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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, April 4, 2017
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: City Commission Chambers, City Hall
AGENDA
I. Call to Order
II. Approval of Minutes of the regular meeting of March 7, 2017
III. Old Business
IV. New Business
Case 2017-04 – 1201 Ransom St – New Garage
V. Other Business
Hackley Park dance floor update
390 W Muskegon Ave – fence issue
HDC grant program
VI. Adjourn
“We admire that which is old not because it is old, but because it is beautiful.” Winston Churchill
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Case 2017-04 – 1201 Ransom St
Applicant: Andre’ Coffee
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to build a detached garage. This property is located on a corner lot and
the garage would be built on the Delaware Ave side of the property. The garage would measure 24’ x 36’
with a pitched roof and a maximum height of 14.’ There would be two garage doors, once facing Dela-
ware St and one facing the house. The side facing the house would also have an entry door. They are
proposing vinyl siding that would match the existing vinyl siding on the house as well as the same type of
shingles as the house.
Please note that staff has discovered that the white vinyl fence was installed last year without a permit or
HDC approval. The applicant will propose a new fence to the board at the meeting, since this one is too
tall to be in a front yard.
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Standards
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
HISTORIC DISTRICT DESIGN GUIDELINES
FOR NEW CONSTRUCTION
Adopted December 4, 1990
The Historic District Commission strives to protect the historical fabric of Muskegon. The major objec-
tives of the Commission are to safeguard the heritage of the City by preserving historic districts which
reflect elements of its cultural, social, economic, political, and architectural history; to stabilize and im-
prove property values in such districts; to foster civic beauty; to strengthen the local economy; and to
promote the use of historic districts for the education, pleasure, and welfare of the citizens.
Although a significant amount of the Commission's work is centered on historic structures, the construc-
tion 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 in-
fill 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 land-
scaping. 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. varies greatly in height (too high or too low)
As a general rule, construct new buildings to from older buildings in the vicinity. Ex-
a height roughly equal to the average height treme differences in building heights will
of existing buildings from the historic period have a detrimental visual effects on the ap-
on and across the street. pearance of surrounding property.
Scale - Relating the size and proportions of Scale - Creating buildings that in height,
new structures to the scale of adjacent build- width, or massing violate the existing scale
ings. Although a building may be much of the area. The new building should not
larger than its neighbors in terms of square disrupt the scale and rhythm of the
footage, it should maintain the same scale streetscape, although it might be appropriate
and rhythm as the existing buildings. in a different location.
Massing - Breaking up uninteresting box-
like forms into smaller, varied masses such Massing - Introducing single, monolithic
as are common on most buildings from the forms that are not relieved by variations in
historic period. Variety of form and massing. Box-like facades and forms are
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massing are elements essential to the charac- intrusive when placed in a streetscape of
ter of the streetscape in historic districts. older buildings that have varied massing and
For example, if an infill site is large, the facade articulation.
mass of the facade can be broken into a
number of small bays.
Directional Expression - Creating strongly
Directional Expression - Relating the verti- horizontal or vertical facade expressions un-
cal, horizontal, or non-directional facade less compatible with the character of struc-
character of new buildings to the predomi- tures in the immediate area. A new building
nant directional expression of nearby build- that does not relate well to its neighbors or
ings. Horizontal buildings can be made to to the rhythm of the streetscape because of
relate to the more vertical adjacent structures an unbroken horizontal facade should be
by breaking the facade into smaller masses avoided.
that conform to the primary expression of
the streetscape.
Setback - Violating the existing setback pat-
Setback - Maintaining the historic facade tern by placing a new building in front of or
lines of streetscape by locating front walls of behind the historic facade line. Placing
new buildings in the same plane as the fa- buildings at odd angles to the street, unless
cades of adjacent buildings. If exceptions in an area where diverse siting already ex-
are made, buildings should be set back into ists, even if property setback is maintained,
the lot rather than closer to the street. If ex- should be avoided.
isting setbacks vary, new buildings should
conform to historic siting patterns.
Sense of Entry - Introducing facades with no
Sense of Entry - Articulating the main en- strong sense of entry. Side entries or entries
trances to the building with covered porches, not defined by a porch or similar transitional
porticos, and other pronounced architectural element result in an incompatible "flat" first-
forms. Entries were historically raised a few floor facade.
steps above the grade of the property and
were a prominent visual feature of the street
elevation of the building. Roof Shapes - Introducing roof shapes,
pitches, or materials not traditionally used in
Roof Shapes - Relating the roof forms of the the area.
new buildings to those found in the area.
Although not entirely necessary, duplication Rhythm of Openings - Introducing incom-
of the existing or traditional roof shapes, patible facade patterns that upset the rhythm
pitches, and materials on new construction is of openings established in surrounding
one way of making new structures more vis- structures. For example, glass walls and
ually compatible. window and door shapes and locations
which are disrespectful to the adjoining
Rhythm of Openings - Respecting the recur- buildings.
rent alteration of wall areas with door and
window elements in the facade. Also con-
sidering the width-to-height ratio of bays in Design Expression - Violating the existing
the facade. The placement of openings with character of the district by introducing non-
respect to the facade's overall composition, compatible materials, textures, colors, de-
symmetry or balanced symmetry should be tails, and decoration on new buildings.
carefully studied.
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Design Expression - Composing the materi-
als, textures and colors of the new building Imitations - Replicating or imitating the
facade to compliment adjacent facades and styles, motif, or details of older periods.
relating details and decorations of the new Such attempts detract from the character of
building to those of existing surrounding the district by compromising what is truly
buildings. historic.
Imitations - Accurate restoration of or visu-
ally compatible additions to existing build-
ings and former construction, contemporary
architecture that well represents our own
time yet, enhances the nature and character
of the historic district.
Deliberation
I move that the HDC (approve/deny) the request for the garage as proposed as long as it meets all zoning
requirements and the necessary permits are obtained.
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Other Business
Hackley Park dance floor – After reviewing the Hackley Park Master Plan and discussing the issue with
the parks department, staff informed the applicant that we would not be supportive of the addition. The
main focus of the park is the central monument and the walkways are supposed to lead the eyes to the
monument. The addition of a concrete pad would distract from the symmetrical walkways leading to the
monument. They applicant has decided to withdraw the application and will be working with staff to lev-
el off the grass near the stage to allow for better usage of a temporary dance floor.
390 W Muskegon Ave – Last year, staff mistakenly approved a fence in an historic district without tak-
ing it to the board. A neighbor a few blocks away is not happy with the fence and is asking that some-
thing be done about it. Unfortunately, the board does not have the authority to remove at this point, since
the permit has been issued. However, staff has contacted the property owner and informed them of the
issue. They are pretty adamant that the fence is a great addition and didn’t want to put up a “cheap chain
link fence.” They may be willing to modify the fence, but only to a certain extent. The City has offered
to pitch in money and resources to help modify it. The owner was willing to let the HDC make a recom-
mendation for moving forward. The owners have been a great addition to the neighborhood and have a
great job of cleaning up the yard, which previously had many dead and overgrown trees/shrubs. They
will also be finishing the fence this spring and will be landscaping around it. They will also be painting
the home this summer and never considered requesting vinyl or making any other changes that would
vary from the homes historical integrity.
(Chain Link and Wood Post Fence)
HDC grant program – Please come to the meeting with ideas for projects to find through a possible new
HDC grant program. Over the past month, staff has become more receptive towards assisting home paint-
ings, but there would need to be safeguards put in place to make sure that quality work is performed and it
won’t be chipping off in a couple years.
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