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Historic Districts
Master Land Use Plan
INTRODUCTION defense needs of our nation during World
War II and the subsequent cold war. This
Muskegon had a long pre-European history legacy lives on in the highly skilled metal
as the home of Native Americans. The and foundry workers that still reside here,
original indigenous population was though the economy has and continues to
attracted to the area by the abundant diversify.
ecosystems which provided a wealth of
food sources associated with the extensive The result of this history is excellent
freshwater marshes; the two large Lakes, examples of late 1800 and early to mid-
Muskegon and Michigan; and the 1900 architecture, much of which is unique
tremendous forests. to Midwestern towns in the United States.
The City of Muskegon has a strong
commitment to safeguarding, stabilizing
and maintaining many of these historic
structures. To this end, the City
Commission adopted a Historic District
Ordinance in 1973, and designated eight
Historic Districts within which important
distinguished structures will be preserved,
maintained and protected. The ordinance
created a specific approach to ensure the
appropriate preservation of Muskegon's
Historic Districts. The Historic District
Commission publicly discusses and
oversees these preservation efforts, and is
European-derived peoples started moving supported in this effort by the City
strongly into the region in the late 1800's, Inspections Department and the City
although sparse settlements existed for Planning Department.
about 200 years prior to that time.
Beginning about the turn of the century, These historic districts fall into two
Muskegon's economic growth was based classifications. Class A covers districts
on the lumber industry which derived its exhibiting structures that are worthy of
wealth from the surrounding forests, and preservation, but are neither rare nor of
used the waterways as transportation pristine character. Class AA covers districts
routes. This industry boomed into the exhibiting the most pristine and meaningful
1920's. buildings, sites and environments.
Starting soon after the decline of the local PRESERVATION ISSUES
lumber industry, Muskegon, like many
urban areas in the northern mid-west Preservation and Costs. A major concern
became a heavy industrial town. The in historic preservation is the cost and
primary basis of this industrial growth was burden of building maintenance. In order
the automotive industry and associated to preserve the unique and notable aspects
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District Classification
1. Clay-Western Class AA
2. National Register Class AA
3. Houston Class AA and A
4. Campus Class A
5. McLaughlin Class A
6. Jefferson Class AA
7. Clinton-Peck Class A
8. Selected Downtown Structures Class A
Class AA - Pristine and Meaningful Buildings and Environments
Class A - Worthy of Preservation
Table 6.1 Muskegon Historic Districts
As Adopted in the Historic District Ordinance of 1973
of historically important architecture, productive uses for these structures can
specific types of reconstruction and ensure preservation and help mitigate the
maintenance need to be limited or burden of maintenance costs.
controlled. Maintenance and preservation
places a financial burden on the owners or Occupancy. Other than Historic District 1
responsible parties. Not only is the upkeep (Clay-Western), there appears to be a high
of old structures a continuous venture, but rate of occupancy throughout the
controls on reconstruction and Muskegon Historic districts. Very few
modifications limit the options available to buildings are empty, although some are
the property owners. Modern code underutilized. The number of buildings
requirements and building laws can also listed for sale are consistent with any
have significant impacts on the use and cost thriving neighborhood. As further
of historic structures. Balancing this renovation and restoration work are
concern is the asset that historically undertaken in the districts, the
important and interesting buildings provide neighborhoods between them will continue
their owners and the community. Living, to benefit and prosper as well.
working, visiting, shopping, eating in, or
just looking at these structures and Trees. The architectural and historical
environments can be fun and provide significance of many of the buildings,
workplaces and business opportunities in including residential structures, is strongly
and of themselves. Cost and preservation emphasized in the numerous mature trees
issues are not unique to Muskegon. that survive to frame them. The
maintenance of trees should be continued
Adaptive Reuse. Many historical structures and specifically protected through district
are no longer viable for use in the original legislation. The historic facades are
intended manner. Old, Downtown homes reflected and emphasized in the natural
may now be in commercial areas, or dignity of the mature trees. New trees of
commercial buildings may not be able to similar species should be planted to infill
turn a profit in the original business for where trees have been removed and
which they were designed. Finding incentives should be provided to encourage
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this type of tree replacement. used to their full potential. Others detract
from the quality of the district because
HISTORIC DISTRICTS abundant and grand windows have been
boarded over. As discussed in the City's
n overview of the City's eight Historic Downtown Plan, with minor, sensitive
Districts and land use recommendations architectural renovations, historic structures
follow; general recommendations are within this district can make significant
provided at the end of this section. contributions to the Avenue's former glory.
Mixed uses, including various commercial,
Clay-Western Historic District #1 - Class retail, professional offices and services, and
AA Historic Structures residential (especially upper floors) remain
viable options for these buildings.
The historic structures
along Western Avenue Gaps in the current
are generally in good to streetscape should be
excellent shape with a sensitively infilled with
few exceptions. The buildings similar in
style of the architecture size, scale, materials
is unique to smaller and character to
Midwestern Downtowns existing historic
represented by one and structures, and existing
two story commercial street parking should
and multi-story be maintained.
industrial buildings exhibiting quality brick Facades should be
and terra-cotta work, and storefront opened up by the removal of improvements
windows. Typically as a City increases in made in the 1970s that cover large
size, these older, non-monumental windows and storefronts. Sensitive and
buildings have been destroyed and human scale lighting, benches, and
replaced by featureless contemporary plantings should be added, and awnings
structures. Muskegon is unique and can be provided to add texture, color, and
fortunate in that buildings along Western charm to the district. When possible, upper
Avenue remain with only minor changes to story views to the Lake should remain
their original facades. Clay is similar to open.
Western in many respects, though more
transitional to residential. Clay has some National Register Historic District #2 -
beautiful examples of old residential Class AA Historic Structures
houses. This district includes many landmark
Many buildings along Western Avenue are commercial or monument public buildings
kept in excellent condition, and are clean as well as some of the best preserved and
and in continuous use. A few of the most architecturally significant residential
buildings detract from the quality of the buildings in the City. Important historic
district only because they are not being buildings and environments in this District
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that remain community landmarks include should be strongly geared to the residential
the Hackley Public Library, the Hackley neighborhood and help to soften the
Museum, the Hackley and Hume transition between commercial and
Homes/Museum, Hackley Park, and the residential uses. For example, some of the
stately Board of Education building. homes along Webster and Clay have been
converted to Bed and Breakfast
The commercial/public buildings are kept establishments. Because of the proximity to
in excellent shape and are typically true to the Downtown GEMS Guest and Maritime
their architectural heritage. The view of functional centers discussed in the City's
many facades is partially obscured by very Downtown Plan, encouragement of this use
mature maple and oak trees during the six should be continued. Small restaurants,
months of the year in which the trees have specialty shops, or service businesses could
leaves. Many of the trees appear to be also be encouraged.
close to the same
age as the buildings The professional
and some line the restoration of the
sidewalks in Hackley and Hume
regimented Homes/Museum in this
patterns. Because district has helped
of their maturity, bolster homeowners to
location, and undertake restoration
character these trees projects on numerous
become part of the homes in this
architectural neighborhood. Many
experience. Some of the homes are
of the smaller, less architecturally
mature trees could significant enough to
be removed to potentially foster
allow more space for the larger trees; historic walking tours for visitors. With its
although, this should be limited to trees proximity to Historic Districts 1, 3, and 8,
with diameters less than 16 inches. this could be an important area of focus as
a tourist attraction.
These buildings were meant to be
experienced and enjoyed on foot. It is not Houston Historic District #3 - Class AA
recommended that trees be removed to Prime historic structures and Class A
afford a better view from passing vehicles. Historic Structures
The grandiose and majestic facades are
reflected and emphasized in the natural This is a much more diverse District,
dignity of the mature trees. providing retail uses along Third (though
most are currently outside the District) and
There are few empty lots between the parts of Houston, some commercial
commercial buildings and the residential development along Muskegon Avenue, and
homes in this area. Any infill in this area an architectural variety of residences
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surrounding the long established, heavily the design remains consistent with others
attended St. Joseph's Catholic Church. along these streets. These could be
Because of this diversity, this district has the residential or be allowed to make the
most potential for remolding and re- transition between the commercial areas of
energizing of all the historic districts. Downtown and the residential
neighborhood. Infill in the denser
Most of the residences are in good to residential neighborhoods should remain
excellent condition, with much residential with an emphasis on sensitive
renovation/restoration progress taking architectural design and character. The
place. This should be continued and infill could also include small
encouraged, possibly through incentive neighborhood or community parks.
programs for one and two family owner-
occupied homes. Strict upkeep controls St. Joseph's Catholic Church should be
should be placed and upheld on multi- encouraged to remain in the neighborhood,
tenant residential facilities. Although the despite the fact that much of their
homes along Muskegon Avenue are also in congregation commutes from other parts of
good to excellent condition, some of these the City and county. They will continue to
require the most amount of work in this be a potential partner for the City and
district. This work may be due to a higher neighborhood when developing projects
vacancy rate because of their use as rental and programs for re-energizing this district.
homes and/or heavy traffic on Webster and
Muskegon. The City should consider expanding the
Historic District to include the buildings
The redevelopment of the Devonshire currently used for retail along Third Street.
Hotel into the Nelson Place senior housing These businesses would benefit from
complex will present opportunities for incentive programs for the revitalization of
additional revitalization of this their storefronts. Most are in good
neighborhood. This site will serve as a condition but could use cleaning, tidying,
transition between the commercial and or the removal of architecturally
residential developments. Empty or inappropriate renovations. Many of these
underdeveloped sites along Muskegon businesses have become landmarks in this
Avenue should also be used in this area and they should be encouraged to
transitional manner with attention paid to remain by efforts to entice complimentary
the architectural suitability of the infill businesses.
design. Bed and breakfast hotels, small
restaurants, specialty shops, service Campus Historic District #4 - Class A
businesses, or professional offices could be Historic structures
encouraged in existing structures or new
construction. This is primarily a residential neighborhood
adjacent to the Muskegon Senior High
The ongoing relocations of historic homes School, the large First Congregational
between Muskegon Avenue and Webster Church, and similar residences. It is densely
should continue as long as the quality of developed with single family homes,
leaving no room for infill. If reconstruction
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becomes necessary, we highly recommend homes. The district could be actively
that it be residential in nature. marketed in this manner in an effort to
boast its revitalization efforts.
The architectural quality of this district is
solid late-19th to mid-20th century middle Most of the buildings requiring more
income working class homes. They are restorative work are along the major
well kept and typify a top quality urban thoroughfare of Peck Street. These could
neighborhood. Restoration and sensitive be encouraged for use as professional
renovations should be encouraged when offices, small specialty shops, or similar
work is undertaken on any of these homes. occupancies as well as higher-end owner-
This historic district has a strong potential to occupied residences.
expand into the surrounding neighborhood
which is filled with similar housing stock. The adjacent businesses along Hartford
should be encouraged to remain part of the
Further encroachment on the neighborhood area by efforts to entice complimentary
by the school should be severely limited. businesses and professional services. Infill
Any temptation to provide commercial or could also be developed to provide services
retail development complimentary to the specific to the neighborhood, such as a
school should be strongly avoided for the grocery store. The many churches in the
continuity of the neighborhood. district appear to be readily adaptable,
many drawing on their surrounding
McLaughlin Historic District #5 - Class A population for their congregations rather
Historic Structures than relying on commuters. As such, they
should be encouraged to remain active in
This district is diverse in its make-up in a the neighborhood and will be potential
manner similar to District 3. The District partners for the City and neighborhood
consists primarily of residences, some of when developing projects and programs.
which are used as professional offices along
Peck Street, and is adjacent to commercial Jefferson Historic District #6 - Class AA
businesses along Hartford and McLaughlin Prime Historic Structures
School on Catherine Avenue. Numerous
historic and well-kept churches are located This district is filled with well maintained,
throughout the district. top quality homes on very large lots.
Architecturally, there are a few gems, many
The architectural quality of the buildings in typical period styles, and a few
this district is good to excellent. A great undistinguished contemporary homes.
sense of pride is exhibited by the care given Some space exists for infill in the district's
to many homes and yards. Residences are southern portion near Laketon Avenue,
typically one and two-family requiring only though the homes are smaller and less
minor repairs. Because it is near the distinguished.
elementary school, this area could be
attractive to many young families and Quality restoration and renovation should
provide them with a quality stock of larger be continued with strict emphasis on
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architecturally beneficial design. Any service out-of-town patients by providing
future infill should be contextual with the temporary facilities in which the patients or
historic homes, and not pay homage to the their families could stay within walking
existing contemporary structures. Because distance of the offices and hospital prior to
of commercial development along Laketon or following treatment. Several buildings
Avenue, infill development in the district's on various corners of Peck were also built
southern portion should be transitional in to be small stores and businesses, and these
nature, respecting the character and residential support-type businesses fit
significance of existing development. within the structure of this neighborhood.
Many of these homes are architecturally Residences throughout the district not
significant enough to potentially foster fronting on Peck Street are of good quality
historic walking tours, and could be an and mostly well maintained. Their
important area of focus as a tourist continued use as one and two-family
attraction. residences should be encouraged. The
currently empty church facility adjacent to
Clinton-Peck Historic District #7 - Class A the hospital should be used as a church,
Historic Structures day care, educational, or senior center for
the neighborhood or at worst, be
This district is unique in its adjacency to the redeveloped for non-patient oriented offices
Hackley Hospital campus and its bisection associated with the hospital. This site
by Peck Street, one of the City's significant should not be considered for an extension
thoroughfares. Many of the buildings in this of treatment or patient facilities because of
district are single and multi-family its infringement on the neighboring
residential in nature, however most have residences.
been converted to other uses. The
architectural quality of the District is similar Further encroachment on the district by the
to District 6, but with smaller lots and hospital should be severely limited. Any
homes. A few undistinguished temptation to provide commercial or retail
contemporary structures exist, but there are development complimentary to the hospital
also numerous architecturally significant other than offices and guest houses should
early-20th century structures. be strongly avoided for the continuity of the
neighborhood.
Because of the heavy traffic flow and the
adjacency to the hospital, continued Selected Downtown Structures - Historic
emphasis should be placed on the use of District #8 Class A Historic Structures
homes along Peck Street as professional
offices or multi-family dwellings; one and This district is limited to the Central United
two single family homes would also not Methodist Church, the Women's Club and
harm the historic nature. Some of these the beautiful Frauenthal Theater. All are
buildings could also be used as bed and architecturally significant, but the Methodist
breakfast or guest facilities associated with Church and Women's Club have sustained
these offices or the hospital. They could additions and less than sensitive renovation
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work over their long lives. There proximity benches, walkways, signage, and
to other important landmark and plantings can enhance the historic feel
monumental buildings should be of the neighborhoods, and facilitate the
maintained and emphasized. Any further development of the Downtown as a
work on the buildings should be scrutinized destination. Such planning and design
for architectural and design sensitivity, and standards/guides may be integrated with
parking areas should be appropriately similar efforts recommended for the
screened. other portions of the Downtown.
GENERAL RECOMMENDATIONS Further promotion of the City's Historic
Districts should be undertaken. An
The City should perform a more informal review appears to indicate that
comprehensive evaluation of its historic beyond the most visible monumental
areas and buildings and develop a more structures, few people are aware of the
detailed plan. Modifications, including City's historic beauty. Promotional
possible expansions (e.g., Third Street) efforts can help preserve the historically
of the existing Historic Districts should important items, and increase tourism.
be considered and discussed with the
community. Financial incentives for
preservation and maintenance should
be evaluated, including methods for
bringing buildings up to current code
requirements.
As the City continues its efforts to make
better use of its Downtown,
consideration of Historic Buildings and
environments should be incorporated in
the planning and implementation.
Western Avenue presents an excellent
opportunity to address Downtown
development needs and preserve and
make better use of architecturally
important structures. Other areas
provide opportunities for Bed and
Breakfast, specialty retail, and restaurant
uses, all of which can protect and make
good use of historic structures.
Further planning and thought needs to
be done on streetscaping and the
environments around the historic areas.
Appropriate pedestrian scale lighting,
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