Historic District Agenda 11-04-2025

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      CITY OF MUSKEGON
    HISTORIC DISTRICT COMMISSION
               MEETING
           November 4, 2025 @ 4:00 PM
         MUSKEGON CITY HALL, ROOM 204
    933 TERRACE STREET, MUSKEGON, MI 49440
☐   CALL TO ORDER:

☐   ROLL CALL:

☐   APPROVAL OF MINUTES:
    A. Approval of Meeting minutes of the October 7, 2025 regular meeting.
       Planning
☐   OLD BUSINESS:

    A. Case 2025-26: 1378 5th Planning
☐   NEW BUSINESS:
    A. Case 2025-29: 1011 2nd Planning
    B. Case 2025-30: 390 W. Muskegon Planning
    C. Case 2025-31: 1187 Ransom Planning
    D. Case 2025-32: 1725 Peck Planning
☐   ANY OTHER BUSINESS:
    A. HDC Staff Approval Form Update - Temporary Ramps Planning
☐   PUBLIC COMMENT:

☐   ADJOURNMENT:



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



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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. 933 Terrace St. Muskegon, MI 49440. (231)724-6705.
clerk@shorelinecity.com




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                    Agenda Item Review Form
                Muskegon Historic District Commission
Approval of Meeting minutes of the October 7,   Description of Work:
2025 regular meeting.

Applicant:                                      District:

Current Use:                                    Date of Construction:

Discussion:




Standards:


Deliberation:

I move that the HDC (approve/deny) the minutes of the October 7, 2025 regular meeting.




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                    Agenda Item Review Form
                Muskegon Historic District Commission
Case 2025-26: 1378 5th                               Description of Work: Residing, Trim, Windows, and
                                                     Porch Skirt

Applicant: White Lake Construction LLC (Jeff         District: Campus
Postema)

Current Use: Residential                             Date of Construction: 1/1/1912

Discussion:

This case was last reviewed at the October 7, 2025 regular meeting after much of the work had
already been started. At that time, the HDC approved installation of vinyl siding on the main portion
of the house, replacement of existing wood windows with vinyl windows within the same rough
openings excluding the leaded glass window which was to be put into a new frame and reinstalled
in its original location, replacement of exterior doors with six-lite craftsman doors, and installation of
vented aluminum soffit and fascia. The HDC tabled review of the final design of the front porch which
will be reviewed at this time.




Standards:
See attached Residing and Trim Cladding Guidelines, Porch and Deck Standards and Guidelines,
and Window, Door, and Exterior Woodwork Standards and Guidelines in Case 2025-29, under New
Business.

Deliberation:

I move that the HDC (approve/deny) the request to complete the work on the front porch as
presented at the November 4, 2025 HDC regular meeting as long as the work meets all zoning
requirements and the necessary permits are obtained.




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View of west (front) and south elevations from 5th Street (photo from July, 2024)




Current view of house from 5th Street


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View of south (side) and west elevations from 5th Street (photo from July, 2024)




Current view of house from 5th Street




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View of west elevation from 5th Street (photo from July, 2024)




Current view of house from 5th Street

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View of north (side) elevation from 5th Street (photo from July, 2024)




View of house from 5th Street (photo from September, 2025)




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View showing original porch columns and windows, soffit, and trim (photo from June, 2024)

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                                       CITY OF MUSKEGON

                              HISTORIC DISTRICT COMMISSION

                       RESIDING AND TRIM CLADDING GUIDELINES


                          (Adopted December 6, 1994 - Effective January 1, 1995)

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.


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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. 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 (see attached illustration).

   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.

   e. In most cases the soffit cladding material shall run parallel and not perpendicular to the
   plane of the wall.




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                                      CITY OF MUSKEGON

                             HISTORIC DISTRICT COMMISSION

                    PORCH AND DECK STANDARDS AND GUIDELINES


                         (Adopted December 6, 1994 - Effective January 1, 1995)

Covered Porches
Newly constructed covered porches shall be decked with tongue and groove decking and painted
to complement or contrast the house (unless the construction involves the rebuilding of a missing
original porch where documentable evidence shows a different method of decking). Ventilation
under the porch deck is necessary to prevent excessive moisture from causing deterioration to
the porch members. Therefore, the porch skirt shall be detailed in a similar manner to that shown
on the attached decking detail illustration. In some cases, composite decking materials may be
permitted for use on covered porches.

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 original 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.

New guardrails in the historic districts shall conform to the minimum guardrail height in the most
recent edition of the building code.
  PORCH OR DECK FLOOR HEIGHT
  FROM FINISHED GROUND GRADE                                MINIMUM GUARDRAIL HEIGHT
             0” - 30”                                                  0”
              > 30”                                                   36”
New guardrails on commercial buldings 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.

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Porch Enclosure
Existing screen or open porches shall not be enclosed with framing or windows without approval
by the Commission. Generally, when an open or screened porch is enclosed, the enclosure materials
or windows should preserve the appearance of a porch in order to maintain the original design and
to avoid the visual effect of a boxed-in appendage. This can often be accomplished with full length
windows and exterior screens which would extend from within a few inches off the floor or base
of the existing porch opening thus maintaining the effect of a screened in porch or solarium. On
most full length porches, building up a half-wall at the base and enclosing it with short windows
would not be in keeping with the original design of the house and would detract from the overall
appearance. Each request for a porch enclosure will be carefully analyzed by the Commission,
taking into consideration the practical and intended usage of the area and the overall visual effect
upon the house.

Paint
All exposed deck or porch wood shall be painted to complement or contrast the existing structure.
Pressure treated wood shall be painted no later than one year after installation.




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                    Agenda Item Review Form
                Muskegon Historic District Commission
Case 2025-29: 1011 2nd                           Description of Work: Doors

Applicant: Tim Lundholm (Central United          District: Downtown Structures
Methodist Church)

Current Use: Institutional                       Date of Construction: 1/1/1929

Discussion:

The applicant is seeking approval to replace the original wood entry doors on the south elevation
facing W. Muskegon Avenue with woodgrain-look steel surfaced doors. Additional specifications are
included in the attached document.




Standards:
See attached Window, Door, and Exterior Woodwork Standards and Guidelines.

Deliberation:

I move that the HDC (approve/deny) the request to replace the original wood entry doors on the
south elevation facing W. Muskegon Avenue with woodgrain-look steel surfaced doors as long as the
work meets all zoning requirements and the necessary permits are obtained.




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View of south elevation from W. Muskegon Avenue with entry doors at center, slightly obscured by plantings




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Entry doors on south elevation proposed to be replaced

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Entry doors on south elevation proposed to be replaced




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                                       CITY OF MUSKEGON

                              HISTORIC DISTRICT COMMISSION

                      WINDOW, DOOR, AND EXTERIOR WOODWORK

                                STANDARDS AND GUIDELINES


                          (Adopted December 6, 1994 - Effective January 1, 1995)

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.


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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.

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.




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                    Agenda Item Review Form
                Muskegon Historic District Commission
Case 2025-30: 390 W. Muskegon                     Description of Work: Windows and Gutters

Applicant: Lusk Properties                        District: Houston

Current Use: Residential                          Date of Construction: 1/1/1890

Discussion:

The applicant is seeking approval to replace the windows in the house (excluding the garage
windows) with single-hung vinyl windows of the same size and appearance including a vertical
mullion within each pane, remove two windows on the east (side) elevation and two windows on the
north (rear) elevation and side over the existing openings to match the rest of the house, install a
smaller, 30"x36" vinyl replacement window within an existing window opening on the north elevation
and side over the remaining lower portion of the rough opening to match the rest of the house, and
install gutters on the eaves on portions of the east and north elevations.




Standards:
See attached Window, Door, and Exterior Woodwork Standards and Guidelines in Case 2025-29,
above.

Deliberation:

I move that the HDC (approve/deny) the request to replace the windows in the house (excluding the
garage windows) with single-hung vinyl windows of the same size and appearance including a
vertical mullion within each pane, remove two windows on the east (side) elevation and two
windows on the north (rear) elevation as identified in the November 4, 2025 HDC Staff Report and
side over the existing openings to match the rest of the house, install a smaller, 30"x36" vinyl
replacement window within an existing window opening on the north elevation as identified in the
November 4, 2025 HDC Staff Report and side over the remaining lower portion of the rough opening
to match the rest of the house, and install gutters on the eaves on portions of the east and north
elevation as long as the work meets all zoning requirements and the necessary permits are obtained.




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View of east (side) elevation from W. Muskegon Avenue with the small window on the first floor proposed to be removed




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View of west (side) and south (front) elevations from the corner of W. Muskegon Avenue and 5th Street


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View of east (side) elevation


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View of north (rear) elevation from alley with window second from right to be removed and window third from right to be reduced in size to 30”x36”




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Small, second story window on north (rear) elevation to be removed




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                    Agenda Item Review Form
                Muskegon Historic District Commission
Case 2025-31: 1187 Ransom                           Description of Work: Porch Floor

Applicant: Mike Moran                               District: McLaughlin

Current Use: Residential                            Date of Construction: 1/1/1900

Discussion:

The applicant is seeking approval to replace the rotted tongue and groove/plywood porch floor
which ran perpendicular to the front wall of the house with 1-1/4" white oak decking boards which
will run parallel with the front wall of the house.




Standards:
See Porch and Deck Standards and Guidelines in Case 2025-26 under Old Business.

Deliberation:

I move that the HDC (approve/deny) the request to replace the tongue and groove/plywood porch
floor with 1-1/4" white oak decking boards running parallel with the front wall of the house as long as
the work meets all zoning requirements and the necessary permits are obtained.




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View of house from Ransom Street with former porch floor visible (photo from May 2024)

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View of front porch during construction


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Front porch during construction with proposed deck boards

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                    Agenda Item Review Form
                Muskegon Historic District Commission
Case 2025-32: 1725 Peck                              Description of Work: Siding and Windows

Applicant: Anita Morales and Ana Zuniga              District: Clinton-Peck

Current Use: Residential                             Date of Construction: 1/1/1940

Discussion:

The applicant is seeking approval to replace the existing wood siding with new wood siding and
replace three windows on the side of the house.




Standards:
See Residing and Trim Cladding Guidelines, Porch and Deck Standards and Guidelines, and Window,
Door, and Exterior Woodwork Standards and Guidelines in Case 2025-26 under Old Business.

Deliberation:

I move that the HDC (approve/deny) the request to replace the existing wood siding with new wood
siding and replace three windows on the side of the house as presented at the November 4, 2025
HDC meeting with replacement windows of the same size, design, proportions, and profile including
grill patterns that match the existing windows’ grill patterns and with the condition that grills must be
permanently affixed to both the interior and the exterior of the windows as long as the work meets all
zoning requirements and the necessary permits are obtained.




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View of east (front) and north (side) elevations from Peck Street, looking southwest (photo from May 2025)

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View of east (front) and south (side) elevations from Peck Street, looking northwest (photo from May 2025)

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View of west (rear) elevation from Larch Avenue, looking northeast (photo from May 2025)

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Detail photos of the existing siding




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Detail photos of the existing siding




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                    Agenda Item Review Form
                Muskegon Historic District Commission
HDC Staff Approval Form Update - Temporary        Description of Work:
Ramps

Applicant:                                        District:

Current Use:                                      Date of Construction:

Discussion:

At the last regular meeting, the HDC discussed the lack of a policy for installation of temporary
accessible ramps. These are typically aluminum, not attached to the house, and can be in use for a
range of timeframes. The HDC requested that a policy for review of such features be established,
and staff will present a draft version of the HDC Staff Approval Form for additional comment and
potential adoption.




Standards:


Deliberation:

I move that the HDC (approve/deny) the update to the Historic District Commission Staff Approval
Form to include the wording about temporary accessible ramps presented at the November 4, 2025
HDC meeting.




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                              Historic District Commission Policy
                                        Staff Approval
The City of Muskegon’s Historic District Commission, in order to expedite repair and
maintenance to historic structures authorizes staff to approve work within historic districts. It is
understood that staff may authorize replacement/installation of materials only if there is no
change to design, materials, or general appearance of the structure. The applicant must use like
material in size and shape. The following are examples of but not limited to items staff may
approve:
   1. Chimney repair. Staff may approve replacement of missing bricks, repointing with same
      color mortar and reconstruction with brick matching in color, size, and shape.
   2. Replacement of Clapboards, siding, moldings, fascia boards, gutters, railing units,
      shutters, awnings, canopies, shingles and other exterior surfaces when there is no change
      in design, materials, or general appearance.
   3. Replacement of porch floors and ceilings with like size tongue and groove wood
      planking. Secondary porch and deck designs that either replicate the existing design or
      match the HDC Local Standards’ Porch and Deck Standards and Guidelines’ Decking,
      Sample Ballustrade Construction, and Railing Detail drawings.
   4. Replacement of fencing. Staff may approve replacement of existing fencing where there
      is no change in design, materials, or general appearance.
   5. Installation of new fencing. Staff may approve new fencing that conforms to the HDC’s
      Fence Standards and Guidelines’ layout requirements and approved fence types. Unique
      or uncommon fence styles, or fences that do not conform to the Fence Standards are
      required to be reviewed by the HDC.
   6. Construction/reconstruction of driveways and sidewalks. Staff may approve the
      construction of driveways and walkways provided no material is historic in nature (i.e.
      historic pavers and bricks). Staff may also approve repair of driveways and walkways
      when like material and configuration is used. New construction may also be approved if a
      traditional layout is used. All projects must have Zoning and Engineering approval if
      necessary.
   7. Repair/replacement of foundations. Staff may approve replacement of entire foundation
      or part when like material is used. Also, staff may approve cleaning and repointing of the
      foundation.
   8. Lighting. Staff may approve replacement of exterior lighting where there is no change in
      design, materials, or general appearance, provided the fixtures are not historic. Staff may
      also approve landscape style lighting, lighting that illuminates the building from the
      ground (generally lighting that is not attached to the resource and can be easily removed).
   9. Air conditioners. Staff may approve installation of window air conditioners when they
      are not facing the main street and if there is no change in window structure. Staff also
      may approve placement of ground air conditioner units when placed inconspicuously
      (tubing and connections must not be readily visible). It is understood that appropriate
      screening will still need to be approved by the HDC.
   10. Repair/replacement of steps. Staff may approve repair or replacement of steps where
       there is no change in design, materials, or general appearance.
   11. Replacement of storm windows. Staff may approve the replacement of existing aluminum
       storm windows with a similar product. Staff may approve the replacement of existing


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       wood storm windows when similar wooden storm windows will be used. A change from
       wooden to metal storm windows is required to be reviewed by the HDC.
   12. Replacement of windows. Staff may approve the replacement of windows when they are
       of like material, in size, shape and appearance.
   13. Roof replacement:
       A. The work involves the replacement of asphalt, shingles, which are similar or better
          than what was previously on the home – including architectural shingles – or rolled
          roofing material on flat roofs which is similar or better than what was previously on
          the home.
       B. There are no changes to the rooflines or overhangs. There shall be no removal of any
          thing from the roof or roof lines, such as vent windows, eyebrow windows or dormers
          and returns.
       C. Any architectural details like decorative trim or board, frieze boards, crown molding
          or fascia are not masked or disturbed.
       D. Any copper flashing or gutter work is retained or replaced with comparable materials
          (e.g., anodized aluminum, which looks like copper but is less expensive).
       E. In the case where slate, tile or cedar shakes are proposed to be replaced with a
          different material, the Historic District Commission must review the project.
       F. Sheeting may be replaced if there are no changes to the roof lines, overhangs or details
          of the structure.
   14. Sheds that meet the requirements outlined in the HDC Local Standards’ Design
       Guidelines for New Construction.
   15. Replacement of strictly utilitarian clay roof coping with modern materials that serve the
       same function. This shall not include decorative or architecturally-defining features.
   16. Temporary handicap accessible ramps not permanently attached to the main structure and
       positioned so as not obscure architecturally significant building details, with the
       understanding that the ramp will be removed if it is no longer necessary on the property.
Project Description:



I, _____________________________ have read the Historic District Commission Policy on
staff approval. I understand and agree to comply with the terms of the policy.

Signed: ______________________________                      Date: __________________

Address: _______________________________            District: ______________________

Staff Signature: ________________________                   Date: __________________




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