and minimally visible from the alley.
The existing wall construction is unreinforced clay masonry block covered with a stucco cement
finish; full wall replacement is determined to be the safest and most structurally sound solution as the
existing walls cannot feasibly be repaired in place due to their unreinforced construction, deteriorated
mortar joints, and broken lintels.
The proposed new walls will be constructed of reinforced CMU block to meet modern construction
codes – exactly as was done in 2019. The exterior will be finished with a stucco cement product to
match the rest of the structure and restore the wall to preexisting conditions.
Birds eye view of house and garage from above W. Webster Avenue, looking west.
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View of wall facing the main house, looking northwest.
View of the southwest side wall from rear alley, looking northeast.
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Northeast corner of the garage showing the tight clearance between the neighboring garage.
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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 Directional Expression - Creating strongly
vertical, horizontal, or non-directional facade horizontal or vertical facade expressions
character of new buildings to the unless compatible with the character of
predominant directional expression of nearby structures in the immediate area. A new
buildings. Horizontal buildings can be made building that does not relate well to its
to relate to the more vertical adjacent neighbors or to the rhythm of the streetscape
structures by breaking the facade into smaller because of an unbroken horizontal facade
masses that conform to the primary should be avoided.
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expression of the streetscape.
Setback - Maintaining the historic facade Setback - Violating the existing setback
lines of streetscape by locating front walls of pattern by placing a new building in front of
new buildings in the same plane as the or behind the historic facade line. Placing
facades of adjacent buildings. If exceptions buildings at odd angles to the street, unless in
are made, buildings should be set back into an area where diverse siting already exists,
the lot rather than closer to the street. If even if property setback is maintained,
existing setbacks vary, new buildings should should be avoided.
conform to historic siting patterns.
Sense of Entry - Articulating the main Sense of Entry - Introducing facades with no
entrances to the building with covered strong sense of entry. Side entries or entries
porches, porticos, and other pronounced not defined by a porch or similar transitional
architectural forms. Entries were historically element result in an incompatible "flat" first-
raised a few steps above the grade of the floor facade.
property and were a prominent visual feature
of the street elevation of the building.
Roof Shapes - Relating the roof forms of the Roof Shapes - Introducing roof shapes,
new buildings to those found in the area. pitches, or materials not traditionally used in
Although not entirely necessary, duplication the area.
of the existing or traditional roof shapes,
pitches, and materials on new construction is
one way of making new structures more
visually compatible.
Rhythm of Openings - Respecting the Rhythm of Openings - Introducing
recurrent alteration of wall areas with door incompatible facade patterns that upset the
and window elements in the facade. Also rhythm of openings established in
considering the width-to-height ratio of bays surrounding structures. For example, glass
in the facade. The placement of openings walls and window and door shapes and
with respect to the facade's overall locations which are disrespectful to the
composition, symmetry or balanced adjoining buildings.
symmetry should be carefully studied.
Design Expression - Composing the Design Expression - Violating the existing
materials, textures and colors of the new character of the district by introducing non-
building facade to compliment adjacent compatible materials, textures, colors,
facades and relating details and decorations details, and decoration on new buildings.
of the new building to those of existing
surrounding buildings.
Imitations - Accurate restoration of or Imitations - Replicating or imitating the
visually compatible additions to existing styles, motif, or details of older periods. Such
buildings and former construction, attempts detract from the character of the
contemporary architecture that well district by compromising what is truly
represents our own time yet, enhances the historic.
nature and character of the historic district.
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Deliberation
I move that the HDC (approve/deny) the request to remove and rebuild the southwest, southeast, and
northeast walls of the garage at the rear of the property with new windows of a similar size,
configuration, and mullion design and with window locations that match the elevation drawings
included in the August 13, 2024 HDC staff report as long as the work meets all zoning requirements
and the necessary permits are obtained.
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Case 2024-13 – 1633 Clinton – Porch
Applicant: Trinity Health
District: Clinton-Peck
Current Function: Residential
Discussion
The applicant is seeking approval to reconstruct the concrete front porch to appear similar to the
current porch including replacement of the wooden columns with matching replacement columns.
View of house from Clinton Street, looking west.
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Detail view left side of front porch.
Detail view of right side of front porch.
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Standards
See Porch and Deck Standards and Guidelines in Case 2024-09, above.
Deliberation
I move that the HDC (approve/deny) the request to reconstruct the concrete front porch to appear
similar to the current porch including replacement of the wooden columns with matching replacement
columns as long as the work meets all zoning requirements and the necessary permits are obtained.
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Case 2024-14 – 1449 Clinton – New Construction
Applicant: Dalton Haight
District: Clinton-Peck
Current Function: Vacant Lot
Discussion
The applicant is seeking approval to construct a new single-family house with an attached garage on
the lot. Proposed elevation, floor plan, and site plan drawings are included below.
View of vacant lot from Clinton Street, looking west. Neighboring house to the north visible at
right.
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Standards
See Design Guidelines for New Construction in Case 2024-12, above.
Deliberation
I move that the HDC (approve/deny) the request to construct a new single-family house with an
attached garage on the lot as depicted in the drawings included in the August 13, 2024 HDC staff
report as long as the work meets all zoning requirements and the necessary permits are obtained.
V. OTHER BUSINESS
Public Art Project – Lions & Rabbits Center for the Arts is proposing a series of sidewalk murals
centered on storm drains. A number of mural locations are within the historic districts with each of
them being located in the public right-of-way.
VI. ADJOURN
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