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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, January 12, 2023 at 4 pm
PLACE OF MEETING: Commission Chambers, First Floor, Muskegon City Hall
AGENDA
I. Roll Call
II. Approval of minutes from the regular meeting of December 15, 2022.
III. Elections
IV. Old Business
V. Public Hearings
A. Hearing, Case 2023-01: Request to amend the Planned Unit Development at Hartshorn Village
(920, 1050, 1060, 1000 and 1010 W Western Ave), by Harbor West, LLC
B. Hearing, Case 2023-02: Request to amend the Planned Unit Development at Adelaide Point (1148
and 1204 W Western Ave), by Adelaide Point QOZ.
a.
VI. New Business
A. Case 2023-03: Request for a site plan review for a 36,000 sf building addition at 2259 S Sheridan
Rd, by Pacific Floorcare.
VII. Other
A. Update on previous cases
VIII. Adjourn
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STAFF REPORT
January 12, 2023
Hearing, Case 2023-01: Request to amend the Planned Unit Development at Hartshorn Village (920, 1050,
1060, 1000 and 1010 W Western Ave), by Harbor West, LLC
SUMMARY
1. The original PUD was approved in February 2019 and included 55 detached single-family houses. It
was amended in March of 2022 to remove 17 single-family homes west of Fricano’s Place and to add
a 17-unit multi-story residential building. The walking path connecting Fricano’s Place to the bike
path was also slightly modified.
2. This proposed amendment includes the following changes:
a. The next phase (Phase 2) of the single-family development has been reduced in size to what is
now indicated on the plans. An additional 10 units (units 11-20) are proposed. With the
reduced scope of Phase 2, the existing access from W Western to the parking area along the
lake will remain. Development plans for the remaining property west of the access drive is yet
to be determined. Once plans are finalized, the applicant will submit plans outlining the
details. The parking lot to the north of the bike path, adjacent to the lake, will also remain.
Previous plans depicted this area as public green space. There is a proposed gate separating
this parking area from the Hartshorn launch ramp parking area.
b. For the west parcel adjacent to Adelaide Point a boat storage facility will be constructed in the
area previously approved for eight single-family houses and a 17-unit condo building. The
facility will provide winter storage and short-term seasonal storage and launching of boats for
customers. Boats will need to be transported over the bike path. The proposed bike path is
planned to stay in place, but it will be barricaded off when a boat is being launched. There
will be a new alternate bike path around the building for when that happens. Please note that
the Adelaide Point development is no longer planning on using their east basin to launch
boats. Boats from that development will also be using the Hartshorn launch ramp as well as
the general public.
c. The existing parking for Fricano’s Place will remain as it currently is and the new parking to
the west will be eliminated.
d. The Hartshorn Village Condominium will be amended and all documents revised to convert
the condominium from a traditional condominium to a site condominium.
3. The Michigan Department of Environment, Great Lakes and Energy (EGLE) has determined that the
area north of Fricano’s parking lot is a designated wetland.
4. Notices were sent to everyone within 300 feet of this property. At the time of this writing, staff had
not received any comments from the public.
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Original PUD from 2019
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Amended PUD from 2022
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Current Proposed Amendment
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STAFF RECOMMENDATION
Staff recommends approval if the following items are addressed.
• The City’s application for floodplain fill and wetland was recalled by a joint request of the developer
and the City due to the anticipated changes to this development. The trail and parking lot need to be
adjusted per the previous application to protect the trail during high water and precipitation events,
and previous versions of this development proposed a combined storm sewer system. Staff has
questions on how these changes will affect the project:
o How will this plan accommodate the necessary changes to the storm sewer system?
o How will the proposed boat storage building be drained?
o How will the City parking lot be rebuilt within the floodplain?
• The note regarding reconstructing the parking lot as required to allow for the boat forklift drop off
area should is vague and should be revised. A specific plan of reconstruction should be required.
This should include provisions for heavy-duty concrete in any areas where the forklift will operate,
and for safe crossing of the trail and the City’s boat launch access drive. The existing parking lot that
is to remain on the north side of the bike path should create greenspace along the waterfront for
fisherman.
• More information is needed on the proposed gate to the Hartshorn launch ramp.
• “Note #12” regarding utilities is insufficient. The Adelaide Pointe development does not provide
sanitary sewer service in the area of the building. A plan for sanitary sewer service is required.
• The boat storage building, and possibly other parts of the development, will need to be submitted for
storm water management review. Any grandfathering of the new storm water rules due to an
approved PUD, if such was ever granted, would be removed by the substantial changes proposed.
• Will there be enough boat trailer parking spaces without the proposed parking lot west of Fricano’s
Place? Ideally, the parking for the development would be located west of Fricano’s place, rather than
in front of it.
• The size of the boat storage facility is not depicted. It should list the size and height and include
renderings.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend the Planned Unit Development at Hartshorn Village be recommended to the
City Commission for approval, with the following conditions:
1. The applicant must demonstrate to staff how they intend to meet the stormwater requirements.
2. It must be noted that the trail and parking lot need to be adjusted per the previous application to
protect the trail during high water and precipitation events.
3. The size of the boat storage facility must be described and a rendering must be provided.
4. The note regarding reconstructing the parking lot as required to allow for the boat forklift drop off
area should is too vague and must be revised. A specific plan of reconstruction is required and must
be approved by staff. This should include provisions for heavy-duty concrete in any areas where the
forklift will operate, and for safe crossing of the trail and the City’s boat launch access drive. It must
also depict how the parking spaces will be laid out and include a stretch of greenspace along the
waterfront. Plans must be approved for how the proposed gate system will operate or the gate must be
removed.
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5. A plan for sanitary sewer is required and must be approved by staff.
6. The development must obtain a storm water management permit from staff.
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Hearing, Case 2023-02: Request to amend the Planned Unit Development at Adelaide Point (1148 and 1204
W Western Ave), by Adelaide Point QOZ.
SUMMARY
1. The original PUD was approved in September 2021 and included a waterfront community with
condominiums, apartments, marina, marina services, commissary facilities, boat storage, public
waterfront trails, restaurant, retail, light industrial, general business, storage yards and warehousing.
2. The PUD was amended in June 2022 and included the following changes:
a. the addition of a new street (Adelaide Ave).
b. Adelaide Circle was turned into a one-way street with angled parking. All streets were noted
to remain public.
c. Removed a condominium building and split two buildings on the east side of development.
3. The new PUD amendment is seeking the following changes to the site plan:
a. Condo building one (west waterfront side of development) rotated slightly to avoid the bike
trail.
b. Swimming pool from condo building one removed.
c. East basin boat launch removed. Boats will now be launched at the Hartshorn launch ramp. It
will remain open to the public and also be used to launch boats from the proposed Hartshorn
Village boat storage building.
d. Boat condo structures (C6) combined into one building.
4. Notices were sent to everyone within 300 feet of this property. At the time of this writing, staff had
not received any comments from the public.
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Original PUD from 2021
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Amended PUD from 2022
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Current Proposed Amendment
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STAFF RECOMMENDATION
Staff recommends approval if the following items are addressed.
• The applicant should depict in more detail how the boat launch operations will interact with the
traffic on Adelaide Blvd and the bike path. Will the general public be able to access the boat launch
from Adelaide Blvd? What will prevent them (and other vehicles on the street) from driving over the
bike path?
• It may also be worth considering to put the bike path extension to Adelaide Blvd behind the buildings
depicted as C5. These will be storage buildings with individual curb cuts. It would be safer to direct
pedestrian traffic behind this building.
• Elevations for the boat storage building (C6) should be provided.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend the Planned Unit Development at Hartshorn Village be recommended to the
City Commission for approval, with the following condition:
1. The applicant must depict in more detail how the boat launch operations will interact with the traffic
on Adelaide Blvd and the bike path.
2. An alternative bike path is placed behind the buildings depicted as C5.
3. Elevations for the boat storage building (C6) are provided.
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Case 2023-03: Request for a site plan review for a 36,000 sf building addition at 2259 S Sheridan Rd, by
Pacific Floorcare.
SUMMARY
1. The property is zoned I-2, General Industrial.
2. The property measures 11.5 acres and the current building measures 35,244 sf.
3. Please see the enclosed site plan.
4. The proposed addition is to the west of the current building and measures an additional 36,000 sf.
5. The new parking lot measures approximately 20,000 sf.
6. A stormwater detention basin is proposed to the north of the new parking lot.
7. Black Creek runs along the western edge of the property, but is over 100 feet away from any new
development.
8. Approximately 1.6 acres of vegetation will be cleared to make room for the new building, parking lot
and detention basin.
9. Some city departments are still reviewing the plans and additional comments will be made available
at the meeting.
2259 S Sheridan Rd
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Zoning Map
Aerial Map
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STAFF RECOMMENDATION
Staff recommends approval of the site plan, with the following condition:
1. A landscaping plan must be approved by staff. It must include new shrubs along the parking lot side
of the addition and must also include landscaping islands in the new parking lot or additional
landscaping must be planted along the edge of the parking lot.
2. A stormwater permit must be obtained from the Engineering Department.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request for a site plan review for a 36,000 sf building addition at 2259 S Sheridan Rd be
approved with the following condition:
1. A landscaping plan must be approved by staff. It must include new shrubs along the parking lot side
of the addition and must also include landscaping islands in the new parking lot or additional
landscaping must be planted along the edge of the parking lot.
2. A stormwater permit must be obtained from the Engineering Department.
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