View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, June 3, 2025
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 May 6, 2025 regular meeting
III. Old Business
Case 2025-01 – 263 W. Muskegon – Siding
IV. New Business
Case 2025-13 – 609 W. Western – Siding
Case 2025-14 – 1725 Peck – Siding
Case 2025-15 – 1148 Terrace – Windows
Case 2025-16 – 1194 Terrace – Mini-Split HVAC Units
V. Other Business
Local Standards Update – Shutters
Roof Coping Staff Approval
2025 Staff Approval Update #2
VI. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETINGS OF THE CITY OF MUSKEGON
AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
To give comment on a live-streamed meeting the city will provide a call-in telephone number to the public to be able to
call and give comment. For a public meeting that is not live-streamed, and which a citizen would like to watch and give
comment, they must contact the City Clerk’s Office with at least a two-business day notice. The participant will then
receive a zoom link which will allow them to watch live and give comment. Contact information is below. For more
details, please visit: www.shorelinecity.com
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 with twenty-four (24) hours’ notice to the City of Muskegon. Individuals with disabilities requiring
auxiliary aids or services should contact the City of Muskegon by writing or by calling the following: Ann Marie Meisch,
MMC, City Clerk at 933 Terrace Street, Muskegon, MI 49440 or by calling 231-724-6705 or emailing clerk@shoreline-
city.com
1
II. APPROVAL OF MINUTES
Approval of Minutes of the regular meeting of May 6, 2025.
III. OLD BUSINESS
Case 2025-01 – 263 W. Muskegon – Siding
Applicant: Ryan Kraai
District: Houston
Current Function: Residential
Discussion
This case was reviewed at the January 7, 2025 HDC meeting where, among other items, the HDC
approved removal and replacement of the existing wood siding with new cement siding with a three-
inch reveal. Since then, it was found that cement siding is only produced with a four-inch reveal and
any alterations to accommodate a narrower reveal will void the product’s warranty. The applicant is
now seeking to have the approval revised to allow for either replacement cement siding with a four-
inch reveal, engineered wood siding with a 4-7/8” reveal, or vinyl siding.
View of the north (front) and west (side) elevations from W. Muskegon Avenue, looking east
(photo from January 2025).
2
View of the south (rear) and east (side) elevations from rear alley, looking west (photo from January
2025)
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.
3
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.
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.
4
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 install cement siding with a (four-inch re-
veal/engineered wood siding with a 4-7/8” reveal/vinyl siding with a ____-inch reveal) as long as
the work meets all zoning requirements and the necessary permits are obtained.
5
IV. NEW BUSINESS
Case 2025-13 – 609 W. Western – Siding
Applicant: Michael Kordecki
District: Clay-Western
Current Function: Commercial
Discussion
The applicant is seeking approval to replace the existing cement board siding on the second floor
west-facing walls with vinyl siding.
View from W. Western Avenue, looking east; west-facing (tan) wall visible at center.
6
View from across Western Avenue with rear portion of west-facing wall visible.
Standards
See Residing and Trim Cladding Guidelines in Case 2025-01 under Old Business, above.
Deliberation
I move that the HDC (approve/deny) the request to replace the existing cement board siding on the
second floor west-facing walls with vinyl siding as long as the work meets all zoning requirements
and the necessary permits are obtained.
7
Case 2025-14 – 1725 Peck – Siding
Applicant: Anita Morales and Ana Zuniga
District: Clinton-Peck
Current Function: Residential
Discussion
The applicant is seeking approval to replace the existing wood siding with vinyl siding.
View from Peck Street, looking southwest.
8
View from Peck Street, looking northwest.
9
View of rear elevation and garage from W. Larch Avenue, looking northeast.
Standards
See Residing and Trim Cladding Guidelines in Case 2025-01 under Old Business, above.
Deliberation
I move that the HDC (approve/deny) the request to replace the existing wood siding with vinyl siding
as long as the work meets all zoning requirements and the necessary permits are obtained.
10
Case 2025-15 – 1148 Terrace – Windows
Applicant: Jason Boone
District: McLaughlin
Current Function: Residential
Discussion
The applicant is seeking approval to replace the existing wood windows with white vinyl windows
with a three-inch flat vinyl casing around each window.
View from Terrace Street, looking east.
11
View of north elevation, looking southeast.
12
View of south elevation, looking northeast.
13
View of north elevation, looking southwest.
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
14
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 accepta-
ble 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 sur-
face of the primary window and could cause damage to the wood and paint if not properly ventilated.
…
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.
Deliberation
I move that the HDC (approve/deny) the request to replace the existing wood windows with white
vinyl windows with a three-inch flat vinyl casing around each window as long as the work meets all
zoning requirements and the necessary permits are obtained.
15
Case 2025-16 – 1194 Terrace – Mini-Split HVAC Units
Applicant: Jackson Cervantes
District: McLaughlin
Current Function: Institutional
Discussion
The applicant is seeking approval to install two wall-mounted mini-split HVAC units and
accompanying conduit on the north (side) elevation and two wall-mounted mini-split HVAC units
and accompanying conduit on the south (side) elevation of the building about four-feet above grade,
remove the existing, in-wall air conditioning units, and fill in the former openings to match the
existing building material.
View from Terrace Street, looking north; two existing air conditioning units are visible on south
(side) elevation.
16
View from Terrace Street, looking east; one existing air conditioning unit (the second is obstructed
by vegetation) and one mini-split HVAC unit are visible on north (side) elevation.
Standards
GENERAL UTILITY/OUTDOOR APPLIANCES (Abbreviated)
General
Many historic resources have survived over the years with minimal alterations to the fabric of the building.
Recent inventions and conveniences have placed a toll on the historic nature of our resources. These con-
veniences should not be prohibited, but regulated in a fashion that allows for the enjoyment of the resource
while keeping the integrity of the district intact.
Guidelines
Other air conditioning units - Units that must be placed in walls are discouraged because they may
degrade the structural integrity of the resource. However, if properly installed, they may be placed
in areas of the resource not facing the street. The Historic District Commission may approve other
installations if screened from street view.
Deliberation
I move that the HDC (approve/deny) the request to install two wall-mounted mini-split HVAC units
and accompanying conduit on the south and north (side) elevations of the building about four-feet
above grade, remove the existing, in-wall air conditioning units, and fill in the former openings to
match the existing building material as long as the work meets all zoning requirements and the nec-
essary permits are obtained.
17
V. OTHER BUSINESS
Local Standards Update – Shutters – In previous meetings, the HDC had discussed updating the local
standards to include a section on appropriate shutter styles and consider incorporating the guide into their
Local Standards. Staff would like to review of drawings provided by HDC member D. Gregersen and
discuss any other content the HDC would like to include in the local standards.
Roof Coping Staff Approval – The HDC discussed the possibility of allowing staff to approve
replacement of clay coping with a modern material that served the same function. Staff will
provide a draft version of the HDC Staff Approval Form for additional comment and potential
adoption.
2025 Staff Approval Update #2 – Since the last update in March 2025, staff has approved 12
projects. Those in bold were discussed with the HDC chairperson prior to approval:
- 484 W. Webster – Reroof barn with like material
- 154 Washington – Reroof house
- 621 W. Western – Replace clay coping with aluminum
- 1184 7th – Reroof flat roof
- 1141 5th – Reroof front porch
- 1182 Terrace – Reroof house
- 1167 Peck – Reroof house
- 586 W. Western – Replace ground-mounted air handling unit in same location
- 1133 6th – Reroof house
- 1133 6th – Rebuilt section of brick foundation wall with concrete block
- 1450 Clinton – Reroof house
- 1314 Peck – Wood privacy fence
VI. ADJOURN
2025 Preservation Goals:
Increase awareness of Muskegon’s local historic districts within the community through direct
mailings to property owners within the districts and city-wide newsletters containing info on historic
districts and HDC procedures. Present to Neighborhood Associations on the same.
Apply to the SHPO Community Partnership Program to complete a survey of historic resources for
one (or more) of Muskegon’s existing historic districts.
Remain a resource for others to understand the history of our city and maintain relationships with
other local organizations that share similar purposes.
18
Sign up for City of Muskegon Emails