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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, October 3, 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 September 5, 2017
III. New Business
Case 2017-17 – 534 W. Webster – Fence
Case 2017-18 – 1771 Jefferson – Garage
IV. Old Business
V. Other Business
VI. Adjourn
“We admire that which is old not because it is old, but because it is beautiful.” Winston Churchill
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II. MINUTES
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
MINUTES
September 5, 2017
Chairperson J. Hilt called the meeting to order at 4:00 p.m. and roll was taken.
MEMBERS PRESENT: J. Hilt, S. Kroes, S. Radtke, L. Wood, D. Warren, K. Panozzo
MEMBERS ABSENT: A. Riegler, excused
STAFF PRESENT: J. Pesch, D. Renkenberger
OTHERS PRESENT: J. Paulson, SafeBuilt Building Inspection Dept; R. Horton/C. Horton, E.
Lansing MI
APPROVAL OF MINUTES
A motion to approve the regular meeting minutes of August 1, 2017 was made by J. Hilt, supported by S.
Radtke and unanimously approved.
NEW BUSINESS
Case 2017-16 – 189 Strong Ave. – Demolition. Applicant: City of Muskegon. District: Campus. Cur-
rent Function: Residential. J. Pesch presented the staff report. The applicant is seeking approval to de-
molish the house after it was damaged in a fire on August 14, 2017. The Public Safety Director and Build-
ing Official of the City of Muskegon requested immediate demolition of all structures in the interest of
public safety. Photos of the damaged structure were provide to board members. Staff requested a deter-
mination from the State Historic Preservation Office of Michigan (SHPO) on whether the home was listed
in the National Register of Historic Places but had not received a response yet.
J. Paulson, Building Inspector, stated that there was extensive fire and water damage to the home. The
property was currently vacant, and was owned by the County of Muskegon, who had foreclosed on it due
to back taxes. The home had been scheduled to go to auction the day of the fire and arson was suspected.
D. Warren asked what would happen if the house was listed on the state’s register of historic places. S.
Radtke stated that being listed on the state register did not offer protection from demolition; it was more
to make people aware of a property’s historic nature.
A motion that the HDC approve the request to demolish the structure as proposed as long as all zoning
requirements are met and the necessary permits are obtained, was made by L. Wood, supported by S.
Radtke and unanimously approved, with J. Hilt, S. Kroes, S. Radtke, L. Wood, D. Warren, and K. Panoz-
zo voting aye.
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J. Pesch requested that the Old Business items be postponed, as there were people in attendance who
wished to speak under Other Business.
OTHER BUSINESS
487 W. Clay Avenue - R. Horton stated that he lived in Lansing and was interested in purchasing this lot
and moving to Muskegon. He was looking for input from the HDC on building a new home on the lot.
C. Horton provided some pictures to board members, showing the type of house they were interested in
building. Staff and board members answered several of their questions regarding HDC regulations.
OLD BUSINESS
Case 2017-06 – 1347 Peck Street – Siding. J. Pesch provided an update on this case. The homeowner
had begun to install the new wood siding. They had previously received staff approval to replace dam-
aged wood siding.
Case 2015-10 – 316 W. Webster Avenue – Doors. J. Pesch stated that he had no new information at this
time but he would continue to follow up.
HDC Protocols – Staff and board members discussed HDC protocols and standards, and concurred that
they should meet to update those. A tentative meeting date was scheduled for the February 2018 HDC
meeting.
There being no further business, the meeting was adjourned at 4:46 p.m.
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III. NEW BUSINESS
Case 2017-17 – 534 W. Webster – Fence
Applicant: 534 W. Webster LLC
District: National Register
Current Function: Residential
Discussion
The applicant is seeking approval to install a 6’ tall wood stockade style privacy fence around the back
yard of the property. See attached photos and site plan.
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Green = Neighbor’s Fence Red = Proposed Fence
Fencing will run approximately 15’ along the alley, then south-easterly for 21’ along the property line to
join up with the neighbor’s existing fence line, and then approximately 15’ parallel to the alley to rejoin at
the SE corner of the garage.
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Standards
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
FENCE STANDARDS AND GUIDELINES
(Adopted December 6, 1994 - Effective January 1, 1995)
General
Fences and gates are an extension of the architecture of a home. They should be compatible in style and
material. They should be appropriate to the size and scale of the structure. They, therefore, require re-
view and approval by the Historic District Commission.
Sometimes it is necessary to use fencing for other than decorative purposes, such as marking boundaries,
privacy, screening unsightly areas, or security. Fencing for utilitarian purposes sometimes requires fenc-
ing materials which are not of the period or character of the house. Non-conforming fencing materials
may be considered for use in the back of the structure.
Fence Guidelines
When building wood fencing, consideration should be given to the kind of wood best suited for the pro-
ject, adequate post foundations, weatherproofing, color, and amount of maintenance required. Simple
variations of wood picket-style fencing are appropriate to many period homes. Wood fences must be
painted to complement or contrast the colors of the house. Pressure treated wood shall be painted no later
than one year after installation.
Iron fencing is an appropriate option for Victorian-era homes. Iron fencing was often modest in propor-
tion, seldom exceeding four feet in height. A popular standard was 36 inches.
Fencing materials such as split rails, stone, and brick may be considered if they reflect the feeling of the
home in material and character.
Chain-link and similar utilitarian fencing, such as industrial fencing, wire mesh, and barbed wire, is not
permitted in the front of a structure.
Hedges and natural fencing are possible alternatives to fences.
Fence Standards
LAYOUT REQUIREMENTS: (Please see the attached Supplementary Graphics sheets)
Conforming fences not over four feet (4') in height are permitted between the property line and half way
between the front and rear setback lines.
Corner lots will be considered to have two front yards, except that non-conforming fences higher than 4'
will be permitted immediately behind the existing side setback line (rather than half way between the
front and rear).
Deliberation
I move that the HDC (approve/deny) the request to install the fence as proposed as long as it meets all
zoning requirements and the necessary permits are obtained.
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Case 2017-18 – 1771 Jefferson – Garage
Applicant: Meri Williams
District: Jefferson
Current Function: Residential
Discussion
The applicant is seeking approval to demolish the existing garage and foundation (per building inspector)
and construct a new 16’x 20’ garage and foundation in its place. The new garage will be smaller, with one
8’ x 7’ overhead garage door and one service door. The new garage will match the existing vinyl siding
and shingled roof of the house.
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Standards
Sec. 11-31. Approval of demolition or moving of structures of historic or architectural worth.
(a) The demolition or moving of structures of historic or architectural worth shall be discouraged. The
commission shall not issue a certificate of approval for demolition of such a structure, except when the
structure is deemed a hazard to public health or safety by a responsible public agency. The commission
may, at its own discretion, issue a certificate of approval for the demolition or moving of such structure,
but shall be guided by the following conditions in exercising its judgment in granting such a certificate:
(1) The director of building inspection deems such structure to be a hazard to public safety or health
and repairs are impossible.
(2) Such structure is a deterrent to a major improvement program which will be of substantial bene-
fit to the community.
(3) Retention of such structure would cause undue financial hardship to the owner, which would be
defined as a situation where more funds than is reasonable would be required to retain the structure.
(4) The retention of such structure would not be in the interest of the community as a whole.
(b) In cases where approval for demolition is granted, for reasons other than public health or safety,
such certificate shall not become effective until six (6) months after the date of such issuance, in order to
provide a period of time within which it may be possible to relieve a hardship or to cause the property to
be transferred to another owner who will retain the structure. (Ord. No. 737, § 9, 9-25-73)
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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
objectives 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 improve 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
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.
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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.
a height roughly equal to the average height Extreme differences in building heights will
of existing buildings from the historic period have a detrimental visual effects on the
on and across the street. appearance 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
buildings. Although a building may be of the area. The new building should not
much larger than its neighbors in terms of disrupt the scale and rhythm of the
square footage, it should maintain the same streetscape, although it might be appropriate
scale 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 massing. Box-like facades and forms are
are elements essential to the character of the intrusive when placed in a streetscape of
streetscape in historic districts. For older buildings that have varied massing and
example, if an infill site is large, the mass of facade articulation.
the facade can be broken into a number of
small bays.
Directional Expression - Relating the
vertical, horizontal, or non-directional Directional Expression - Creating strongly
facade character of new buildings to the horizontal or vertical facade expressions
predominant directional expression of unless compatible with the character of
nearby buildings. Horizontal buildings can structures in the immediate area. A new
be made to relate to the more vertical building that does not relate well to its
adjacent structures by breaking the facade neighbors or to the rhythm of the streetscape
into smaller masses that conform to the because of an unbroken horizontal facade
primary expression of the streetscape. should be avoided.
Setback - Maintaining the historic facade
lines of streetscape by locating front walls of Setback - Violating the existing setback
new buildings in the same plane as the pattern by placing a new building in front of
facades of adjacent buildings. If exceptions or behind the historic facade line. Placing
are made, buildings should be set back into buildings at odd angles to the street, unless
the lot rather than closer to the street. If in an area where diverse siting already
existing setbacks vary, new buildings should exists, even if property setback is
conform to historic siting patterns. maintained, should be avoided.
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Sense of Entry - Articulating the main
entrances to the building with covered Sense of Entry - Introducing facades with no
porches, porticos, and other pronounced strong sense of entry. Side entries or entries
architectural forms. Entries were not defined by a porch or similar transitional
historically raised a few steps above the element result in an incompatible "flat" first-
grade of the property and were a prominent floor facade.
visual feature of the street elevation of the
building.
Roof Shapes - Relating the roof forms of the
new buildings to those found in the area. Roof Shapes - Introducing roof shapes,
Although not entirely necessary, duplication pitches, or materials not traditionally used in
of the existing or traditional roof shapes, the area.
pitches, and materials on new construction is
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.
represents our own time yet, enhances the Such attempts detract from the character of
nature and character of the historic district. the district by compromising what is truly
historic.
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Deliberation
I move that the HDC (approve/deny) the request to demolish the exiting garage and construct a new gar-
age as proposed as long as it meets all zoning requirements and the necessary permits are obtained.
IV. OLD BUSINESS
None
V. OTHER BUSINESS
None
VI. ADJOURN
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