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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, September 10, 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 and August 13, 2024 regular meetings
III. Old Business
Case 2024-06 – 238 Houston – Demolition
Case 2024-09 – 280 W. Muskegon – Ramp and Patios
Case 2024-10 – 1135 5th – Windows
Case 2024-14 – 1449 Clinton – New Construction
IV. New Business
Case 2024-15 – 1148 Terrace – Siding
Case 2024-16 – 407 W. Muskegon – Side Porch Stairs
Case 2024-17 – 416 W. Webster – Shutters
V. Other Business
Clarification on Case 2024-08 at 1326 4th Street
2024 Staff Approval Update #2
New HDC Member
VI. Adjourn
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II. APPROVAL OF MINUTES
Approval of Minutes of the regular meetings of July 2, 2024 and August 13, 2024.
III. OLD BUSINESS
Case 2024-06 – 238 Houston – Demolition
Applicant: City of Muskegon
District: Houston
Current Function: Vacant
Discussion
Demolition of the structure was approved by the Historic District Commission at the July 2, 2024
HDC meeting (Case 2024-06). At the direction of the City Manager and the City’s legal counsel, this
request is returning to the HDC following additional noticing of the property owner.
The applicant is seeking approval to demolish the structure. The Housing Board of Appeals has
declared the building as unsafe, substandard, dangerous, a public nuisance, and has recommended
demolition. A fire occurred at the property in May 2020 and two subsequent cases were reviewed by
the HDC in December 2020 and April 2022 in relation to the building’s rehabilitation.
View of building from Houston Avenue, looking west.
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View from Houston Avenue, looking north.
View from rear alley, looking east.
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Standards
No specific standards apply.
Deliberation
I move that the HDC (approve/deny) the request to demolish the structure as long as the work meets
all zoning requirements and the necessary permits are obtained.
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Case 2024-09 –280 W. Muskegon – Ramp and Patios
Applicant: Mike Bernhardt
District: National Register
Current Function: Institutional
Discussion
At the August 13, 2024 meeting, the HDC tabled its decision on the proposed patios at the front of the
building. The following is the original request in its entirety and additional information will be
provided at or prior to the meeting.
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.
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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
This case was tabled at the August 13, 2024 meeting.
The applicant is seeking approval to replace three wooden double-hung windows on the second story
of the south (side) elevation, one wooden double-hung window on the second story of the west (rear)
elevation, and one wooden double-hung window on the second story of the north (side) 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 2024-14 – 1449 Clinton – New Construction
Applicant: Dalton Haight
District: Clinton-Peck
Current Function: Vacant Lot
Discussion
This case was tabled at the August 13, 2024 meeting.
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
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 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.
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IV. NEW BUSINESS
Case 2024-15 – 1148 Terrace – Siding
Applicant: Steven Roberts
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to replace the siding with a double 4 vinyl siding. More information
will be provided prior to the meeting.
View of building from Terrace Street, looking north.
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View from Terrace Street, looking east.
Detail view of front porch with section of original wood siding visible above front door.
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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
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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.
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.
Deliberation
I move that the HDC (approve/deny) the request to replace the siding with a double 4 vinyl siding as
long as the work meets all zoning requirements and the necessary permits are obtained.
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Case 2024-16 – 407 W. Muskegon – Side Porch Stairs
Applicant: Elizabeth Kuyt
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to remove and replace the existing porch and stairs on the east (5th
Street) side of the house with a code compliant, more historically appropriate stair.
View of building from W. Muskegon Avenue, looking south. Side porch stairs visible at left.
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Detail view of side porch and stairs with existing dimensions.
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Proposed replacement porch and stairs with HDC local standards design details referenced at right.
Standards
See Porch and Deck Standards and Guidelines in Case 2024-09, above.
Deliberation
I move that the HDC (approve/deny) the request to remove and replace the existing porch and stairs
on the east (5th Street) side of the house with a code compliant stair as depicted in the September 10,
2024 HDC staff report as long as the work meets all zoning requirements and the necessary permits
are obtained.
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Case 2024-17 – 416 W. Webster – Shutters
Applicant: Robert Lusby
District: National Register
Current Function: Residential
Discussion
The applicant is seeking approval to install pine shutters on the front elevation of the house. The work
has already been completed.
View of building from W. Webster Avenue, looking north.
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Detail view of shutters.
Standards
No specific standards apply.
Deliberation
I move that the HDC (approve/deny) the request to install pine shutters on the front elevation of the
house as long as the work meets all zoning requirements and the necessary permits are obtained.
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V. OTHER BUSINESS
Clarification on Case 2024-08 at 1326 4th Street – This was reviewed as a walk-on case at the July
2nd meeting and the applicant is seeking clarification on the HDC’s approved motion, which read as
follows:
“Remove the rotting soffit and fascia and replace the soffit with aluminum vented soffits that match
the existing direction of the soffit boards, and retain the original fascia molding or, where rotted,
replace with a similar profile wood molding across the front and sides of the house and using a flat
fascia on the rear elevation, if needed.”
2024 Staff Approval Update #2 – Since the last update in June 2024, staff has approved nine projects:
- 1562 Peck – Reroof house
- 1326 4th – Reroof house
- 280 W. Muskegon – Restore stained glass windows and install a storm window
- 280 W. Muskegon – Repairs to flat roof
- 1562 Peck – Reroof shed
- 1516 Clinton – Reroof house
- 1121 Peck – Restore porch (no change in appearance)
- 280 W. Muskegon – Tuck pointing, limestone repair, cleaning and sealing, and reinstalling
original decorative lamp in front of the building
- 1148 Terrace – Reroof house
New HDC Member – Corbin Davis has been appointed to the Historic District Commission following
K. George’s resignation.
VI. ADJOURN
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