View the PDF version Google Docs PDF Viewer
CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, August 5, 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, June 5, 2025, and July 1, 2025 regular meetings
III. Old Business
Case 2025-18 – 430 W. Clay – Windows
IV. New Business
2025-19 – 11 Delaware – Windows and Doors
2025-20 – 1133 6th – Deck
2025-21 – 372 W. Muskegon – Door
V. Other Business
609 W. Western – Temporary Siding Material
Roof Coping Staff Approval
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.shoreline-
city.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@shorelinecity.com
1
II. APPROVAL OF MINUTES
Approval of Minutes of the regular meetings of May 6, 2025, June 5, 2025, and July 1, 2025.
III. OLD BUSINESS
Case 2025-18 – 430 W. Clay – Windows
Applicant: Lakeshore Museum Center
District: Clay-Western
Current Function: Institutional
Discussion
This case was tabled at the July 17, 2025 special meeting. 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.
2
Lower-level windows of varying sizes along 4th Street.
3
Detail views of existing lower-level windows.
4
W. Clay Avenue elevation.
4th Street elevation.
Elevation facing internal to the block.
5
Applied grid cross-section drawing. Example application of windows.
Standards
See Window, Door, and Exterior Woodwork Standards and Guidelines in Case 2025-19, below.
Deliberation
I move that the HDC (approve/deny) the request 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 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.
6
IV. NEW BUSINESS
Case 2025-19 – 11 Delaware – Windows and Doors
Applicant: John Grace Construction LLC
District: McLaughlin
Current Function: Residential
Discussion
A fire occurred at this property in November 2024 and the first and second floor interiors have been gutted
to the studs. The applicant is seeking approval to replace the existing exterior doors and remove and replace
the existing wood and aluminum windows with windows of the same size and appearance, other than four
windows on the first floor of the west elevation which are proposed to be awning windows half the height
of the existing windows.
View of west (side) and north (front) elevation from Delaware Avenue, looking east.
7
View of north (front) elevation from Delaware Avenue, looking southeast.
View of north (front) and east (side) elevations from Delaware Avenue, looking south.
8
View of south (rear) elevation, looking northwest.
9
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.
13
Primary Doors
Every effort should be made to preserve or repair the original doors where damage has occurred. When
repair is not possible, a new wood door may be used. Such new door shall match the original in detail and
finish.
The Commission may approve new wood doors that may slightly differ from the original in cases where
replicating the original may not be feasible, as long as such doors generally conform to the ones illustrated
on the attached sheet. Under certain circumstances, the Commission may approve doors made of material
other than wood provided they conform to the same design requirements.
Storm Doors
Wooden storm and screen doors are preferred and will generally be the required option especially on the
front of the structure. Aluminum or metal storm and screen doors may be used so long as they are not mill
finished or anodized aluminum. Baked enamel or other applicable paints or finishes will be acceptable. In
general, storm and screen doors shall conform to those illustrated on the attached sheet. The door stiles and
rails should be a minimum of 4” wide and one lite doors, where practical, are preferred in order not to detract
from the existing primary door. Jalousie doors are not acceptable for use as storm doors in the historic
districts. Ornamental iron work safety doors are also generally inappropriate in the historic districts.
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 exterior doors with doors
of the style presented at the August 5, 2025 HDC meeting and remove and replace the existing
windows with windows of the same size and appearance with the exception of four windows on
the first floor of the west elevation which will be awning windows reduced to half the height of the
existing windows as long as the work meets all zoning requirements and the necessary permits are
obtained.
14
Case 2025-20 – 1133 6th – Deck
Applicant: Kirk Hunter
District: Clay-Western
Current Function: Residential
Discussion
The applicant is seeking approval to construct a multi-level wooden deck in the rear and side yard
of the property attached to the house. The work has already been started.
View from 6th Street, looking south, new deck is visible along north (side) elevation.
15
View of deck from second floor of house with alley visible at left.
Site plan of proposed deck, alley is at bottom of image and 6th Street is to the right.
16
View of proposed cable railing detail from alley (now obscured, see below photo).
View of deck from alley, vertical skirting is proposed at the base; the opening on the right side is
the gate in the photo at right.
17
Portion of deck visible from street on north (side) elevation of house.
Sketch of proposed deck and railing on north (side) elevation.
18
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 Commission.
Deteriorated rails shall be repaired as a first course of action. When replacement is necessary, the origi-
nal 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 appropriate
method to accomplish this requirement. In cases where handrails or guardrails are new (including those
for new decks), the design shall generally conform to the railing and balustrade detail illustrated on the
attached sketches.
In all cases, if an original guardrail was higher than the minimum height as listed above, then the origi-
nal height applies. In general, in order to meet building code requirements, the minimum guardrail
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 commercial
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.
…
Paint
All exposed deck or porch wood shall be painted to complement or contrast the existing structure. Pres-
sure treated wood shall be painted no later than one year after installation.
19
20
Deliberation
I move that the HDC (approve/deny) the request construct a multi-level wooden deck in the rear
and side yard of the property attached to the house as presented in the August 5, 2025 HDC staff
report as long as the work meets all zoning requirements and the necessary permits are obtained.
21
Case 2025-21 – 372 W. Muskegon – Door
Applicant: Morgan and Jonathan Witmer
District: Houston
Current Function: Residential
Discussion
The applicant is seeking approval to replace a door on the east (side) elevation with a new fiberglass
craftsman style door with either a panel or a glass light in the upper ¼.
View from W. Muskegon Avenue, looking west; door proposed to be replaced visible under box
bay window on east (side) elevation.
22
Proposed replacement door style with upper panel to be either glass or solid.
Standards
See Window, Door, and Exterior Woodwork Standards and Guidelines in Case 2025-19, above.
Deliberation
I move that the HDC (approve/deny) the request to replace a door on the east (side) elevation with
a new fiberglass craftsman style door as illustrated in the August 5, 2025 HDC staff report
(with/without) a ¼ light as long as the work meets all zoning requirements and the necessary per-
mits are obtained.
23
V. OTHER BUSINESS
609 W. Western – Temporary Siding Material – Staff was contacted by the owner of 609 W.
Western Avenue (No Name Saloon) regarding the need for a temporary solution to prevent
ongoing water damage at the property. The siding material approved at the June 3, 2025 HDC
meeting has been ordered, but delayed delivery of the product has necessitated installation of a
temporary alternative siding material. A written agreement is on file with the Building
Inspections Department to change the siding to the approved material once it is delivered.
Roof Coping Staff Approval – The HDC has discussed allowing staff to approve replacement of
clay coping with a modern material that serves the same function. Staff will provide a draft
version of the HDC Staff Approval Form for additional comment and potential adoption.
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.
24
Sign up for City of Muskegon Emails