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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, June 13, 2019
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Beardsley Th
AGENDA
I. Roll Call
II. Approval of Minutes from the regular meeting of May 16, 2019.
III. Public Hearings
a. Hearing, Case 2019-17: Request for Final Planned Unit Development approval at 3400, 3460,
3474 Wilcox Ave, 1875 Waterworks Rd and 1490 Edgewater St by MiCOAST Properties,
LLC.
b. Hearing, Case 2019-18: Request to vacate the existing cul-de-sac portion of Edgewater St
(north of Lot 80).
c. Hearing, Case 2019-19: Request to vacate the unimproved streets within the Edgewater Plat,
those being (a) Arlington Ave, west of lot 24; (b) Windward Dr, west of Lot 46; (c) Brighton
Ave, west of Lot 66; (d) Manhattan Ave, west of the existing cul-de-sac portion of Edgewater
St; and (e) Edgewater St north of the existing cul-de-sac.
d. Hearing, Case 2019-20: Staff initiated request to amend section 2319 (residential design
criteria) of the zoning ordinance lower the minimum living area for one family, two family
and multi-family housing units.
IV. New Business
V. Old Business
VI. Other
VIL. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE
CITY COMMISSION AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
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, upon twenty-four hour
notice to the City of Muskegon. Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by
writing or calling the following:
Ann Meisch, City Clerk
933 Terrace Street
CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
MINUTES
May 16, 2019
Vice Chairperson B, Mazade called the meeting to order at 4:00 p.m. and roll was taken.
MEMBERS PRESENT: B. Mazade, E. Hood, J. Doyle, J. Montgomery-Keast, F. Peterson,
S. Gawron, M. Hovey-Wright, B. Larson
MEMBERS ABSENT: T, Michalski
STAFF PRESENT: M. Franzak, D. Renkenberger
OTHERS PRESENT: A. Cotton, 2236 9" St; G. White, 883 Allen Ave; L. Spataro, 1567
6" St for the Nelson Neighborhood Improvement Association; E.
Davis, 2057 Harrison St; GL Hardy, 373 Boutique Ct, Las Vegas
NV; M. Poletti, 3244 Thompson Ave; B. Evans, 3171 Lakeshore Dr
APPROVAL OF MINUTES
A motion to approve the Minutes of the regular Planning Commission meeting of April 11, 2019
was made by J. Doyle, supported by B. Larson and unanimously approved.
PUBLIC HEARINGS
Hearing, Case 2019-11: Request for a Special Use Permit for a gas station and car wash at 821 E
Apple Ave. M. Franzak presented the staff report. The property is zoned B-2, Convenience &
Comparison Business District. Gas stations and car washes are both allowed with a Special Use
Permit as long as they meet the following conditions: 1} The curb cuts for ingress and egress to a
service station shall not be permitted at such locations that will tend to create traffic hazards in the
streets immediately adjacent thereto. Entrances shall be no less than twenty-five (25) feet from a
street intersection (measured from the roadway) or from adjacent residential property, and subject
to other ordinances of the City; 2) The minimum lot area shall be ten thousand (10,000) square
feet, and so arranged that ample space is available for motor vehicles which are required to wait;
3) There shal! be provided, on those sides abutting or adjacent to a residential district, a four foot
(4°) completely obscuring wall or fence. The height of the wall or fence shall be measured from
the surface of the ground; 4) All lighting shall be shielded from adjacent residential districts and
from abutting streets; and 5) All restroom doors shall be shielded from adjoining residential
property. The plan meets all of the conditional requirements for the Special Use Permit. The
cement pad in front of the main entrance will be removed, along with the parking on the Apple
Ave side of the building. This will create adequate maneuvering isles for cars and keep them
separated from the gas pumps. The current drive-thru structure in the back will be removed, and
shall be replaced with a pay station with two driving lanes. Depending on how much space the
pay station and driving lanes take up, it may be necessary to restrict the rear drive along Ada Street
to one-way traffic. A 5-foot tall screening fence will be erected on the southern and eastern
property lines. The current ingress/egress curb cuts on Apple Ave will be reconstructed to create
one combined curb cut. The applicant is still working on a landscaping plan. Additional trees
should be planted in the greenbelt buffer on Apple Ave and along the southern edge of the property
Zz
along Ada St. Staffrecommends approval of the Special Use Permit with the following conditions:
1) The plan depicts the removal of the drive-thru station and the addition of the pay stations; and
2) A landscaping plan is provided.
M. Franzak stated that, although a landscaping plan was not included, it was something that staff
could approve at a later date if the Planning Commission agreed. He also stated that, although the
site plan showed only 18 inches of clearance near the pay station instead of the required 2 feet, he
didn’t see it as a problem since cars would be stopped in that area. A. Cotton stated that he owned
the Marathon gas station and car wash at Seaway and Hackley. He believed this would be a good
location for another, as there were no similar businesses in the area. He stated that they planned
to hire about 20 people and fix up the property to make it look nice. He also stated that there would
be space in the building for two more tenants.
G. White lived in the area was opposed to the request due to the additional traffic it would create
at an intersection that was already busy. She asked where the access locations to the gas station
would be. M. Franzak stated that it would be accessible from Getty St or Apple Ave.
A motion to close the public hearmg was made by B. Larson, supported by J. Montgomery-Keast
and unanimously approved.
A motion that the request for a Special Use Permit for a gas station and car wash at 821 E Apple
Avenue be approved with the conditions that 1) The plan depicts the removal of the drive-thru
station and the addition of the pay stations, and 2) A landscaping plan is provided, was made by
M. Hovey-Wright, supported by B. Larson and unanimously approved, with B. Mazade, E. Hood,
J. Doyle, J. Montgomery-Keast, F. Peterson, S. Gawron, M. Hovey-Wright, and B. Larson voting
aye.
Hearing, Case 2019-13: Staff-initiated request to vacate 4" St between Western Ave and Shoreline
Drive. Staff requested to remove this item from consideration as it was no longer necessary per
the city’s legal counsel. Because the convention center would be placed over 4" St with pedestrian
access still available to 4" St through the building, vacating the street was not necessary.
However, because the case was on the agenda and there were people in the audience interested in
speaking on the subject, a public hearing was held.
L. Spataro spoke on behalf of the Nelson Neighborhood Association. He stated that the
neighborhood association supported a convention center but questioned the timing of this case,
since the groundbreaking was already held. They were opposed to impeding access to this section
of 4" Street, as it blocked one of few routes of access to the waterfront from downtown. He stated
that the neighborhood association would like to know what the plan was to replace this waterfront
access.
A motion to close the public hearing was made by B. Larson, supported by J. Doyle and
unanimously approved.
There was no vote taken on the request, as it was removed from the agenda before the meeting.
Hearing, Case 2019-14: Staff-initiated request to amend the Form Based Code (FBC) section of
the zoning ordinance to create new context areas for the Lakeside area. M. Franzak presented the
staff report. The Form Based Code section of the zoning ordinance was created in 2015 for the
downtown area and established six different context areas: Downtown, Mainstreet, Mainsireet
Waterfront, Neighborhood Core, Neighborhood Edge and Urban Residential. These context areas
established the uses and development guidelines for each parcel in the Form Based Code area.
Staff is proposing to utilize the same Form Based Code document and create four new context
3
areas for the Lakeside area: Lakeside Commercial, Lakeside Heavy Commercial, Lakeside Mixed
Residential, and Lakeside Residential. The descriptions of the new context areas are as follows:
e Lakeside Commercial: This context area will replace most of the B-2 and B-4 business
districts in Lakeside, Buildings will be requived to be placed closer to the street (0 to 3 feet
front setback). Buildings currently located on the south side of Lakeshore Dr are already
placed at zero lot line, however, the current B-2 and B-4 zoning requires a 10-foot setback.
This change will keep the small setback on the south side of Lakeshore Dr and start to
create the same development pattern on the north side of the street as new buildings are
constructed, This new context area will also allow buildings to be up to four stories tall,
compared to the two-story limit now. This will allow properties to utilize their full potential
and create lake views. The new code will also eliminate new curb cuts (unless an alley or
street is not present), creating a more walkable environment.
e Lakeside Heavy Commercial ~ This context area is similar to the Lakeside Commercial
context area, but allows for more intense uses, such as auto repair. This context area was
created to allow the current uses in this area, while designing the properties to fit in better
with the area, If these current high-intensity businesses (car repair) eventually leave the
area, the context area could simply be eliminated.
e Lakeside Mixed Residential — This context area will replace the residential zoning on
Lakeshore Drive. It will also replace some of the B-2 zones on the north side of Lakeshore
Drive that are mostly homes. The rezoning from B-2 to Lakeside Mixed Residential will
--help property owners sell and refinance their homes, which has been a problem because of
the commercial zoning, Homes in this district will be allowed to have a 3 story to take in
lake views. More housing options will now be available; such as duplexes, small multi-
plexes, and rowhouses. Homes may also have small retail options will the addition of a
cottage retail building option.
e Lakeside Residential — This context area will replace some of the residential zoning behind
the Lakeside Business District. This area currently has many parcels zoned for high-
density residential that would allow large apartments, even though there aren’t any parcels
large enough to meet the minimum standards. This area consists of detached houses, some
of them which are duplexes and triplexes. This context area would allow single family,
duplexes and small multiplexes (up to 6 units), but no commercial.
Notices were mailed to property owners that have parcels listed for the rezoning. Staff
recommends approval of the zoning amendments with the following changes: 1) 1732 Lakeshore
Drive should be changed to Lakeside Commercial. It is already a commercial building and the
owner would like to develop the property further; and 2) 1595 Lakeshore Drive (Wasserman’s
Floral) should be zoned Lakeside Commercial.
M. Franzak provided a color-coded zoning map of the area which showed the current RM-1-zoned
areas. He stated that the proposed FBC zoning presented a downzoning for some of these areas.
B. Mazade stated that no current businesses would be displaced, and the FBC zoning could make
it easier for property owners to make improvements. B. Mazade asked M. Franzak how the
allowance of higher buildings along Lakeshore Drive might affect the view of the lake. M. Franzak
stated that he did not expect a large impact on the view, as properties behind those on Lakeshore
Drive were up on a hill. J. Montgomery-Keast stated that a four-story building sounded to high
for the district. M. Franzak stated that when he had spoken to Lakeside business owners, they
were in favor of it,
Public comments were heard. E. Davis expressed concerns with the rezoning on Harrison Ave.
She stated that, although multi-family homes were already allowed there, they were not adequately
4
maintained and she did not want to see further non-owner-occupied homes being encouraged. She
was concerned that it would diminish property values and discourage owner-occupied homes.
A motion to close the public hearing was made by B. Larson, supported by E. Hood and
unanimously approved.
J. Montgomery-Keast asked how many vacant lots there were in the proposed multi-family zoning
area. M. Franzak stated that there were not many, but if a house were demolished, a multi-family
unit may be allowed to replace it. F. Peterson asked if existing single-family homes would be able
to become multi-family. M. Franzak stated that he didn’t anticipate current homes being converted
to multi-family, as it would be very difficult to meet the FBC requirements and design criteria; the
FBC was more restrictive as far as which properties would be able to be divided. M. Hovey-
Wright asked what the goal was in rezoning the area. M. Franzak stated that it was to improve the
business district and to more accurately reflect the current state of the neighborhood. In addition,
FBC zoning was great for creating walkable neighborhoods.
A motion to close the public hearing was made by J. Montgomery-Keast, supported by B. Larson
and unanimously approved.
A motion that the request to amend the Form Based Code section of the zoning ordinance to create
new context areas for the Lakeside area be approved with the condition that 1595 and 1732
Lakeshore Dr are changed to Lakeside Commercial, was made by J. Montgomery-Keast, supported
by B. Larson and unanimously approved, with B. Mazade, E. Hood, J. Doyle, J. Montgomery-
Keast, F. Peterson, S. Gawron, M. Hovey-Wright, and B, Larson voting aye.
Hearing, Case 2019-15: Staff-initiated request to rezone several properties in Lakeside to Form
Based Code, M. Franzak presented the staff report. Staff recommends approval of the rezonings
as shown on the proposed zoning map provided, with the changes made to 1595 and 1732
_ Lakeshore Drive, contingent upon the approval of the zoning ordinance amendments by the City
Commission. There was no further public discussion on this item, as all questions had been
addressed in the previous case.
A motion to close the public hearing was made by B. Larson, supported by J. Montgomery-Keast
and unanimously approved.
A motion that the request to rezone the parcels as presented with the changes made to 1595 and
1732 Lakeshore Drive be recommended for approval to the City Commission, contingent upon the
approval of the zoning ordinance amendments by the City Commission, was made by J. Doyle,
supported by E. Hood and unanimously approved, with B. Mazade, E. Hood, J. Doyle, J.
Montgomery-Keast, F. Peterson, S. Gawron, M. Hovey-Wright, and B. Larson voting aye.
Hearing, Case 2019-16: Staff-initiated request to amend section 2310 of the zoning ordinance to
make several changes to the critical dune ordinance. M. Franzak presented the staff report. The
Department of Environmental Quality asked that we make several minor amendments to our
Critical Dune ordinance to better reflect their model zoning ordinance. The changes are mostly
clerical and will not change how we enforce our procedures. A revised Critical Dune ordinance
was provided for the board’s review and approval. Staff recommends approval of the proposed
amendments to the Critical Dune ordinance.
.M. Franzak read the list of corrections that had been requested by the DEQ.
A motion to close the public hearing was made by B. Larson, supported by J. Doyle and
unanimously approved.
A motion that the amendments to the critical dune ordinance by approved was made by B. Larson,
supported by E. Hood and unanimously approved, with B. Mazade, E. Hood, J. Doyle, J.
Montgomery-Keast, F. Peterson, S. Gawron, M. Hovey-Wright, and B. Larson voting aye.
NEW BUSINESS
Hearing, Case 2019-12: Request for a Site Plan Review for a new building at the new parcel west
of 421 W Delano Ave (parent parcel). M. Franzak presented the staff report. The property at 421
W Delano, at the corner of Delano and Park St, was recently split into six separate parcels. The
plans show new buildings on all of the new vacant parcels. The Planning Commission only needs
to approve one of the buildings, because it over 10,000 square feet. This building is located on
Parcels | & 2 at the end of the cul-de-sac, which was shown ona site plan provided. The properties
are zoned I-1, Light Industrial and are also located in the city’s Medical Marihuana Overlay
District. Each new proposed building will be for medical marihuana growing and processing.
Some buildings may have a retail portion as well; however, the building on Parcels 1 & 2 is only
for growing and processing, That building is 17,125 square feet in size and meets all setback
requifements. The stormwater from every parcel will drain into the same area behind the buildings.
This review will be contingent upon the Drain Commissioner approving their stormwater penmnit.
Staff was still working with other departments on the review at the time this staff report was
written, but the plan appeared to meet fire access requirements for Parcels | & 2. The width of
the lot requizes at least three canopy trees, but only two are depicted. Staff recommends approval
of the site plan for the building addition on Parcels | & 2 as long as a revised site plan showing
additional trees in the greenspace buffer is submitted to staff, contingent upon a stormwater permit
from the Drain Commissioner.
M. Franzak stated that staff would be able to approve the updated landscape plan if the Planning
Commission wished. G.L. Hardy was one of the partners involved in the project. He stated that
he was a developer and builder, and he had a local business partner, S. Middlecamp. G. Hardy
estimated that the new businesses would employ 100 to 150 employees and stated that he already
had some interested clients.
A motion that the site plan for Parcels 1 & 2 be approved, contingent upon the issuance of a
stormwater permit from the Drain Commissioner, and with the condition that two more canopy
trees are planted on the greenbelt buffer, was made by E. Hood, supported by M. Hovey- Wright
and unanimously approved, with B. Mazade, E. Hood, J. Doyle, J. Montgomery-Keast, F.
Peterson, 8. Gawron, M. Hovey-Wright, and B. Larson voting aye.
OLD BUSENESS
None
OTHER
Master Plan Update — M. Franzak stated that staff had met with 12 of the 14 neighborhood
associations so far, and would have a public meeting in the future. L. Spataro thanked staff for
their outreach efforts regarding the Third St. improvements. He also reiterated their concerns
about vacating a portion of Monroe Ave, and who would maintain the planters. He stated that the
neighborhood association was committed to contributing to the project.
M. Poletti discussed his concerns about The Docks project and the lack of studies required before
the project is approved. B. Mazade stated that a final plan had not yet come to the Planning
Commission for approval. B. Evans also urged the Planning Commission to require scientific and
environmental studies of the project.
There being no further business, the meeting was adjourned at 5:12 p.m.
dr
STAFF REPORT
June 13, 2019
Hearing, Case 2019-17: Request for Final Planned Unit Development approval at 3400, 3460, 3474 Wilcox
Ave, 1875 Waterworks Rd and 1490 Edgewater St by MiCOAST Properties, LLC.
SUMMARY
1. Staff has worked with the developer closely on the plan, so all of the pertinent information regarding
the proposed development can be found in “The Docks” binder.
2. The preliminary plan was approved with conditions at the October [1, 2018 Planning Commission
meeting. Those conditions are as follows:
a. All access points shall be eliminated with the exception of the proposed road over the dunes at
Waterworks Rd.
b, Additional road connections as noted in the staff recommendation are eliminated.
c. The parking lot north of the condo building should be more separated from the existing homes; The
setback should be increased and it should be fully screened with trees to create a buffer.
d. The alleys or rear lanes are eliminated along properties on Edgewater St., Wilcox Ave. and
Harbour Towne.
The ordinary high water mark of the lake is 580.4 feet and all buildings must be constructed above
this mark. This plan meets that requirement.
Although there is only one road leading into the development, a second “emergency access” route
will be located near Sand Dock Ct in Harbour Towne. This road will be constructed with
“grasscrete,” which is a type of pavement that is rated for heavy fire equipment, but will have grass
growing on top of it. Please see the example picture below.
This plan relies on the vacation of several non-improved street Right-of-Ways and the relocation of
the existing cul-de-sac on Edgewater St 90 feet to the south. These are discussed in the following
cases.
Please see enclosed “Condo Parking Layout” that was not included in the binder. There will be 34
parking spaces located on the first floor of the condo building.
Staff would like to see more trees in the Right-of-Way along the main street that runs north-south,
The developer has also suggested that they would like to work with City staff on marking certain
existing trees to remain.
Notice was sent to property owners within 300 feet of the project boundaries. Please see the enclosed
email comments from the public.
MASTER PLAN
Both the 1997 Master Land Use Plan and the recently approved Imagine Muskegon Lake Plan advocate for
this type of development. The 1997 Master Land Use Plan calls for residential units with different types of
housing options and even recommends a Planned Unit Development. The Imagine Muskegon Lake plan
calls for residential and mixed uses.
Imagine Muskegon Lake Plan
NEVE DEVELOPMENT OPPORTUNITY
(RESIDENTIAL AND IAIXED USE)
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ZONING ORDINANCE
Please see the following enclosed documents on regulations for PUDs :
1. Article IV (Single Family Residential Districts), Section 403 (Planned Unit Development Option).
2. Section 2101: Planned Unit Developments.
STAFF RECOMMENDATION
Staff recommends approval of the PUD with the following conditions:
© Additional street trees are planted in the ROW of the main street that travels north-south and
developer work with staff to mark certain trees to remain.
DELIBERATION
Motion for consideration:
I move that the request for Final Planned Unit Development approval at 3400, 3460, 3474 Wilcox Ave, 1875
Waterworks Rd and 1490 Edgewater St by MiCOAST Properties, LLC, including the relocation of the cul-
de-sac on Edgewater St 90 feet to the south, be recommended to the City Commission for (approval/denial)
with the following conditions:
© Additional street trees are planted in the ROW of the main street that travels north-south and
developer work with staff to mark certain trees to remain.
I
O6/17
ARTICLE IV ~ SINGLE-FAMILY RESIDENTIAL DISTRICTS
R-1, SINGLE FAMILY LOW DENSITY RESIDENTIAL DISTRICTS,
R-2, SINGLE FAMILY MEDIUM DENSITY RESIDENTIAL DISTRICTS,
R-3, SINGLE FAMILY HIGH DENSITY RESIDENTIAL DISTRICTS
PREAMBLE
These districts are designed to allow for low, medium and high density single-family residential
development in the proper blocks. The regulations are intended to stabilize, protect, and
encourage the residential character of the districts and prohibit activities not compatible with a
residential neighborhood. Development is limited to single family dwellings and such other uses
as schools, parks, churches, and certain public facilities which serve residents of the district. It is
the intent of this Article to recognize that blocks throughout the City of Muskegon have been
platted and developed in different sizes and road frontages and that development standards
should reflect each specific block type. All single family residential districts all allow the same
permitted uses, only the area & bulk requirements differ. All homes in these districts must meet
the residential design criteria established in Section 2319.
SECTION 400; PRINCIPAL USES PERMITTED
In ail Single-Family Residential Districts, no building or land shall be used and no building shall
be erected, structurally altered, or occupied except for one or more of the following specified
uses, unless otherwise provided in this Ordinance;
1. One Family detached dwellings.
2. Multiple family dwellings under the following conditions:
a. The home has already been altered with prior approval to allow for multiple
dwellings. One family dwellings may not be altered to allow for multiple
dwellings, nor may new homes be built for multiple dwellings.
b. Homes that have already been altered for multiple dwellings may add
additional dwellings as long they meet the living area standards listed in
Section 2319.
3. Home occupations of a non-industrial nature may be permitted. Permissible home
occupations include, but are not limited to the following: [amended 11/02]
a Art and craft studios, lessons may be given to one client at a time
b. Hair and nail salons, limited to one client at a time
c. Dressmaking and tailoring
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Tutoring, limited to one student at a time
Typing or clerical services
Teaching of music or dancing or similar instruction, limited to one client at a time
Offices located within the dwelling for a writer, consultant, member of the clergy,
lawyer, physician, architect, engineer or accountant, limited to one client/family at
a time.
h. All home occupations are subject to the following:
i. The businessperson operating the home occupation shall reside in the
dwelling and only members of the immediate family residing on the
premises may be employed.
ii. The business’ shall have a local business license and any other appropriate
licensing or registrations required by local, state or federal law.
iti. No equipment or process shall be used in home occupations which creates
noise, vibration, glare, fumes, odor, or electrical interference detectable to the
normal senses of persons off the lot. In the case of electrical interference, no
equipment or process shall be used which creates visual or audible interference
with any radio or television receivers off the premises or causes fluctuations in the
line voltage off the premises.
iv. Explosives, flammable liquids or combustible liquids shall only be used in
compliance with the applicable fire and building codes.
v. Activities involving kilns or welding equipment shall comply with the
applicable fire and building codes.
vi. The outside appearance of the premises shall have no visible evidence of the
conduct of a home occupation.
vii. Home occupations may not serve as headquarters or dispatch centers where
employees come to the site and are dispatched to other locations.
viii. All activity must be conducted within a preexisting structure. The home
occupation shall not require internal or external alterations or involve construction
features not customarily found in dwellings.
ix. There shall be no exterior display or signage other than that signage allowed
for home occupations under the sign requirements of this ordinance. [amended
11/00]
x. No goods shall be kept, or sold which are made or assembled off-site, except
as incidental to services rendered.
sAplanning\common\zoning\ordinance\excerpts\r-1 doc
FS)
OG/IT
xi. The primary function of the premises shall be that of the residence of the
family, and the occupation shall not exceed twenty-five (25) percent of the
principal building.
xii. There shall be no outside storage or processing,
xiii. The home occupation shall not involve the routine use of commercial
vehicles for delivery of materials to and from the premises. There shall be no
commercial vehicles associated with the home occupation, nor parking of more
than one (1) business car, pickup truck or small van on the premises.
xiv. Activities specifically prohibited (but not limited to) include:
(1) A service or repair of motor vehicles, appliances and other large
equipment
(2) A service or manufacturing process which would normally require
industrial zoning
(3) A commercial food service requiring a license
(4) A limousine service
(5) A lodging service including but not limited to, a tourist home, motel
or hotel
(6) A tattoo parlor
(7) An animal hospital or kennel
(8) A lawn service
xv. No activity legally excluded by any deed restriction or other tenant or owner
restrictions shall be permitted.
4. Adult Foster Care Family Homes, provided that such facilities shall be at least one
thousand five hundred (1,500) feet from any other similar facility, [amended 11/02]
5. Accessory buildings and accessory uses customarily incidental to any of the above
Principal Uses Permitted.
6. Uses similar to the above Principal Uses Permitted.
SECTION 401: SPECIAL LAND USES PERMITTED [amended 2/02]
The following uses, and their accessory buildings and accessory uses, shall be permitted under
the purview of Section 2332 after review and approval of the use (and a site plan, if required) by
the Planning Commission, after Public Hearing, subject to the applicable conditions, and any
other reasonable conditions imposed by the Planning Commission:
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1. Private recreational areas, and institutional recreational centers when not operated for
profit, and nonprofit swimming pool clubs, all subject to the following conditions:
[amended 2/02]
a. In those instances where the proposed site is not to be situated on a lot or lots of
record, the proposed site shall have one property line abutting a major
thoroughfare and the site shall be so planned as to provide ingress and egress
directly onto said major thoroughfare.
b. Front, side, and, rear yards shall be at least fifty (50) feet wide, except on those
sides adjacent to nonresidential districts, and shall be landscaped in trees, shrubs,
grass, and terrace areas. All such landscaping shall be maintained in a healthy
condition. There shall be no parking or structures permitted in these yards, except
for required entrance drives and those walls and/or fences used to obscure the use
from abutting residential districts.
c. Buildings erected on the premises shall not exceed one (1) story or fourteen (14)
feet in height.
d. Whenever a swimming pool is constructed under this Ordinance, said pool area
shall be provided with a protective fence six (6) feet in height, and entry shall be
protected by means of a controlled gate or turnstile.
e. The off-street parking and general site layout and its relationship to all adjacent
lot lines shall be reviewed by the Planning Commission who may impose
reasonable restrictions or requirements so as to insure that contiguous residential
areas will be adequately protected.
2. Colleges, universities, and other such institutions of higher learning, public and
private, offering courses in general, technical, or religious education not operated for
profit, all subject to the following conditions:
a. Any use permitted herein shall be developed only on sites of at least five (5) acres
in area.
b. All ingress to and egress from said site shall be directly onto a major
thoroughfare.
c. No building other than a structure for residential purposes shall be closer than
seventy-five (75) feet to any property line.
3. Churches and other facilities normally incidental thereto subject to the following
conditions:
a. The site shall be so located as to provide for ingress and egress from said site
directly onto a major or secondary thoroughfare.
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The principal buildings on the site shall be set back from abutting properties
zoned for residential use not less than thirty (30) feet.
Buildings of greater than the maximum height allowed in Section 2100, may be
allowed provided front, side, and rear yards are increased above the minimum
requirements by one (1) foot for each foot of building that exceeds the maximum
height allowed.
4. Elementary, intermediate, and/or secondary schools offering courses in general
education, provided such uses are set back thirty (30) feet from any lot in a residential
zone.
Cemeteries.
Previously existing or established commercial uses not already converted to a
residential use may be authorized under Special Use Permit for the following [amended
12/99):
a. Retail and/or service establishments meeting the intent of the neighborhood Limited
Business Zone (B-1) dealing directly with consumers including:
1. Any generally recognized retail business which supplies new commodities
on the premises for persons residing in adjacent residential areas such as:
groceries, meats, dairy products, baked goods or other foods, drugs, dry
goods, and notions or hardware.
ii. Any personal service establishment which performs services on the
premises for persons residing in adjacent residential areas, such as: shoe
repair, drop-off dry cleaning shops, tailor shops, beauty parlors, barber
shops, dressmaker, tailor, pharmacist, or an establishment doing radio,
television, or home appliance repair, and similar establishments that
require a retail character no more objectionable than the aforementioned,
subject to the provision that no more than five (5) persons shall be
employed at any time in the sale, repair, or other processing of goods.
iii. Professional offices of doctors, lawyers, dentists, chiropractors,
osteopaths, architects, engineers, accountants, and similar or allied
professions.
iv. Restaurants, or other places serving food, except drive-in or drive-through
restaurants.
Prohibited uses: Activities specifically prohibited include repair or service of
motor vehicles and other large equipment; manufacturing processes which would
normally require industrial zoning; any activity which may become a nuisance
due to noise, unsightliness or odor; and any activity which may adversely affect
surrounding property.
oe
c. Conditions: [amended 8/04]
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Outdoor storage is prohibited.
ii. The area devoted to approved uses shall not exceed 2,500 square feet.
iii. All goods produced on the premises shall be sold at retail on the premises
where produced,
iv. All business, servicing, or processing shall be conducted within a
completely enclosed building, or in an area specifically approved by the
Planning Commission.
Parking shall be accommodated on site or with limited street parking.
vi. Hours of operation may be limited by the Planning Commission.
vii. Signs must comply with those set forth for the residential zoning district.
viii. The Planning Commission may allow a use to sell alcohol, however the
Commission may limit the type of license applied for or obtained for the
sale of alcohol to an SDM, hours of operation, and any other restrictions
intended to stabilize, protect, and encourage the residential character of the
area, The use must gain approval from the Michigan Liquor Control
Commission before alcohol can be or sold,
7. Bed & Breakfast facilities, under the following conditions:
The home must be located in the Clay-Western or National Register Historic
District, as identified by the City of Muskegon Historic District Commission map.
The owner or operator of the tourist home shall live full-time on the premises.
No structural additions or enlargements shall be made to accommodate the tourist
home use and no exterior alterations to the structure shall be made which will
change the residential appearance of the structure.
Breakfast may be served on the premises, only for guests of the facility, and no
other meals shall be provided to guests.
No long-term rental of rooms for more than fourteen (14) consecutive days shall
be permitted. No guest may stay for more than twenty-eight (28) nights in any
given year.
There shall be a maximum of five (5) guestrooms. No more than two (2) adults
are permitted to stay in any guestroom.
Signage shall conform to that which is permitted for home occupation businesses
only.
h. Rental of the tourist home for special gatherings such as wedding receptions and
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parties shall be prohibited.
i. The property shall meet all local and state code requirements regarding bed and
breakfast facilities.
8. Accessory buildings and accessory uses customarily incidental to any of the above
Special Land Uses Permitted.
9. Uses similar to the above Special Land Uses Permitted.
SECTION 402; [RESERVED]
SECTION 403: PLANNED UNIT DEVELOPMENT OPTION
Planned unit developments (PUDs) may be allowed by the Planning Commission under the
procedural guidelines of Section 2101. The intent of Planned Unit Developments in the single
family residential district is to allow for flexibility in the design of housing developments,
including but not limited to condominium developments and cluster subdivisions, to allow for
the preservation of open space; allow for economies in the provision of utilities and public
services; allow for limited business options that serve the neighborhood; provide recreational
opportunities; and protect important natural features from the adverse impacts of development.
1, Determination: The Planning Commission, in reviewing and approving a proposed PUD
may allow lots within the PUD to be reduced in area and width and setbacks below the
minimum normally required by this ordinance in return for common open space where it
is determined that the benefits of the cluster approach will decrease development costs,
increase recreational opportunities, or prevent the loss of natural features. The Planning
Commission, in its determination, shall consider the densities permitted in the Zoning
Ordinance and, if applicable, the land’s capability to bear the higher density.
2. Basic Requirements:
a. The net residential acreage including improvements and occupied land shall be
calculated by taking the total area of the tract and subtracting, in order, the
following:
Portions of the parcel(s) shown to be in a floodplain.
ii. Portions of the parcel(s) which are unsuitable for development in their
natural state due to topographical, drainage or subsoil conditions such as,
but not limited to; slopes greater than 15%; organic, poorly drained soils,
and wetlands.
iti. Portions of the parcel(s) covered by surface waters.
iv. Portions of the tract utilized for storm water management facilities.
b. Undeveiopable
Pp areas may be used for common open
ip aud recreational areas.
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c. No building shall be sited on slopes steeper than 15%, within 100 feet of any
ordinary high water mark, wetland, or on soil classified as being very poorly
drained.
3. Density determination: To determine the maximum number of dwelling units permitted on
the parcel(s) of land, the net residential acreage shall be divided by the minimum lot size
required by the zoning ordinance.
4. Qpen space requirement: At least 15% of the site shall be set aside as dedicated common
open space. At least one third (1/3) of the common open space shall be usable open space.
The open space and access to it shall be permanently marked and designed so individuals in
the development are not forced to trespass to reach such recreational or common open
spaces.
5. Spacing: The distance between buildings shall not be less than 10 feet and front setbacks
shall not be less than 10 feet.
6. Waterfront: Where a cluster development abuts a body of water, at least 50% of the
shoreline, as well as reasonable access to it, shall be a part of the common open space land.
7. Utility of common open space: Common open space in any one residential cluster shall be
laid out, to the maximum extent feasible, to connect with other open space existing or
proposed.
8. Size: Minimum parent parcel size is 21,780 square feet (one-half acre).
9, Bonus units: Where the developer provides additional open space or amenities within the
development, additional density may be granted. A maximum of a 10% unit bonus may be
granted to the development for additional amenities such as: public trail easements,
additional open space, additional common waterfront area, and additional landscaping.
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SECTION 404; AREA AND BULK REQUIREMENTS [amended 4/00]
R-1 R-2 R-3
Minimum Lot 6,000 sf 4,000 sf 3,000 sf
Size
Minimum Lot 50 ft 40 ft 30 ft
Width
Maximum Lot | Buildings: 50% Buildings: 60% Buildings: 70%
Coverage Pavement: 10% Pavement: 15% Pavement: 20%
Height Limit* 2 stories or 35 feet®* 2 stories or 35 feet** 2 stories or 35 feet**
Front Expressway/Arterial Expressway/Arterial Expressway/Arterial
Setbacks*** Street: 30 ft Street: 30 ft Street: 30 ft
Collector/Major Street: Collector/Major Street: Collector/Major
25 ft 25 ft Street: 25 ft
Minor Street: 15 feet Minor Street: 10 feet Minor Street: 10 feet
Rear Setback 30 ft 20 ftA 15 ft*
Side Setbacks#: I story: 6 1 story: 6 1 story: 5
2 story: 8 2 story: 7 2 story: 5
* Height measurement: In the case of a principal building, the vertical distance measured from
the average finished grade to the highest point of the roof surface where the building line abuts
the front yard, except as follows: to the deck line of mansard roofs, and the average height
between eaves and the ridge of gable, hip, and gambrel roofs (see Figure 2-2). If the ground is
not entirely level, the grade shall be determined by averaging the elevation of the ground for
each face of the building (see Figure 2-3).
** Homes located in an established Historic District may be up to 3 stories or 45 feet, if found to
be compatible with other homes within 600 feet.
*** For minimum front setbacks, new principal structures on minor streets may align with
existing principal structures in the immediate area even if the front setback is below the
minimum required.
“Parcels with at least 100 ft in length must have at least a 30 ft rear setback.
#All required setbacks shall be measured from the property line to the nearest point of the
determined drip line of buildings.
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Planned Unit Developments
Excerpted from Section 2101: Development Options
L. Planned Unit Development (PUD) Purpose
The purpose of this option is to permit flexibility in the regulation of land developme
nt;
encourage innovation in land use and variety in design, layout, and type
of structures
constructed; achieve economy and efficiency in the use of land, natural
resources and
utilities; encourage provision of useful open space; provide adequate
housing,
employment, and shopping opportunities particularly suited to the needs of the
residents
of the City of Muskegon and encourage the use, reuse, and improvement of existing
sites
and buildings when the uniform regulations contained in zoning districts do not
provide
adequate protection and safeguards for the site or surrounding area.
This option is intended to accommodate developments with mixed or varied
uses, to
allow some degree of flexibility in the application of standards and regulation
s in this
Ordinance to achieve innovation to development on sites with unusual topograph
y or
unique settings within the community, or on land which exhibits difficult or
costly
development problems, and shall not be allowed where this option is sought primarily
to
avoid the imposition of standards and requirements of zoning classifications rather
than
to achieve the stated purposes above.
a. Planned Unit Development Regulations, Standards and Requirements
1) The entire parcel for which application is made must be under one
ownership or the application must be made with the written authorization
of all property ownexs.
2) The application shall meet the criteria established in each specified
zoning district.
db. PUD Review Procedures
1) A petition for a PUD approval shall be submitted in accordance with
Section 2332 of this ordinance.
2) The review shall be in two phases:
3) The preliminary phase shall involve a review of a conceptual PUD plan to
determine its suitability.
4) The final phase shall require a detailed development plan for any part of
the approved conceptual PUD plan.
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c. Standards for Approval of PUD Plans
The Planning Commission shall approve, deny or modify preliminary PUD plans,
based upon the following standards. Likewise, the City Commission shall
approve, deny, or modify final PUD plans (after review and recommendation by
the Planning Commission) based upon the following standards.
1) The uses proposed will have a beneficial effect, in terms of public health,
safety, welfare, or convenience of any combination thereof, on present and
potential surrounding land uses. The uses proposed will not adversely
affect the public utility and circulation systems, surrounding properties, or
the environment.
2) The uses proposed should be consistent with the land use plans adopted by
the City.
3) The amount of open space provided, which the Planning Commission or
City Commission may modify even though such modifications do not
conform to that required in other sections of this ordinance.
4) The amount of off-street parking areas, which the Planning Commission
or City Commission may modify even though such modifications do not
conform to that required in other sections of this ordinance.
5) The amount of landscaping and buffering areas, which the Planning
Commission or City Commission may modify even though such
modifications do not conform to that required in other sections of this
ordinance.
6) The protection or enhancement of significant natural, . historical, or
architectural features within the proposed development area.
2) The uses proposed will result in safe, convenient, uncongested and well
defined vehicular and pedestrian circulation systems.
Preliminary PUD Plan Submission
The applicant shall submit together with the application for PUD preliminary phase
approval:
a. A general development plan depicting the proposed locations of streets, parking
areas, open spaces, buildings and structures, and their spatial relationships, the
relationship to off-site improvements and infrastructure and any unusual
topographic features,
!) Approval by the Planning Commission of the PUD Preliminary Plan shall
remain in effect for a period not to exceed three (3) years from the date of
approval.
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3. Final PUD Plan Submission
The applicant shall submit together with the application for PUD final phase approval,
development plans in sufficient detail and in so far as possible the specific locations and
dimensions of:
a, all streets, sidewalks, public and private utilities, parking areas, truck docks and
service drives;
b. all buildings and structures, elevations and spacial relationships;
c. landscaping, buffers, fences, and protective walls;
d. open space areas and other significant environmental features;
e€. existing and final topographic changes;
f. identification and directional signage:
g. a property survey prepared and certified by a licensed land surveyor;
4. Amendments to an Approved Final PUD Plan
a. Incidental or minor changes may be approved by the Planning Commission if the
proposed modifications do not alter the basic design or land uses of the plan.
b. If the Planning Commission determines that the proposed modifications are
significant or major, a public notice and public hearing in accordance with
Section 2332 must be conducted prior to approval or denial.
5. PUD Development Time Limits
a Construction of the improvements shown on the approved final PUD plan with all
proposed buildings, parking areas, landscaping and infrastructure must commence
within one year of approval by the City Commission.
b. Construction must be continued in a reasonable, diligent manner and be
completed within five (5) years.
c. Said five (5) year period may be extended if applied for in writing by the
petitioner and granted by the City Commission following public notice and public
hearing in accordance with Section 2332 of this ordinance. Failure to secure an
extension shall result in a stoppage of all construction.
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Hearing, Case 2019-18: Request to vacate the existing cul-de-sac portion of Edgewater St (north of Lot 80).
SUMMARY
1. This request is to allow for the development of lots 115 and 116 of the Docks development. The
street would be vacated north of Lot 80. A new cul-de-sac would be installed just to the south of the
one that currently exists.
2. Notice was sent to all affected property owners and staff did not receive any comments from the
public.
Existing Cul-de-sac
STAFF RECOMMENDATION
Staff recommends approval of vacation request.
DELIBERATION
Motion for consideration:
I move that the request to vacate the existing cul-de-sac portion of Edgewater St (north of Lot 80) be
recommended to the City Commission for (approval/denial).
a4
Hearing, Case 2019-19: Request to vacate the unimproved streets within the Edgewater Plat, those being (a)
Arlington Ave, west of lot 24; (b) Windward Dr, west of Lot 46; (c) Brighton Ave, west of Lot 66; (d)
Manhattan Ave, west of the existing cul-de-sac portion of Edgewater St; and (e) Edgewater St north of the
existing cul-de-sac.
SUMMARY
1. This request to vacate these unimproved streets is necessary in order to replat the map to allow for the
Docks development.
2. Notice was sent to all affected property owners and staff did not receive any comments from the
public.
3. Please see the map on the last page of the binder under Tab 8 that depicts the lots by number.
Unimproved Streets Map
STAFF RECOMMENDATION
Staff recommends approval of vacation requests.
DELIBERATION
Motion for consideration:
I move that the request to vacate the unimproved streets within the Edgewater Plat, those being (a) Arlington
Ave, west of lot 24; (b) Windward Dr, west of Lot 46; (c) Brighton Ave, west of Lot 66; (d) Manhattan Ave,
west of the existing cul-de-sac portion of Edgewater St; and (e) Edgewater St north of the existing cul-de-
sac; be recommended to the City Commission for (approval/denial).
ale
Hearing, Case 2019-20: Staff initiated request to amend section 2319 (residential design criteria) of the
zoning ordinance to lower the minimum living area for one family, two family and multi-family housing
units.
SUMMARY
1. Staff is recommending to amend the residential design section of the zoning ordinance to allow for
smaller single-family and duplex homes. Homes are now trending smaller across the country and
many of the recently proposed homes in Muskegon have had difficulty meeting the current standards.
Reduced minimum size and storage standards will also help the City meet our visitibility and
livability goals as well as reduce the overall home prices, which will create a more diverse housing
stock, Other parts of the ordinance were removed because they no longer apply (Historic zoning,
front and rear setbacks),
Please see the enclosed “Proposed Revisions to Residential Requirements” document.
yd
Please also see the enclosed “Design Standards Example | & 2” documents that show a recently
proposed home that would not be able to be approved under the current standards.
STAFF RECOMMENDATION
Staff recommends approval of the amendment.
DELIBERATION
Motion for consideration:
I move that the request to amend section 2319 of the zoning ordinance to lower the minimum living area for
one family, two family and multi-family housing units as proposed be recommended to the City Commission
for (approval/denial).
Agere Hern wt d.
3/07
“Proposed Revisions to Residential Requirements”
Requirements for Residential Structures
(Deletions are crossed out, additions are in bold)
Setbacks (Single-Family):
Front = (Expressway & Arterial Streets) = 30 feet
(Major & Collector Streets) = 25 feet
(Minor Streets) = 15 feet
Minimum front setbacks for new principal structures in the R-1,
R-2, R-3 and RT, B-3.
and-zones, fronting on minor streets, may align with existing
principal structures in
the immediate area, even if the front setback is below the minimum
required.
Height Limit = 35 feet measured from average grade to the midpoin
t of eave & peak of the roof.
Zoning Ordinance Excerpt:
SECTION 2319: [RESIDENTIAL DESIGN CRITERIA] [amended 7/98, amended 4/00,
amended 8/01, amended 4/02, amended 3/05, amended 8/06, amended
3/07]
It is the intent and purpose of this section to establish design
review standards and controls over
housing development in the City of Muskegon. It is recognized
that there are unique design
aspects inherent in the community appearance that need
to be preserved and enhanced. The
adoption of these criteria will guide and ensure that all
future growth enhances community
character and image and fits with the unique vernacular of the
City of Muskegon's urban setting.
A positive community image: enhances economic development
opportunity; safeguards property
values; curbs blight and deterioration; and enhances public safety
and welfare. The following
standards shall apply to all single-family or duplex structures erected
in the City of Muskegon.
In the case of a one (1) family or two (2) family dwelling unit
which is of standard construction,
a mobile home, a pre-manufactured, or a precut dwelling
structure, and any additions or
alterations thereto, erected or placed in the City of Muskegon, other
than a mobile home located
in a licensed mobile home park approved under the provisions
of Article V, MHP Mobile Home
Park Districts, shall conform to the following regulations in
addition to all other regulations of
this Ordinance:
1. The dwelling unit shall have a minimum living area (excluding
all basement area) of nine
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ie 1 d square feet for a one (1) bedroom
dwelling. For each bedroom thereafter, an additional 100 square feet of living space shall
be provided.
Where the home design involves a roof pitch, it shall be a minimum pitch of 5/12, that is,
for every twelve inches (12”) of lateral run, the roof shall rise five inches (5”). In the
case of additions or alterations to principal structures when a 5/12 pitch is not practical,
the roof pitch may be allowed to correspond with that of the principal structure.
The roof shall have a snow load rating of forty (40) pounds per square foot.
Roof drainage in the form of a roof overhang of at least twelve inches (12") shall be
provided to direct storm or meltwater way from the foundation, unless a gambrel roof or
other design elements necessitate an alternative roof drainage system.
Siding shall be the same gauge for modulars and mobiles as for on-site-built homes.
The dwelling unit shall have a minimum width across any front, side, and rear elevation
view which is the lesser of:
b. The average width of the homes on the same street within six hundred (600) feet
in either direction.
A structure with a front elevation view of over 40 linear feet shall have a design offset
including but not limited to; bay windows, covered porches, or structural offsets from the
principal plane of the building.
8. Garage doors may not comprise more than fifty percent (50%) of the front face of the
structure.
9, Newly constructed homes must be at the average setback of existing homes within 600 feet.
10. The dwelling unit shall be firmly attached to a permanent foundation constructed on the site
in accordance with the building code, manufacturers specifications, and other applicable
requirements.
11. Any crawlspace that may exist between the foundation and ground floor of the dwelling unit
shall be fully enclosed by an extension of the foundation wall along the perimeter of the
building.
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12. If the dwelling is a mobile home, as defined herein,
such dwelling shall be installed pursuant
to the manufacturer's setup instructions and shall be secured
to the premises by an
anchoring system or device complying with the rules
and regulations of the Michigan
Mobile Home Commission.
13. In the event that a dwelling unit is a mobile home as
defined herein, it shall be installed with
the wheels removed. No dwelling unit shall have any exposed towing mechani
sm,
undercarriage or chassis.
14. The dwelling unit shall be connected to a public sewer
and water supply when available, as
defined by the Plumbing Code or if not available, to private
facilities as approved by the
county health department, the city, and other applica
ble agencies.
15. Storage space of at least fifteen ercent (15%) of the interior living space of the dwelling
unit, exclusive of attic storage, shall be provided withinthe-structure
onsite,
16, The subject dwelling unit shall be aesthetically compati
ble in design and appearance with
other dwellings within 600 feet. The review shall include
but not necessarily be limited
to: roof pitch, scale, size, mass, minimum transparency,
orientation to the street, and
overhangs. The foregoing shall not be construed to prohibit
innovative design concepts
involving such matters as (but not limited to) solar energy,
view, or unique land contour,
17. The compatibility of design and appearance shall be
determined in the first instance by the
Zoning Administrator upon review of the plans submitted
for a particular dwelling unit.
The Zoning Administrator's decision may be appealed, to the
Zoning Board of Appeals
within a period of fifteen (15) days from the receipt of notice
to the official's decision.
18. The dwelling unit shall contain no additions of
rooms or other areas which are not
constructed with similar quality workmanship as the
original structure, including
permanent attachment to the principal structure and
construction of a foundation as
required herein.
19. The dwelling unit shall comply with all pertinent building
and fire codes. In the case of a
mobile home, all construction and all plumbing, electrical
apparatus and insulation within
and connected to said mobile home shall be of a type and
quality conforming to the
"Mobile Home Construction and Safety Standards" as promulg
ated by the United States
Department of Housing and Urban Development, being
24 CFR 3280, and as from time
to time such standards may be amended.
20. All construction required herein shall be commenced
only after a building permit has been
obtained in accordance with the Building Code.
21. Each dwelling unit shall have an approved establis
hed vegetative ground cover, native to the
immediate area within 600 feet, no less than 12 months after
occupancy. Approval shall
be given by zoning staff of the Planning Department as part
of the initial residential site
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plan review. A minimum of one shade tree, two and one-half inches (2.5") in diameter,
four feet (4') from the ground or one six foot (6') evergreen tree shall be provided.
Existing landscaping may be accepted in lieu of this requirement.
29. Each dwelling unit shall have a garage or a shed providing a minimum of sixty-four square
feet (64 ft.) of yard storage for each dwelling unit. :
In the case of a multi-family (more than 2 units) dwelling structure which is of standard
construction, a mobile home, a premanufactured, or a precut dwelling structure, and any
additions or alterations thereto, erected or placed in the City of Muskegon, other than a mobile
home located in a licensed mobile home park approved under the provisions of Article V, MHP
Mobile Home Park Districts, shall conform to the following regulations in addition to all other
regulations of this Ordinance:
1. Each dwelling unit shall have a minimum living area (excluding all basement area) of six
hundred and fifty (650) square feet for a one (1) bedroom unit, of eight hundred and
seventy-five (875) square feet for a two (2) bedroom unit, and of twelve hundred (1200)
square feet for a three (3) bedroom unit. For each bedroom thereafter, an additional 100
square feet of living space shall be provided.
2. Roof drainage in the form of a roof overhang of at least twelve inches (J2") shall be
provided to direct storm or meltwater way from the foundation, unless a gambel roof or
other design elements necessitate an alternative roof drainage system.
3. The roof shall have a snow load rating of forty (40) pounds per square foot.
4, Siding shall be the same gauge for modulars and mobiles as for on-site-built homes.
5. Garage doors may not comprise more than fifty percent (50%) of the front face of the
structure,
6. The structure shall be firmly attached to a permanent foundation constructed on the site in
accordance with the building code, manufacturers specifications, and other applicable
requirements.
7. Any crawlspace that may exist between the foundation and ground floor of the structure
shall be fully enclosed by an extension of the foundation wall along the perimeter of the
building.
8. The structure shall be connected to a public sewer and water supply when available, as
defined by the Plumbing Code or if not available, to private facilities as approved by the
county health department, the city, and other applicable agencies.
9. Storage space of at least 10 percent (10%) of the interior living space of each dwelling
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unit, exclusive of auto storage or attic storage, shall be provided within the structure.
10. The subject structure shall be aesthetically compatible in design and
appearance with
other dwellings within 600 feet. The review shall include but not necessarily
be limited
to: roof pitch, scale, size, mass, minimum transparency, orientation to the
street, and
overhangs. The foregoing shall not be construed to prohibit innovativ
e design concepts
involving such matters as (but not limited to) solar energy, view, or unique land
contour.
Il. The structure shall contain no additions of rooms or other areas which are
not constructed
with similar quality workmanship as the original structure, including permanent
attachment to the principal structure and construction of a foundation as
required herein.
12. Each dwelling unit shall have an established vegetative ground cover
no less than 12
months after occupancy. A minimum of one shade tree, two and one-half inches
(2.5") in
diameter, four feet (4') from the ground or one six foot (6') evergreen
tree shall be
provided, Existing landscaping may be accepted in lieu of this requirement.
13. Each dwelling unit shall have a garage or a shed providing a minimum
of sixty-four
square feet (64 sq. ft.) of yard storage for each dwelling unit. Said area shall be
calculated separately from the required interior storage space.
CAUsers\mike.franzak\Desktop\Proposed Revisions to Residential Requirements
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a mum & Associates, Inc.
FOR: Brent Cox CIVIL ENGINEERS & SURVEYORS Date
Dusendang Homes | 7482 Main Street Phone: 616.457.7050 05-01-2019
3265 Walker Ave NW, Suite D Jenison, Ml 49428 www. feenstrainc.com
Grand Rapids, Ml 49544
PROPOSED PARCEL A: The Northwesterly 68.5 feet of Lot 6,
Block 378, City of Muskegon 1903 Revised Plat, Section 30,
TION, R16W, City of Muskegon, Muskegon County, Michigan.
PROPOSED PARCEL B: Lot 6, Block 378, City of Muskegon
1903 Revised Plat, Section 30, TION, RI6W, City of Muskegon,
Muskegon County, Michigan. EXCEPT, The Northwesterly 68.5
feet of Lot 6, Block 378, City of Muskegon 1903 Revised
Plat, Section 30, TION, RI6W, City of Muskegon, Muskegon
County, Michigan.
N
PROPERTY ADDRESS: 1246, 1252, AND 1258 STH ST Scale 1" = 30
NOTE: The location of the proposed house including required
building setbacks ond elevations should be approved by the LEGEND
governing agency prior to staking or start of construction.
e@ Found Iron Stoke
© Set Iron Stoke
R-3 SETBACK REQUIREMENTS
OQ Set Wood Stake
FRONT 10° TO MINOR STREET ® Utility Pole
25’ TO MAJOR STREET x Fence Line
Tr
REAR 18° Deeded
SIDE 1-STORY 5’ Platted
2-STORY 5’ Measured
Building
Deck
Concrete
Asphalt
Gravel
This survey was made from the legal description shown above. The description should be compared with the Abstract of
Title or Title Polley for accuracy, easements and exceptions.
34
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