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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
SPECIAL MEETING
DATE OF MEETING: Tuesday, July 17, 2025
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Conference Room 204, City Hall
AGENDA
I. Call to Order
II. Old Business
Case 2025-08 – 1095 3rd – Remodel and Building Addition
III. New Business
Case 2025-17 – 1541 Peck – Siding
Case 2025-18 – 430 W. Clay – Windows
IV. Other Business
V. Adjourn
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II. OLD BUSINESS
Case 2025-08 – 1095 3rd – Remodel and Building Addition
Applicant: Muskegon Midtown Center
District: Houston
Current Function: Vacant
Discussion
This case was last reviewed at the April 1, 2025 meeting at which time the applicant was requesting
to remodel the exterior of the existing building and construct a new two-story building addition along
Houston Avenue. A partial approval was issued by the HDC with the following motion:
Remodel the exterior of the existing building retaining the original brick, and construct a new two-
story building addition along Houston Avenue as depicted in the drawings included in the April 1,
2025 HDC staff report with exterior cladding and windows being brought to a future meeting for
approval.
The applicant is now seeking approval for the exterior cladding materials and windows. Additional
information will be presented by the applicant at the meeting.
View from 3rd Street, looking west.
Standards
See Design Guidelines for New Construction.
Deliberation
I move that the HDC (approve/deny) the request to remodel the exterior of the existing building and
construct a new two-story building addition along Houston Avenue as depicted in the drawings
included in the April 1, 2025 HDC staff report and using the exterior cladding materials and window
types presented at the July 17, 2025 HDC special meeting as long as the work meets all zoning
requirements and the necessary permits are obtained.
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III. NEW BUSINESS
Case 2025-17 – 1541 Peck – Siding
Applicant: Aletha and Starrey Allen
District: Clinton-Peck
Current Function: Residential
Discussion
The applicant is seeking approval to install vinyl siding with a four-inch reveal over the sections of
the house that are currently sided (with either wide-board lap siding or board and batten siding) and
install wider window trim.
View from W. Southern Avenue, looking north.
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View from Peck Street, looking west along W. Southern Avenue.
Detail view of siding on south and west elevations.
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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
dimension siding would be more appropriate to the architectural character of the Historic
District.
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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 install vinyl siding with a four-inch reveal over
the sections of the house that are currently sided and install wider window trim as long as the work
meets all zoning requirements and the necessary permits are obtained.
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Case 2025-18 – 430 W. Clay – Windows
Applicant: Lakeshore Museum Center
District: Clay-Western
Current Function: Institutional
Discussion
The applicant is seeking approval to replace all lower-level, steel-cased, tilt-in windows with fixed
aluminum windows of the same size with applied horizontal mullions to match the windows’ current
configurations. Two of the replacement windows will have the option to tilt-in for ventilation.
View from the intersection of W. Clay Avenue and 4th Street, looking west.
Lower-level windows of varying sizes along 4th Street.
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Detail views of existing lower-level windows.
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W. Clay Avenue elevation.
4th Street elevation.
Elevation facing internal to the block.
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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 accepta-
ble as long as they do not detract from the appearance of the primary windows. Care should be taken,
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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 all lower-level, steel-cased, tilt-in win-
dows with fixed aluminum windows of the same size with applied horizontal mullions to match the
windows’ current configurations with two of the replacement windows retaining the tilt-in option
for ventilation as long as the work meets all zoning requirements and the necessary permits are
obtained.
IV. OTHER BUSINESS
None
V. 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.
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