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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, October 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 meeting of September 14, 2023.
III. Old Business
A. Hearing, Case 2023-24: Request for a special use permit for a drive-thru window at the Subway
located at 1848 E Sherman Blvd.
IV. Public Hearings
A. Hearing, Case 2023-25: Request to rezone 162 E Apple Ave, 170 E Apple Ave, and 974 Spring St
from B-2, Convenience & Comparison Business to FBC, Neighborhood Core and to rezone
151/157/171/181 Allen Ave and 971 Jay St from R-3, High Density Single Family Residential to
FBC, Neighborhood Core, by General Capital Acquisitions, LLC.
B. Hearing, Case 2023-26: Request to rezone the property at 550 W Grand Ave from FBC, Urban
Residential to FBC, Neighborhood Core, by General Capital Acquisitions, LLC.
C. Hearing, Case 2023-27: Request for preliminary and final Planned Unit Development approval at
2800-2850 Lakeshore Dr, by Parkland Acquisition Six, LLC.
D. Hearing, Case 2023-28: Request for a departure from the form-based code section on the zoning
ordinance for a new development at 134/148/158/168/174 Allen Ave, by Spire Development, Inc.
E. Hearing, Case 2023-29: Request for a departure from the form-based code section on the zoning
ordinance for a new development at 139/159/161/185 Jay St and 923 Jay St, by Spire Development,
Inc.
V. New Business
VI. Other
VII. Adjourn
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OR SUBCOMMITTEES
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please visit: www.shorelinecity.com
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio tapes of printed materials
being considered at the meeting, to individuals with disabilities who want to attend the meeting with twenty-four (24) hours’ notice to the City of Muskegon.
Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by writing or by calling the following:
Ann Marie Meisch, MMC. City Clerk. 933 Terrace St. Muskegon, MI 49440. (231)724-6705. clerk@shorelinecity.com
1
Staff Report
October 12, 2023
Hearing, Case 2023-24: Request for a special use permit for a drive-thru window at the Subway located at
1848 E Sherman Blvd.
SUMMARY
1. The property is zoned B-4, General Business. The Subway restaurant is located in the southern most
suite in the strip mall development, closest to Sherman Blvd.
2. Subway has requested a special use permit to allow a drive thru window. The existing entrance would
be moved and a new drive lane would be added in front of the restaurant on the south side, which is
currently grass. Customers would enter through the existing parking lot and drive east towards the
drive through window, then turn right and exit out the curb cut on the southeast corner of the
property. Two parking spaces would be removed to make room for the new drive isle.
3. Please see the enclosed site plan.
4. Notice was sent to every property within 300 feet of this location. At the time of this writing, staff
had not received any comments from the public.
1848 E Sherman Blvd.
2
Zoning Map
Aerial Map
3
Zoning ordinance excerpt:
Section 2332: Special Land Uses and Planned Unit Developments
5. Standards for Approval of Discretionary Uses
Prior to authorization of any Special Land Use, the Planning Commission shall give due regard to the nature
of all adjacent uses and structures. It shall determine the consistency with the adjacent use and development.
In addition, the Planning Commission shall find that the proposed use or activity would not be offensive, or a
nuisance, by reason of increased traffic, noise, vibration, or light. Further, the Planning Commission shall
find that adequate water and sewer infrastructure exists or will be constructed to service the Special Land
Use or activity.
STATEMENT OF CONCLUSIONS
“The decision on a Special Land Use or activity shall be incorporated in a statement of conclusions and be
placed on file with the Department of Planning.”
Staff finds that the proposed use or activity would not be offensive, or a nuisance, by reason of increased
traffic, noise, vibration, or light. Further, staff finds that adequate water and sewer infrastructure exists for
the project.
STAFF RECOMMENDATION
Staff recommends approval of the special use permit with the condition that impact protection is installed on
the corners of the building in the drive through.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request for a special use permit for a drive-thru window at 1848 E Sherman Blvd be approved
with the following conditions based on the finding of facts pertaining to the standards for approval of
discretionary uses.
1. Impact protection is installed on the corners of the building in the drive through.
4
Hearing, Case 2023-25: Request to rezone 162 E Apple Ave, 170 E Apple Ave, and 974 Spring St from B-2,
Convenience & Comparison Business to FBC, Neighborhood Core and to rezone 151/157/171/181 Allen
Ave and 971 Jay St from R-3, High Density Single Family Residential to FBC, Neighborhood Core, by
General Capital Acquisitions, LLC.
SUMMARY
1. The properties are zoned R-3, High-Density Single-Family Residential and B-2, Convenience &
Comparison Business. They compromise about 1.7 acres of land.
2. The only property that still contains a structure is 162 E Apple Ave, which contains a vacant
commercial building. The house at 964 Spring St, at the corner of Spring/Allen, is not included in the
project.
3. The applicant is seeking a rezoning in an effort to construct affordable residential apartments. The
development plans will include a 53-unit senior housing development.
4. The properties just to the north of this project, across Allen Ave, were recently rezoned to FBC, NC
as well in anticipation of a similar housing development, but are not yet depicted as so on the zoning
map.
5. Notice was sent to all properties within 300 feet of this address. At the time of this writing, staff had
not received any comments from the public.
Development Area
5
Zoning Map
Aerial Map
6
Allowed Building Types in FBC, NC (Detached and Duplexes not Allowed)
7
STAFF RECOMMENDATION
The recent Housing Needs Assessment commissioned by the City has highlighted an intense need for
housing development over the next five years. A housing development of this nature would assist in meeting
the needs of the Angell neighborhood, which includes a need for all housing types. Angell contains many
vacant lots zoned for single-family use, but opportunities for larger-scale development is limited. Click here
to see the Housing Needs Assessment.
This now mostly-vacant block is located between more dense developments, including Bayview Tower and
commercial uses along Pine St and Apple Ave. The former railroad right-of-way that runs under the Amity
Ave bridge serves as a physical barrier to downtown. This block could be transformed into an extension of
downtown with dense residential development. The addition of more residents in this area should also benefit
the commercial retailers and help build the density needed to attract expanded grocery options.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to rezone 162 E Apple Ave, 170 E Apple Ave, and 974 Spring St from B-2,
Convenience & Comparison Business to FBC, Neighborhood Core and to rezone 151/157/171/181 Allen
Ave and 971 Jay St from R-3, High Density Single Family Residential to FBC, Neighborhood Core be
recommended to the City Commission for approval.
8
Hearing, Case 2023-26: Request to rezone the property at 550 W Grand Ave from FBC, Urban Residential to
FBC, Neighborhood Core, by General Capital Acquisitions, LLC.
SUMMARY
1. The property is the site of the former Nelson School. Its zoned Form Based Code, Urban Residential.
The parcel measures 9.5 acres and the building measures 77,975 sf.
2. The applicant is seeking a rezoning in an effort to construct affordable residential apartments. The
development plans will include a 52-unit workforce housing development.
3. The Form Based Code, Neighborhood Core designation allows a variety of housing options, ranging
from rowhouses to large multiplexes, with a maximum height of five stories.
4. Notice was sent to all properties within 300 feet of this address. At the time of this writing, staff had
not received any comments from the public.
550 W Grand Ave
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Zoning Map
Aerial Map
10
Allowed Building Types in FBC, NC (Detached and Duplexes not Allowed)
11
STAFF RECOMMENDATION
The recent Housing Needs Assessment commissioned by the City has highlighted an intense need for
housing development over the next five years. A housing development of this nature would assist in meeting
the needs of the Nelson neighborhood, which includes a need for all housing types. Click here to see the
Housing Needs Assessment.
The properties to the south are zoned Heavy Industrial, Light Industrial and General Business. The FBC, NC
designation would provide a nice buffer zone between intense commercial uses and residential housing.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to rezone the property at 550 W Grand Ave from FBC, Urban Residential to FBC,
Neighborhood Core be recommended to the City Commission for approval.
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Hearing, Case 2023-27: Request for preliminary and final Planned Unit Development approval at 2800-2850
Lakeshore Dr, by Parkland Acquisition Six, LLC.
SUMMARY
1. The properties are zoned I-2, General Industrial and OSR, Open Space Recreation. The applicant is
proposing a mixed-use development under the Planned Unit Development section of the zoning
ordinance. The I-2 section of the ordinance states “Planned developments may be allowed by the
Planning Commission under the procedural guidelines of Section 2101. The intent of Planned Unit
Developments in the I-2 General Industrial District is to allow mixed land uses, which are compatible
to each other.” The Planning Commission must vote on approval or denial of the preliminary PUD
and also vote on a recommendation of the final PUD to the City Commission.
2. The site is currently under environmental review and cleanup.
3. The development could include up to 2,314 units (18.8 D.U/AC). This would include single-family
houses, townhouses, small condo buildings (10-12 units each), large apartment/condo buildings (48
units each) and mixed-use apartments (55 units total). Some of the proposed single-family lots to the
east of the proposed restaurant could be combined to create larger buildable lots. Please see the
enclosed documents depicting the design guidelines that each housing type will have to follow.
4. The development proposes 42,780 sf of retail/office space. Buildings A1-A4 and MU1-MU-4 would
allow for permitted uses allowed in the B-2 district of the zoning ordinance.
5. The development would be accessed by three public streets that enter the development off of
Lakeshore Dr. Sidewalks have been proposed near every cross street located off of the south side of
Lakeshore Dr.
6. The proposed marina includes 251 private boat slips and 1400 linear feet of transient spaces.
7. Residential lots abutting the water could potentially apply for permits from EGLE for individual boat
docks that would need their own separate permits.
8. Please see the site regulation standards listed on the site plan. The tallest buildings on the site would
be the multi-family buildings along Lakeshore Dr at six stories.
9. Street trees will be provided every 34-45 feet.
10. The bike path along Lakeshore Dr has been moved off-street.
11. Wayfinding signage will be placed throughout the development to direct pedestrians to publicly-
accessible amenities.
12. Sidewalks, bike paths, and walking paths are depicted in red on the site plan.
13. The proposed restaurant/music venue will have quiet hours from 11 p.m. to 10 a.m.
14. The proposed streets are public and there will be not fences/gates within the development except piers
1-4, dog park, sports courts, playgrounds, pools, dumpsters and above ground utility screening.
15. All public amenities will be owned and maintained by the development association in perpetuity.
Public amenities include:
• Fishing and kayak launch (#17 on site plan)
• Break wall/fishing/shopper docks (#27)
• Restaurant with public restrooms (#13)
• Nature boardwalk (#15)
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• Public parklet with fishing dock (#16)
• Public fishing and kayak launch (#17)
• Multi-modal trail connector (#18)
• Dog park and pollinator garden (#22)
• Playground (#23)
• Woodland preservation area and on-leash dog park (#24)
16. Please see the enclosed Phasing Plan.
17. A proposed traffic circle has been added after receiving public feedback but will need to be further
studied for applicability. The developer does own the two properties on the south side of Lakeshore
Dr needed to accommodate a traffic circle.
STANDARDS FOR APPROVAL OF 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. Staff will comment on
each of these standards in green and individual Planning Commission members will be asked to vote whether
they agree if these criteria have been met or not.
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.
Agree. The plan offers mixed-uses that are harmonious to the surrounding uses in the neighborhood.
The addition of parks and public amenities will provide the public with useful recreational
opportunities. The addition of housing units is severely needed as shown by the Housing Needs
Assessment.
2) The uses proposed should be consistent with the land use plans adopted by the City.
The future land use map in the Master Plan depicts this property as “Lakeshore.” Lakeshore is
defined as “Mixed-use development and recreational, water-related activities located along the
Muskegon Lake shoreline. The large lot sizes, uniquely shaped parcels, and wide range of permitted
uses, Planned Unit Developments (PUD) are common in this land use category.”
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.
Staff believes the applicant has provided enough open space for this type of development. There are
almost 276,000 sf of public amenity areas, including over 970 linear feet of waterfront access and 1,973
linear feet of public boardwalk.
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.
The single-family houses will all be able to provide at least two parking spaces, which is required by
the zoning ordinance. The mixed-use and apartment/condo buildings all provide adequate parking of
14
at least a 1:1 ratio, which is traditionally required by these types of developments. Additional parking
spaces can be found throughout the development on the street and around the boat storage building.
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.
Each building type will have to follow the same landscaping requirements as required by the zoning
ordinance. See Section 2333 (Landscaping, Fencing, Walls, Screens & Lighting) of the zoning
ordinance for requirements.
6) The protection or enhancement of significant natural, historical, or architectural features within the
proposed development area.
The proposed plan accounts for over three acres of protected woodlands identified as P10 & P11 on
the plan. Natural enhancements include walking paths, a nature boardwalk, fishing docks and kayak
launches.
7) The uses proposed will result in safe, convenient, uncongested and well defined vehicular and pedestrian
circulation systems.
Yes. Any approvals should be contingent upon a traffic study approved by the Public Works Director.
Zoning Map
15
Aerial Map
STAFF RECOMMENDATION
Staff recommends approval of the preliminary site plan and approval of the final site plan with the following
conditions:
1. A traffic study be conducted and reviewed by the Public Works Director.
2. A stormwater permit is granted from the Engineering Department.
3. A utility plan is approved by the Public Works Director.
4. All applicable permits from various State Departments are obtained.
5. Fire access is provided to the marina slips.
DELIBERATION
The following proposed motions are offered for consideration:
• I move that the request for preliminary Planned Unit Development approval at 2800-2850 Lakeshore
Dr be approved, contingent upon the acquisition of the property by Parkland Acquisition Six, LLC
based on the PUD review standards listed in Article 21, number 1, part C - 1 through 7 of the zoning
ordinance.
• I move that the request for final Planned Unit Development approval at 2800-2850 Lakeshore Dr be
recommended to the City Commission for approval contingent upon the acquisition of the property
by Parkland Acquisition Six, LLC based on the PUD review standards listed in Article 21, number 1,
part C - 1 through 7 of the zoning ordinance, with the following conditions:
1. A traffic study be conducted and reviewed by the Public Works Director.
2. A stormwater permit is granted from the Engineering Department.
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3. A utility plan is approved by the Public Works Director.
4. All applicable permits from various State Departments are obtained.
5. Fire access is provided to the marina slips.
17
Hearing, Case 2023-28: Request for a departure from the form-based code section on the zoning ordinance
for a new development at 134/148/158/168/174 Allen Ave, by Spire Development, Inc.
Hearing, Case 2023-29: Request for a departure from the form-based code section on the zoning ordinance
for a new development at 139/159/161/185 Jay St and 923 Jay St, by Spire Development, Inc.
SUMMARY
1. Staff is currently working with the developer to amend the plans to reduce the amount of departures
needed. Revised plans along with a revised staff report will be presented at the meeting.
Zoning Map
(Subject parcels have recently been rezoned to FBC, NC – not depicted on map yet)
Aerial Map
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23201268-20231005-PREL1 10/05/2023 @ 3:48 pm
MUSKEGON LAKE
P9
19 2
2
16
3
P7
P2 16 3
P8 P12
TRANS
IENT/V
ISITOR
27 DOCKIN
PIER 1 TRANS G
IENT/V
ISITOR 17
DOCKIN 16
G 16 M42 M43 M44
P10 22 M41 M45 M46
P4 P6
M47 M48
4
60’ SLIPS 23
PIER 2
P3 3
16 M19
M20
M21 M40 P11 M49
24
12
3
50’ SLIPS M22 M50
3 M39
13 M18
P5
M2
PIER 3 M1 3 M51
M23 M38
M17
45’ SLIPS M3 16 A21
4 A22 A20 M52
M24
17
M37 5 A19
P13
R16-
M16 2
PIER 4 7
M4
M53
5
0-1
M25
1
M36
8-2
R1
40’ SLIPS
M8
R1
R1-3 R4-6 M5 M9
R7-9 M15
3
5
2-2
PIER 5 M6 18 M7 M26 M35 M54
R2
R34-35 R30-33 R2 M10 A16
6-29 8
M14 A17 A18
50’ SLIPS
M11 4 M27 M34 M55
M13
M12 15
12
21 MU4 MU3
P1 10
A7
7
A6 M56
P14
11 M28
A5 18 M33
20 A15 A14
17 25 9 9 5 A13 A12 4
M57
MU1 MU2 M29 M32
A1 A2 6 A3 M30 M31
A4
P15
18 14
A8 A9 7 A10 A11
26
P15
1
18
LAKESHORE DRIVE 1
ET
1 26
RE
LAURUE STREET
SHERIN STREET
LEBOEUF STREET
LINCOLN STREET
K ST
EN MAR
D
HARRISON AVENUE
LEGEND SUMMARY OF LAND USE SITE REGULATING STANDARDS GENERAL NOTES
1. SPEED LIMITS THROUGHOUT THE PROPOSED DEVELOPMENT WILL BE A MAXIMUM OF 15 MPH.
1 SITE ENTRANCE 9 MIXED-USE BUILDING (GROUND FLOOR RETAIL, 19 POOL AND RESTROOM BUILDING SITE LOCATION: 2400 LAKESHORE DR. MUSKEGON, MICHIGAN MULTIPLE FAMILY BUILDINGS [A1-A22] ALIGNED LOTS [34’ X 150’ TYP.]
2. TYPICAL STREET TREE SPACING WILL BE 35 FT. TO 45 FT. ON CENTER, DEPENDING ON SPECIES AND SITE CONSTRAINTS (E.G.
APARTMENTS ABOVE) [MU1-MU4] 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLINGS (APARTMENTS OF 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING
SITE AREA = 122.94 AC. CONDOMINIUMS), SENIOR LIVING FACILITY, AND PERMITTED USES WITHIN THE 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT CONFLICTS WITH UTILITIES, STREET LIGHTS, DRIVEWAYS, ETC.)
B-2 DISTRICT AT GROUND FLOOR OF BUILDINGS A1-A4 3. WAYFINDING SIGNAGE WILL BE STRATEGICALLY PLACED THROUGHOUT THE DEVELOPMENT TO DIRECT PEDESTRIANS TO SITE
2 SINGLE FAMILY STAGGERED LOT (26’-22’ X 205’ 10 IN-OUT DRY BOAT STORAGE (155’ X 720’ 20 BOAT HOIST/WASH STATION AREA
EXISTING ZONING = I-2 (GENERAL INDUSTRIAL) 2. MAXIMUM BUILDING HEIGHT = 6 STORIES OR 90 FT., WHICHEVER IS LESS
3. SETBACKS
FEATURES INCLUDING KAYAK LAUNCHES, NATURAL FEATURES, TRAILS, FISHING PLATFORMS, PARKS, CLUBHOUSES, BIKE PATHS,
TYP.) - MAY BE COMBINED TO CREATE LARGER BUILDING WITH APPROXIMATELY 350 STORAGE FRONT YARD = 22 FT. MIN.
3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 5 FT. MIN. RETAIL CORRIDOR(S), DOG PARKS, ETC.
WATERFRONT LOTS SPACES) 4. OUTDOOR ENTERTAINMENT AT THE RESTAURANT AND OTHER PUBLIC SPACES WILL BE ALLOWED BETWEEN THE HOURS OF 10 A.M.
PROPOSED ZONING = PUD (PLANNED UNIT DEVELOPMENT) FOUNDATION WALL] = 35 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
21 STAGING SLIPS FOR IN/OUT SERVICE AND GAS DOCK 4. MINIMUM DISTANCE TO AJACENT ROADS (EXCLUDES PARKING DRIVE AISLES) = AND 11 P.M AND NOT PERMITTED BETWEEN 11PM AND 10AM.
11 MARINA RESTROOMS / PUMP OUT DOCK PROPOSED DWELLINGS 25 FT. STAGGERED LOTS [22’-26’ X 205’ TYP.] 5. THERE WILL BE NO GATES OR FENCES WITHIN THE DEVELOPMENT EXCEPT FOR PIERS 1, 2, 3, AND 4; DOG PARKS; SPORT COURTS;
3 SINGLE FAMILY ALIGNED LOT (34’ X 150’ TYP.) - MAY 26’/22’X205’ LOTS = 108 DWELLINGS 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING PLAYGROUNDS, POOLS; DUMPSTER ENCLOSURES; AND ABOVE GROUND UTILITY SCREENING.
BE COMBINED TO CREATE LARGER WATERFRONT 34’X150’ LOTS = 112 DWELLINGS ROWHOUSES [R1-R35] 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT 6. ALL PUBLIC AMENITY AREAS WILL BE OWNED AND MAINTAINED BY THE DEVELOPMENT ASSOCIATION IN PERPETUITY AS A MEANS OF
LOTS MAINTAINING A HIGH LEVEL OF CARE AND LESSENING THE BURDEN ON PUBLICLY FUNDED CITY AGENCIES.
12 CLUBHOUSES WITH POOLS AND SPORT 22 FENCED DOG PARK AND POLLINATOR GARDEN AREA 10-12 UNIT “MANSION” LOT DWELLINGS = 570-684 DWELLINGS (57 BLDGS) 1. ALLOWABLE USES: ATTACHED SINGLE FAMILY DWELLINGS 3. SETBACKS
7. FINAL DUMPSTER ENCLOSURE LOCATIONS SHALL BE REVIEWED AND APPROVED BY CITY OF MUSKEGON STAFF.
COURTS APT/CONDO BUILDINGS = 792-1,320 DWELLINGS (22 BLDGS) 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS FRONT YARD = 22 FT. MIN.
18’ X 40’ TOWNHOMES = 35 UNITS (10 BLDGS) 3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 1 FT. MIN. 8. SNOW SHALL BE STORED IN DESIGNATED AREAS, AS SPECIFIED BY CITY OF MUSKEGON MAINTENANCE PERSONNEL OR REMOVED
FROM THE SITE AS NEEDED.
4 10-12 UNIT FRONT-LOADED CONDO OR APARTMENT 23 PLAYGROUND MIXED-USE APARTMENTS = 55 DWELLINGS (4 BLDGS) FOUNDATION WALL] = 16 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
9. BIKE PARKING SHALL BE PROVIDED AT RETAIL CORRIDOR(S), CLUBHOUSES, AND VARIOUS PUBIC SPACES THROUGHOUT THE
4. MINIMUM DISTANCES TO ADJACENT ROAD OR SIDEWALK = 10 FT.
“MANSION” LOTS (100’ X 150’ TYP.) 13 CLUBHOUSE WITH RESTAURANT,EVENT SPACE,
PROPOSED DENSITY = 18.8 D.U./AC. CLUBHOUSE [SITE FEATURES 12 AND 13 ON THE PLAN] DEVELOPMENT. FINAL LOCATIONS AND DESIGN OF BIKE PARKING FACILITIES TO BE COORDINATED WITH CITY OF MUSKEGON STAFF.
POOL, AND PUBLIC RESTROOMS 10. PROPOSED LIGHTING SHALL CONSIST OF WALL-MOUNTED LIGHTS AND LIGHT POLES BOTH FITTED WITH DOWN CAST TYPE
FRONT-LOADED MANSION LOTS [M1-M20 & M41-M57] 1. ALLOWABLE USES: COMMUNITY CENTER; EVENT CENTER RECREATION CENTER;
24 WOODLAND PRESERVATION AREA AND ON-LEASH RETAIL/OFFICE SPACE (MU1-MU4) = 42,780 SQ.FT. 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING RESTAURANT, COCKTAIL LOUNGE, AND BREWPUB; AND MUSIC VENUE (INDOOR AND FIXTURES TO BE SPECIFIED BY LIGHTING CONSULTANT. LIGHTING SHALL BE COORIDNATED WITH CITY STAFF TO CLUSTER IN
5 10-12 UNIT REAR-LOADED CONDO OR APARTMENT DOG PARK (NOT INLCUDING FUTURE IMPROVEMENTS) 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS OUTDOOR) DESIRED HIGH TRAFFIC PUBLIC AREAS. ALL LIGHTING SHALL BE SHIELDED FROM ADJACENT PROPERTIES.
“MANSION” LOTS (100’ X 115’ TYP.) 14 RETAIL BUILDING 3. SETBACKS 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS 11. GROUND FLOOR LEVELS OF BUILDINGS A1-A4 ARE INTENDED TO BE REPURPOSED AS ADDITIONAL RETAIL OR OFFICE SPACE AS
BOAT STORAGE = 111,600 SQ.FT. (350 SPACES) FRONT YARD = 22 FT. MIN. (15 FT. MIN. ON SECONDARY FRONT YARD OF 3. MINIMUM DISTANCE TO OHWM = 15 FT. NEEDED PER MARKET CONDITIONS. THE CONVERSION OF GROUND FLOOR USES WILL BEGIN AT BUILDING A1 AND EXTEND TO THE
EAST SEQUENTIALLY ENDING AT BUILDING A4.
25 FUTURE RESTAURANT CORNER LOTS) 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT.
12. AREAS P7 AND P8 WILL NOT ALLOW FOR FISHING IF ADJACENT WATERS ARE FOUND TO BE UNSUITABLE BY ENVIRONMENTAL
6 4 TO 6-STORY APARTMENT OR CONDO BUILDING 15 PUBLIC NATURE VIEW BOARDWALK BOAT DOCKING SPACES = 251 SIDE YARD = 5 FT. MIN.
SPECIALISTS.
WITH GROUND FLOOR PARKING OR POSSIBLE 118’ SLIP = 1 SLIP REAR YARD = 15 FT. MIN. MIXED USE [MU1-MU4]
FUTURE GROUND FLOOR RETAIL [BUILDINGS A1-A4] 103’ SLIP = 1 SLIP 1. ALLOWABLE USES: GROUND FLOOR - PERMITTED USES IN THE B-2 DISTRICT, 13. TOPOGRAPHICAL REQUIREMENT PER 2101.3.E, EXISTING TOPOGRAPHY IS DEPICTED WITH CONTOURS AT 1-FT INTERVALS ON THE
26 TRAFFIC CALMING STREET TREATMENTS (E.G.
98’ SLIP = 1 SLIP REAR-LOADED MANSION LOTS [M21-M40] UPPER LEVELS - MULTIPLE FAMILY DWELLINGS EXISTING CONDITIONS PLAN. FINAL TOPOGRAPHIC CHANGES SHALL BE IN COMPLIANCE WITH EGLE DUE CARE PLAN CRITERIA.
16 PUBLIC PARKLET WITH WATERFRONT ACCESS ROUNDABOUT, SIGNALIZED BIKJE CROSSING) TO BE
93’ SLIPS = 1 SLIP 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS AREAS OF FILL MUST BE COMPACTED TO DENSITY SPECIFIED BY GEOTECH CONSULTANT.
AND FISHING DOCK COORDINATED WITH CITY OF MUSKEGON 14. THE PROJECT WILL BE SERVED BY PUBLIC WATERMAIN, PUBLIC SANITARY SEWER, AND PUBLIC AND PRIVATE STORMWATER
60’ SLIPS = 24 SLIPS 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS 3. MINIMUM DISTANCE TO OHWM = 15 FT.
7 4 TO 6-STORY APARTMENT OR CONDO BUILDING
50’ SLIPS = 77 SLIPS 3. SETBACKS 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT. MANAGEMENT SYSTEMS. WATERMAIN, SANITARY SEWER, AND STORMWATER MANAGEMENT MEASURES SHALL MEET CITY, COUNTY,
WITH GROUND FLOOR PARKING [BUILDINGS A5- AND STATE OF MICHIGAN REQUIREMENTS. “DRY UTILITIES,” WHICH INCLUDE ELECTRIC SERVICE, TELECOMMUNICATIONS, AND
45’ SLIPS = 54 SLIPS FRONT YARD = 12 FT. TO 20 FT. MIN. BUILD-TO-LINE (15 FT. MIN. SETBACK
A22] 17 PUBLIC FISHING AND KAYAK LAUNCH 27 8 FT. BREAK WALL/WAVE ATTENUATOR WITH 40’ SLIPS = 56 SLIPS ON SECONDARY FRONT YARD OF CORNER LOTS) BOAT STORAGE BUILDING NATURAL GAS, WILL BE WILL BE INSTALLED UNDERGROUND AND WILL BE PROVIDED TO EACH SITE.
PUBLIC WALKING PATH, FISHING PLATFORM AND TRANSIENT/VISITOR/SHOPPER DOCKING SPACES = 1400 LINEAR FEET SIDE YARD = 5 FT. MIN. 1. ALLOWABLE USES: BOAT STORAGE AND SIMILAR OR ACCESSORY USE
TRANSIENT/VISITOR/SHOPPER DOCKING ON NORTH REAR YARD = 1 FT. MIN. 2. MAXIMUM BUILDING HEIGHT = 50 FT.
8 REAR LOAD ROWHOUSES (18’ X 40’ TYP.) [R1-R35] 18 MULTI-MODAL TRAIL CONNECTOR AND SOUTH SIDES OF PIER
October 05, 2023 North 0’ 75’ 150’ 300’ Scale: 1”=150’
WINDWARD POINTE
FINAL PUD PLAN
project number: 23201268
23201268-20231005-PREL1 10/05/2023 @ 3:48 pm
MUSKEGON LAKE
P9
19 2
2
16
3
P7
P2 16 3
P8
TRANS
P12
IENT/V
ISITOR
DOCKIN
27 PIER 1
TRANS
IENT/V
G
ISITOR
DOCKIN
G 16 17
16 M42 M43 M44
P10 22 M41 M45 M46
P4 P6
M47 M48
60’ SLIPS
4
23
P3
P11
3 M20
16 M19 M21 M40 M49
PIER 2
24
12
3
50’ SLIPS M22 M50
3 M39
13 M18
P5
M2
PIER 3 M1 3 M51
M23 M38
M17
45’ SLIPS M3 16 A21
4 A22 A20 M52
M24
17
M37 5 A19
P13
R16-
M16 2
PIER 4 7
M4
M53
5
0-1
M25
1
M36
8-2
R1
40’ SLIPS
M8
R1
R1-3 R4-6 M5 M9
R7-9 M15
3
5
2-2
PIER 5 M6 18 M7 M26 M35 M54
R2
R34-35 R30-33 R2 M10 A16
6-29 8
M14 A17 A18
50’ SLIPS
M11 4 M27 M34 M55
M13
M12 15
12
21 MU4 MU3
P1 10
A7
7
A6 M56
P14
11 M28
A5 18 M33
20 A15 A14
17 25 9 9 5 A13 A12 4
M57
MU1 MU2 M29 M32
A1 A2 6 A3 M30 M31
A4
P15
18 14
A8 A9 7 A10 A11
26
P15
1
18
LAKESHORE DRIVE 1
ET
1 26
RE
LAURUE STREET
SHERIN STREET
LEBOEUF STREET
LINCOLN STREET
K ST
EN MAR
D
HARRISON AVENUE
LEGEND SUMMARY OF LAND USE SITE REGULATING STANDARDS GENERAL NOTES
1. SPEED LIMITS THROUGHOUT THE PROPOSED DEVELOPMENT WILL BE A MAXIMUM OF 15 MPH.
1 SITE ENTRANCE 9 MIXED-USE BUILDING (GROUND FLOOR RETAIL, 19 POOL AND RESTROOM BUILDING SITE LOCATION: 2400 LAKESHORE DR. MUSKEGON, MICHIGAN MULTIPLE FAMILY BUILDINGS [A1-A22] ALIGNED LOTS [34’ X 150’ TYP.]
2. TYPICAL STREET TREE SPACING WILL BE 35 FT. TO 45 FT. ON CENTER, DEPENDING ON SPECIES AND SITE CONSTRAINTS (E.G.
APARTMENTS ABOVE) [MU1-MU4] 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLINGS (APARTMENTS OF 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING
SITE AREA = 122.94 AC. CONDOMINIUMS), SENIOR LIVING FACILITY, AND PERMITTED USES WITHIN THE 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT CONFLICTS WITH UTILITIES, STREET LIGHTS, DRIVEWAYS, ETC.)
B-2 DISTRICT AT GROUND FLOOR OF BUILDINGS A1-A4 3. WAYFINDING SIGNAGE WILL BE STRATEGICALLY PLACED THROUGHOUT THE DEVELOPMENT TO DIRECT PEDESTRIANS TO SITE
2 SINGLE FAMILY STAGGERED LOT (26’-22’ X 205’ 10 IN-OUT DRY BOAT STORAGE (155’ X 720’ 20 BOAT HOIST/WASH STATION AREA
EXISTING ZONING = I-2 (GENERAL INDUSTRIAL) 2. MAXIMUM BUILDING HEIGHT = 6 STORIES OR 90 FT., WHICHEVER IS LESS
3. SETBACKS
FEATURES INCLUDING KAYAK LAUNCHES, NATURAL FEATURES, TRAILS, FISHING PLATFORMS, PARKS, CLUBHOUSES, BIKE PATHS,
TYP.) - MAY BE COMBINED TO CREATE LARGER BUILDING WITH APPROXIMATELY 350 STORAGE FRONT YARD = 22 FT. MIN.
3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 5 FT. MIN. RETAIL CORRIDOR(S), DOG PARKS, ETC.
WATERFRONT LOTS SPACES) 4. OUTDOOR ENTERTAINMENT AT THE RESTAURANT AND OTHER PUBLIC SPACES WILL BE ALLOWED BETWEEN THE HOURS OF 10 A.M.
PROPOSED ZONING = PUD (PLANNED UNIT DEVELOPMENT) FOUNDATION WALL] = 35 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
21 STAGING SLIPS FOR IN/OUT SERVICE AND GAS DOCK 4. MINIMUM DISTANCE TO AJACENT ROADS (EXCLUDES PARKING DRIVE AISLES) = AND 11 P.M AND NOT PERMITTED BETWEEN 11PM AND 10AM.
11 MARINA RESTROOMS / PUMP OUT DOCK PROPOSED DWELLINGS 25 FT. STAGGERED LOTS [22’-26’ X 205’ TYP.] 5. THERE WILL BE NO GATES OR FENCES WITHIN THE DEVELOPMENT EXCEPT FOR PIERS 1, 2, 3, AND 4; DOG PARKS; SPORT COURTS;
3 SINGLE FAMILY ALIGNED LOT (34’ X 150’ TYP.) - MAY 26’/22’X205’ LOTS = 108 DWELLINGS 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING PLAYGROUNDS, POOLS; DUMPSTER ENCLOSURES; AND ABOVE GROUND UTILITY SCREENING.
BE COMBINED TO CREATE LARGER WATERFRONT 34’X150’ LOTS = 112 DWELLINGS ROWHOUSES [R1-R35] 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT 6. ALL PUBLIC AMENITY AREAS WILL BE OWNED AND MAINTAINED BY THE DEVELOPMENT ASSOCIATION IN PERPETUITY AS A MEANS OF
LOTS MAINTAINING A HIGH LEVEL OF CARE AND LESSENING THE BURDEN ON PUBLICLY FUNDED CITY AGENCIES.
12 CLUBHOUSES WITH POOLS AND SPORT 22 FENCED DOG PARK AND POLLINATOR GARDEN AREA 10-12 UNIT “MANSION” LOT DWELLINGS = 570-684 DWELLINGS (57 BLDGS) 1. ALLOWABLE USES: ATTACHED SINGLE FAMILY DWELLINGS 3. SETBACKS
7. FINAL DUMPSTER ENCLOSURE LOCATIONS SHALL BE REVIEWED AND APPROVED BY CITY OF MUSKEGON STAFF.
COURTS APT/CONDO BUILDINGS = 792-1,320 DWELLINGS (22 BLDGS) 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS FRONT YARD = 22 FT. MIN.
18’ X 40’ TOWNHOMES = 35 UNITS (10 BLDGS) 3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 1 FT. MIN. 8. SNOW SHALL BE STORED IN DESIGNATED AREAS, AS SPECIFIED BY CITY OF MUSKEGON MAINTENANCE PERSONNEL OR REMOVED
FROM THE SITE AS NEEDED.
4 10-12 UNIT FRONT-LOADED CONDO OR APARTMENT 23 PLAYGROUND MIXED-USE APARTMENTS = 55 DWELLINGS (4 BLDGS) FOUNDATION WALL] = 16 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
9. BIKE PARKING SHALL BE PROVIDED AT RETAIL CORRIDOR(S), CLUBHOUSES, AND VARIOUS PUBIC SPACES THROUGHOUT THE
4. MINIMUM DISTANCES TO ADJACENT ROAD OR SIDEWALK = 10 FT.
“MANSION” LOTS (100’ X 150’ TYP.) 13 CLUBHOUSE WITH RESTAURANT,EVENT SPACE,
PROPOSED DENSITY = 18.8 D.U./AC. CLUBHOUSE [SITE FEATURES 12 AND 13 ON THE PLAN] DEVELOPMENT. FINAL LOCATIONS AND DESIGN OF BIKE PARKING FACILITIES TO BE COORDINATED WITH CITY OF MUSKEGON STAFF.
POOL, AND PUBLIC RESTROOMS 10. PROPOSED LIGHTING SHALL CONSIST OF WALL-MOUNTED LIGHTS AND LIGHT POLES BOTH FITTED WITH DOWN CAST TYPE
FRONT-LOADED MANSION LOTS [M1-M20 & M41-M57] 1. ALLOWABLE USES: COMMUNITY CENTER; EVENT CENTER RECREATION CENTER;
24 WOODLAND PRESERVATION AREA AND ON-LEASH RETAIL/OFFICE SPACE (MU1-MU4) = 42,780 SQ.FT. 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING RESTAURANT, COCKTAIL LOUNGE, AND BREWPUB; AND MUSIC VENUE (INDOOR AND FIXTURES TO BE SPECIFIED BY LIGHTING CONSULTANT. LIGHTING SHALL BE COORIDNATED WITH CITY STAFF TO CLUSTER IN
5 10-12 UNIT REAR-LOADED CONDO OR APARTMENT DOG PARK (NOT INLCUDING FUTURE IMPROVEMENTS) 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS OUTDOOR) DESIRED HIGH TRAFFIC PUBLIC AREAS. ALL LIGHTING SHALL BE SHIELDED FROM ADJACENT PROPERTIES.
“MANSION” LOTS (100’ X 115’ TYP.) 14 RETAIL BUILDING 3. SETBACKS 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS 11. GROUND FLOOR LEVELS OF BUILDINGS A1-A4 ARE INTENDED TO BE REPURPOSED AS ADDITIONAL RETAIL OR OFFICE SPACE AS
BOAT STORAGE = 111,600 SQ.FT. (350 SPACES) FRONT YARD = 22 FT. MIN. (15 FT. MIN. ON SECONDARY FRONT YARD OF 3. MINIMUM DISTANCE TO OHWM = 15 FT. NEEDED PER MARKET CONDITIONS. THE CONVERSION OF GROUND FLOOR USES WILL BEGIN AT BUILDING A1 AND EXTEND TO THE
EAST SEQUENTIALLY ENDING AT BUILDING A4.
25 FUTURE RESTAURANT CORNER LOTS) 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT.
12. AREAS P7 AND P8 WILL NOT ALLOW FOR FISHING IF ADJACENT WATERS ARE FOUND TO BE UNSUITABLE BY ENVIRONMENTAL
6 4 TO 6-STORY APARTMENT OR CONDO BUILDING 15 PUBLIC NATURE VIEW BOARDWALK BOAT DOCKING SPACES = 251 SIDE YARD = 5 FT. MIN.
SPECIALISTS.
WITH GROUND FLOOR PARKING OR POSSIBLE 118’ SLIP = 1 SLIP REAR YARD = 15 FT. MIN. MIXED USE [MU1-MU4]
FUTURE GROUND FLOOR RETAIL [BUILDINGS A1-A4] 103’ SLIP = 1 SLIP 1. ALLOWABLE USES: GROUND FLOOR - PERMITTED USES IN THE B-2 DISTRICT, 13. TOPOGRAPHICAL REQUIREMENT PER 2101.3.E, EXISTING TOPOGRAPHY IS DEPICTED WITH CONTOURS AT 1-FT INTERVALS ON THE
26 TRAFFIC CALMING STREET TREATMENTS (E.G.
98’ SLIP = 1 SLIP REAR-LOADED MANSION LOTS [M21-M40] UPPER LEVELS - MULTIPLE FAMILY DWELLINGS EXISTING CONDITIONS PLAN. FINAL TOPOGRAPHIC CHANGES SHALL BE IN COMPLIANCE WITH EGLE DUE CARE PLAN CRITERIA.
16 PUBLIC PARKLET WITH WATERFRONT ACCESS ROUNDABOUT, SIGNALIZED BIKJE CROSSING) TO BE
93’ SLIPS = 1 SLIP 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS AREAS OF FILL MUST BE COMPACTED TO DENSITY SPECIFIED BY GEOTECH CONSULTANT.
AND FISHING DOCK COORDINATED WITH CITY OF MUSKEGON 14. THE PROJECT WILL BE SERVED BY PUBLIC WATERMAIN, PUBLIC SANITARY SEWER, AND PUBLIC AND PRIVATE STORMWATER
60’ SLIPS = 24 SLIPS 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS 3. MINIMUM DISTANCE TO OHWM = 15 FT.
7 4 TO 6-STORY APARTMENT OR CONDO BUILDING
50’ SLIPS = 77 SLIPS 3. SETBACKS 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT. MANAGEMENT SYSTEMS. WATERMAIN, SANITARY SEWER, AND STORMWATER MANAGEMENT MEASURES SHALL MEET CITY, COUNTY,
WITH GROUND FLOOR PARKING [BUILDINGS A5- AND STATE OF MICHIGAN REQUIREMENTS. “DRY UTILITIES,” WHICH INCLUDE ELECTRIC SERVICE, TELECOMMUNICATIONS, AND
45’ SLIPS = 54 SLIPS FRONT YARD = 12 FT. TO 20 FT. MIN. BUILD-TO-LINE (15 FT. MIN. SETBACK
A22] 17 PUBLIC FISHING AND KAYAK LAUNCH 27 8 FT. BREAK WALL/WAVE ATTENUATOR WITH 40’ SLIPS = 56 SLIPS ON SECONDARY FRONT YARD OF CORNER LOTS) BOAT STORAGE BUILDING NATURAL GAS, WILL BE WILL BE INSTALLED UNDERGROUND AND WILL BE PROVIDED TO EACH SITE.
PUBLIC WALKING PATH, FISHING PLATFORM AND TRANSIENT/VISITOR/SHOPPER DOCKING SPACES = 1400 LINEAR FEET SIDE YARD = 5 FT. MIN. 1. ALLOWABLE USES: BOAT STORAGE AND SIMILAR OR ACCESSORY USE
TRANSIENT/VISITOR/SHOPPER DOCKING ON NORTH REAR YARD = 1 FT. MIN. 2. MAXIMUM BUILDING HEIGHT = 50 FT.
8 REAR LOAD ROWHOUSES (18’ X 40’ TYP.) [R1-R35] 18 MULTI-MODAL TRAIL CONNECTOR AND SOUTH SIDES OF PIER
October 05, 2023 North 0’ 75’ 150’ 300’ Scale: 1”=150’
WINDWARD POINTE
FINAL PUD PLAN - PUBLIC AMENITY & PEDESTRIAN CIRCULATION EXHIBIT
project number: 23201268
23201268-20231005-PREL1 10/05/2023 @ 3:48 pm
MUSKEGON LAKE
P9
19 2
2
P7
16
3
P2 TRANS 16 3
P8 P12
IENT/V
ISITOR
DOCKIN
27 PIER 1
TRANS
IENT/V
G
ISITOR
DOCKIN
G 16 17
16 M42 M43 M44
P10
M41 M45
P4
22 M46 M47
4 M48
P6
60’ SLIPS
23
P3
P11
3 M20
16 M19 M21 M40 M49
PIER 2
24
12
3
50’ SLIPS M22 M50
3 M39
13 M18
P5
M2
PIER 3 M1 3 M51
M23 M38
M17
45’ SLIPS M3 16 A21
4 A22 A20 M52
M24
17
M37 5 A19
P13
R16-
M16 2
PIER 4 7
M4
M53
5
0-1
M25
1
M36
8-2
R1
40’ SLIPS
M8
R1
R1-3 R4-6 M5 M9
R7-9 M15
3
5
2-2
PIER 5 M6 18 M7 M26 M35 M54
R2
R34-35 R30-33 R2 M10 A16
6-29 8
M14 A17 A18
50’ SLIPS
M11 4 M27 M34 M55
M13
M12 15
12
21 MU4 MU3
P1 10
A7
7
A6 M56
P14
11 M28
A5 18 M33
20 A15 A14
17 25 9 9 5 A13 A12 4
M57
MU1 MU2 M29 M32
A1 A2 6 A3 M30 M31
A4
P15
18 14
A8 A9 7 A10 A11
26
P15
1
18
LAKESHORE DRIVE 1
ET
1 26
RE
LAURUE STREET
SHERIN STREET
LEBOEUF STREET
LINCOLN STREET
K ST
EN MAR
D
HARRISON AVENUE
LEGEND SUMMARY OF LAND USE SITE REGULATING STANDARDS GENERAL NOTES
1. SPEED LIMITS THROUGHOUT THE PROPOSED DEVELOPMENT WILL BE A MAXIMUM OF 15 MPH.
1 SITE ENTRANCE 9 MIXED-USE BUILDING (GROUND FLOOR RETAIL, 19 POOL AND RESTROOM BUILDING SITE LOCATION: 2400 LAKESHORE DR. MUSKEGON, MICHIGAN MULTIPLE FAMILY BUILDINGS [A1-A22] ALIGNED LOTS [34’ X 150’ TYP.]
2. TYPICAL STREET TREE SPACING WILL BE 35 FT. TO 45 FT. ON CENTER, DEPENDING ON SPECIES AND SITE CONSTRAINTS (E.G.
APARTMENTS ABOVE) [MU1-MU4] 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLINGS (APARTMENTS OF 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING
SITE AREA = 122.94 AC. CONDOMINIUMS), SENIOR LIVING FACILITY, AND PERMITTED USES WITHIN THE 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT CONFLICTS WITH UTILITIES, STREET LIGHTS, DRIVEWAYS, ETC.)
B-2 DISTRICT AT GROUND FLOOR OF BUILDINGS A1-A4 3. WAYFINDING SIGNAGE WILL BE STRATEGICALLY PLACED THROUGHOUT THE DEVELOPMENT TO DIRECT PEDESTRIANS TO SITE
2 SINGLE FAMILY STAGGERED LOT (26’-22’ X 205’ 10 IN-OUT DRY BOAT STORAGE (155’ X 720’ 20 BOAT HOIST/WASH STATION AREA
EXISTING ZONING = I-2 (GENERAL INDUSTRIAL) 2. MAXIMUM BUILDING HEIGHT = 6 STORIES OR 90 FT., WHICHEVER IS LESS
3. SETBACKS
FEATURES INCLUDING KAYAK LAUNCHES, NATURAL FEATURES, TRAILS, FISHING PLATFORMS, PARKS, CLUBHOUSES, BIKE PATHS,
TYP.) - MAY BE COMBINED TO CREATE LARGER BUILDING WITH APPROXIMATELY 350 STORAGE FRONT YARD = 22 FT. MIN.
3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 5 FT. MIN. RETAIL CORRIDOR(S), DOG PARKS, ETC.
WATERFRONT LOTS SPACES) 4. OUTDOOR ENTERTAINMENT AT THE RESTAURANT AND OTHER PUBLIC SPACES WILL BE ALLOWED BETWEEN THE HOURS OF 10 A.M.
PROPOSED ZONING = PUD (PLANNED UNIT DEVELOPMENT) FOUNDATION WALL] = 35 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
21 STAGING SLIPS FOR IN/OUT SERVICE AND GAS DOCK 4. MINIMUM DISTANCE TO AJACENT ROADS (EXCLUDES PARKING DRIVE AISLES) = AND 11 P.M AND NOT PERMITTED BETWEEN 11PM AND 10AM.
11 MARINA RESTROOMS / PUMP OUT DOCK PROPOSED DWELLINGS 25 FT. STAGGERED LOTS [22’-26’ X 205’ TYP.] 5. THERE WILL BE NO GATES OR FENCES WITHIN THE DEVELOPMENT EXCEPT FOR PIERS 1, 2, 3, AND 4; DOG PARKS; SPORT COURTS;
3 SINGLE FAMILY ALIGNED LOT (34’ X 150’ TYP.) - MAY 26’/22’X205’ LOTS = 108 DWELLINGS 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING PLAYGROUNDS, POOLS; DUMPSTER ENCLOSURES; AND ABOVE GROUND UTILITY SCREENING.
BE COMBINED TO CREATE LARGER WATERFRONT 34’X150’ LOTS = 112 DWELLINGS ROWHOUSES [R1-R35] 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT 6. ALL PUBLIC AMENITY AREAS WILL BE OWNED AND MAINTAINED BY THE DEVELOPMENT ASSOCIATION IN PERPETUITY AS A MEANS OF
LOTS MAINTAINING A HIGH LEVEL OF CARE AND LESSENING THE BURDEN ON PUBLICLY FUNDED CITY AGENCIES.
12 CLUBHOUSES WITH POOLS AND SPORT 22 FENCED DOG PARK AND POLLINATOR GARDEN AREA 10-12 UNIT “MANSION” LOT DWELLINGS = 570-684 DWELLINGS (57 BLDGS) 1. ALLOWABLE USES: ATTACHED SINGLE FAMILY DWELLINGS 3. SETBACKS
7. FINAL DUMPSTER ENCLOSURE LOCATIONS SHALL BE REVIEWED AND APPROVED BY CITY OF MUSKEGON STAFF.
COURTS APT/CONDO BUILDINGS = 792-1,320 DWELLINGS (22 BLDGS) 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS FRONT YARD = 22 FT. MIN.
18’ X 40’ TOWNHOMES = 35 UNITS (10 BLDGS) 3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 1 FT. MIN. 8. SNOW SHALL BE STORED IN DESIGNATED AREAS, AS SPECIFIED BY CITY OF MUSKEGON MAINTENANCE PERSONNEL OR REMOVED
FROM THE SITE AS NEEDED.
4 10-12 UNIT FRONT-LOADED CONDO OR APARTMENT 23 PLAYGROUND MIXED-USE APARTMENTS = 55 DWELLINGS (4 BLDGS) FOUNDATION WALL] = 16 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
9. BIKE PARKING SHALL BE PROVIDED AT RETAIL CORRIDOR(S), CLUBHOUSES, AND VARIOUS PUBIC SPACES THROUGHOUT THE
4. MINIMUM DISTANCES TO ADJACENT ROAD OR SIDEWALK = 10 FT.
“MANSION” LOTS (100’ X 150’ TYP.) 13 CLUBHOUSE WITH RESTAURANT,EVENT SPACE,
PROPOSED DENSITY = 18.8 D.U./AC. CLUBHOUSE [SITE FEATURES 12 AND 13 ON THE PLAN] DEVELOPMENT. FINAL LOCATIONS AND DESIGN OF BIKE PARKING FACILITIES TO BE COORDINATED WITH CITY OF MUSKEGON STAFF.
POOL, AND PUBLIC RESTROOMS 10. PROPOSED LIGHTING SHALL CONSIST OF WALL-MOUNTED LIGHTS AND LIGHT POLES BOTH FITTED WITH DOWN CAST TYPE
FRONT-LOADED MANSION LOTS [M1-M20 & M41-M57] 1. ALLOWABLE USES: COMMUNITY CENTER; EVENT CENTER RECREATION CENTER;
24 WOODLAND PRESERVATION AREA AND ON-LEASH RETAIL/OFFICE SPACE (MU1-MU4) = 42,780 SQ.FT. 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING RESTAURANT, COCKTAIL LOUNGE, AND BREWPUB; AND MUSIC VENUE (INDOOR AND FIXTURES TO BE SPECIFIED BY LIGHTING CONSULTANT. LIGHTING SHALL BE COORIDNATED WITH CITY STAFF TO CLUSTER IN
5 10-12 UNIT REAR-LOADED CONDO OR APARTMENT DOG PARK (NOT INLCUDING FUTURE IMPROVEMENTS) 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS OUTDOOR) DESIRED HIGH TRAFFIC PUBLIC AREAS. ALL LIGHTING SHALL BE SHIELDED FROM ADJACENT PROPERTIES.
“MANSION” LOTS (100’ X 115’ TYP.) 14 RETAIL BUILDING 3. SETBACKS 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS 11. GROUND FLOOR LEVELS OF BUILDINGS A1-A4 ARE INTENDED TO BE REPURPOSED AS ADDITIONAL RETAIL OR OFFICE SPACE AS
BOAT STORAGE = 111,600 SQ.FT. (350 SPACES) FRONT YARD = 22 FT. MIN. (15 FT. MIN. ON SECONDARY FRONT YARD OF 3. MINIMUM DISTANCE TO OHWM = 15 FT. NEEDED PER MARKET CONDITIONS. THE CONVERSION OF GROUND FLOOR USES WILL BEGIN AT BUILDING A1 AND EXTEND TO THE
EAST SEQUENTIALLY ENDING AT BUILDING A4.
25 FUTURE RESTAURANT CORNER LOTS) 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT.
12. AREAS P7 AND P8 WILL NOT ALLOW FOR FISHING IF ADJACENT WATERS ARE FOUND TO BE UNSUITABLE BY ENVIRONMENTAL
6 4 TO 6-STORY APARTMENT OR CONDO BUILDING 15 PUBLIC NATURE VIEW BOARDWALK BOAT DOCKING SPACES = 251 SIDE YARD = 5 FT. MIN.
SPECIALISTS.
WITH GROUND FLOOR PARKING OR POSSIBLE 118’ SLIP = 1 SLIP REAR YARD = 15 FT. MIN. MIXED USE [MU1-MU4]
FUTURE GROUND FLOOR RETAIL [BUILDINGS A1-A4] 103’ SLIP = 1 SLIP 1. ALLOWABLE USES: GROUND FLOOR - PERMITTED USES IN THE B-2 DISTRICT, 13. TOPOGRAPHICAL REQUIREMENT PER 2101.3.E, EXISTING TOPOGRAPHY IS DEPICTED WITH CONTOURS AT 1-FT INTERVALS ON THE
26 TRAFFIC CALMING STREET TREATMENTS (E.G.
98’ SLIP = 1 SLIP REAR-LOADED MANSION LOTS [M21-M40] UPPER LEVELS - MULTIPLE FAMILY DWELLINGS EXISTING CONDITIONS PLAN. FINAL TOPOGRAPHIC CHANGES SHALL BE IN COMPLIANCE WITH EGLE DUE CARE PLAN CRITERIA.
16 PUBLIC PARKLET WITH WATERFRONT ACCESS ROUNDABOUT, SIGNALIZED BIKJE CROSSING) TO BE
93’ SLIPS = 1 SLIP 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS AREAS OF FILL MUST BE COMPACTED TO DENSITY SPECIFIED BY GEOTECH CONSULTANT.
AND FISHING DOCK COORDINATED WITH CITY OF MUSKEGON 14. THE PROJECT WILL BE SERVED BY PUBLIC WATERMAIN, PUBLIC SANITARY SEWER, AND PUBLIC AND PRIVATE STORMWATER
60’ SLIPS = 24 SLIPS 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS 3. MINIMUM DISTANCE TO OHWM = 15 FT.
7 4 TO 6-STORY APARTMENT OR CONDO BUILDING
50’ SLIPS = 77 SLIPS 3. SETBACKS 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT. MANAGEMENT SYSTEMS. WATERMAIN, SANITARY SEWER, AND STORMWATER MANAGEMENT MEASURES SHALL MEET CITY, COUNTY,
WITH GROUND FLOOR PARKING [BUILDINGS A5- AND STATE OF MICHIGAN REQUIREMENTS. “DRY UTILITIES,” WHICH INCLUDE ELECTRIC SERVICE, TELECOMMUNICATIONS, AND
45’ SLIPS = 54 SLIPS FRONT YARD = 12 FT. TO 20 FT. MIN. BUILD-TO-LINE (15 FT. MIN. SETBACK
A22] 17 PUBLIC FISHING AND KAYAK LAUNCH 27 8 FT. BREAK WALL/WAVE ATTENUATOR WITH 40’ SLIPS = 56 SLIPS ON SECONDARY FRONT YARD OF CORNER LOTS) BOAT STORAGE BUILDING NATURAL GAS, WILL BE WILL BE INSTALLED UNDERGROUND AND WILL BE PROVIDED TO EACH SITE.
PUBLIC WALKING PATH, FISHING PLATFORM AND TRANSIENT/VISITOR/SHOPPER DOCKING SPACES = 1400 LINEAR FEET SIDE YARD = 5 FT. MIN. 1. ALLOWABLE USES: BOAT STORAGE AND SIMILAR OR ACCESSORY USE
TRANSIENT/VISITOR/SHOPPER DOCKING ON NORTH REAR YARD = 1 FT. MIN. 2. MAXIMUM BUILDING HEIGHT = 50 FT.
8 REAR LOAD ROWHOUSES (18’ X 40’ TYP.) [R1-R35] 18 MULTI-MODAL TRAIL CONNECTOR AND SOUTH SIDES OF PIER
October 05, 2023 North 0’ 75’ 150’ 300’ Scale: 1”=150’
WINDWARD POINTE
FINAL PUD PLAN - PUBLIC AREA & PEDESTRAIN CIRCULATION EXHIBIT
project number: 23201268
23201268-20231005-PREL1 10/05/2023 @ 3:48 pm
MUSKEGON LAKE
P9
19 2
P7 2
16
3
P2 16 3
P8
TRANS
P12
IENT/V
ISITOR
DOCKIN
27 PIER 1
TRANS
IENT/V
G
ISITOR
P4
DOCKIN
G 16 17
16 M42 M43 M44
P10 22 M41 M45 M46 M47 M48
4
60’ SLIPS 23
P3 3 M20
P11
PIER 2
16
P6 M19 M21 M40
24
12
M49
3
50’ SLIPS M22 M50
3 M39
13 M18
P5
M2
PIER 3 M1 3 M51
M23 M38
M17
M3 16 A21
45’ SLIPS
4 A22 A20 M52
M24
17
M37 5 A19
P13
R16-
M16 2
PIER 4 7
M4
M53
5
0-1
M25
1
M36
8-2
R1
40’ SLIPS M8
R1
R1-3 R4-6 M5 M9
R7-9 M15
3
5
2-2
PIER 5 M6 18 M7 M26 M35 M54
R2
R34-35 R30-33 R2 M10 A16
6-29 8
M14 A17 A18
50’ SLIPS
M11 4 M27 M34 M55
M13
M12 15
12
21 MU4 MU3
P1 10
A7
7
A6 M56
P14
11 M28
A5 18 M33
20 A15 A14
17 25 9 9 5 A13 A12 4
M57
MU1 MU2 M29 M32
A1 A2 6 A3 M30 M31
A4
P15
18 14
A8 A9 7 A10 A11
26
P15
1
18
LAKESHORE DRIVE 1
ET
1 26
RE
LAURUE STREET
SHERIN STREET
LEBOEUF STREET
LINCOLN STREET
K ST
EN MAR
D
HARRISON AVENUE
LEGEND SUMMARY OF LAND USE SITE REGULATING STANDARDS GENERAL NOTES
1. SPEED LIMITS THROUGHOUT THE PROPOSED DEVELOPMENT WILL BE A MAXIMUM OF 15 MPH.
1 SITE ENTRANCE 9 MIXED-USE BUILDING (GROUND FLOOR RETAIL, 19 POOL AND RESTROOM BUILDING SITE LOCATION: 2400 LAKESHORE DR. MUSKEGON, MICHIGAN MULTIPLE FAMILY BUILDINGS [A1-A22] ALIGNED LOTS [34’ X 150’ TYP.]
2. TYPICAL STREET TREE SPACING WILL BE 35 FT. TO 45 FT. ON CENTER, DEPENDING ON SPECIES AND SITE CONSTRAINTS (E.G.
APARTMENTS ABOVE) [MU1-MU4] 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLINGS (APARTMENTS OF 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING
SITE AREA = 122.94 AC. CONDOMINIUMS), SENIOR LIVING FACILITY, AND PERMITTED USES WITHIN THE 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT CONFLICTS WITH UTILITIES, STREET LIGHTS, DRIVEWAYS, ETC.)
B-2 DISTRICT AT GROUND FLOOR OF BUILDINGS A1-A4 3. WAYFINDING SIGNAGE WILL BE STRATEGICALLY PLACED THROUGHOUT THE DEVELOPMENT TO DIRECT PEDESTRIANS TO SITE
2 SINGLE FAMILY STAGGERED LOT (26’-22’ X 205’ 10 IN-OUT DRY BOAT STORAGE (155’ X 720’ 20 BOAT HOIST/WASH STATION AREA
EXISTING ZONING = I-2 (GENERAL INDUSTRIAL) 2. MAXIMUM BUILDING HEIGHT = 6 STORIES OR 90 FT., WHICHEVER IS LESS
3. SETBACKS
FEATURES INCLUDING KAYAK LAUNCHES, NATURAL FEATURES, TRAILS, FISHING PLATFORMS, PARKS, CLUBHOUSES, BIKE PATHS,
TYP.) - MAY BE COMBINED TO CREATE LARGER BUILDING WITH APPROXIMATELY 350 STORAGE FRONT YARD = 22 FT. MIN.
3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 5 FT. MIN. RETAIL CORRIDOR(S), DOG PARKS, ETC.
WATERFRONT LOTS SPACES) 4. OUTDOOR ENTERTAINMENT AT THE RESTAURANT AND OTHER PUBLIC SPACES WILL BE ALLOWED BETWEEN THE HOURS OF 10 A.M.
PROPOSED ZONING = PUD (PLANNED UNIT DEVELOPMENT) FOUNDATION WALL] = 35 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
21 STAGING SLIPS FOR IN/OUT SERVICE AND GAS DOCK 4. MINIMUM DISTANCE TO AJACENT ROADS (EXCLUDES PARKING DRIVE AISLES) = AND 11 P.M AND NOT PERMITTED BETWEEN 11PM AND 10AM.
11 MARINA RESTROOMS / PUMP OUT DOCK PROPOSED DWELLINGS 25 FT. STAGGERED LOTS [22’-26’ X 205’ TYP.] 5. THERE WILL BE NO GATES OR FENCES WITHIN THE DEVELOPMENT EXCEPT FOR PIERS 1, 2, 3, AND 4; DOG PARKS; SPORT COURTS;
3 SINGLE FAMILY ALIGNED LOT (34’ X 150’ TYP.) - MAY 26’/22’X205’ LOTS = 108 DWELLINGS 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING PLAYGROUNDS, POOLS; DUMPSTER ENCLOSURES; AND ABOVE GROUND UTILITY SCREENING.
BE COMBINED TO CREATE LARGER WATERFRONT 34’X150’ LOTS = 112 DWELLINGS ROWHOUSES [R1-R35] 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT 6. ALL PUBLIC AMENITY AREAS WILL BE OWNED AND MAINTAINED BY THE DEVELOPMENT ASSOCIATION IN PERPETUITY AS A MEANS OF
LOTS MAINTAINING A HIGH LEVEL OF CARE AND LESSENING THE BURDEN ON PUBLICLY FUNDED CITY AGENCIES.
12 CLUBHOUSES WITH POOLS AND SPORT 22 FENCED DOG PARK AND POLLINATOR GARDEN AREA 10-12 UNIT “MANSION” LOT DWELLINGS = 570-684 DWELLINGS (57 BLDGS) 1. ALLOWABLE USES: ATTACHED SINGLE FAMILY DWELLINGS 3. SETBACKS
7. FINAL DUMPSTER ENCLOSURE LOCATIONS SHALL BE REVIEWED AND APPROVED BY CITY OF MUSKEGON STAFF.
COURTS APT/CONDO BUILDINGS = 792-1,320 DWELLINGS (22 BLDGS) 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS FRONT YARD = 22 FT. MIN.
18’ X 40’ TOWNHOMES = 35 UNITS (10 BLDGS) 3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 1 FT. MIN. 8. SNOW SHALL BE STORED IN DESIGNATED AREAS, AS SPECIFIED BY CITY OF MUSKEGON MAINTENANCE PERSONNEL OR REMOVED
FROM THE SITE AS NEEDED.
4 10-12 UNIT FRONT-LOADED CONDO OR APARTMENT 23 PLAYGROUND MIXED-USE APARTMENTS = 55 DWELLINGS (4 BLDGS) FOUNDATION WALL] = 16 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
9. BIKE PARKING SHALL BE PROVIDED AT RETAIL CORRIDOR(S), CLUBHOUSES, AND VARIOUS PUBIC SPACES THROUGHOUT THE
4. MINIMUM DISTANCES TO ADJACENT ROAD OR SIDEWALK = 10 FT.
“MANSION” LOTS (100’ X 150’ TYP.) 13 CLUBHOUSE WITH RESTAURANT,EVENT SPACE,
PROPOSED DENSITY = 18.8 D.U./AC. CLUBHOUSE [SITE FEATURES 12 AND 13 ON THE PLAN] DEVELOPMENT. FINAL LOCATIONS AND DESIGN OF BIKE PARKING FACILITIES TO BE COORDINATED WITH CITY OF MUSKEGON STAFF.
POOL, AND PUBLIC RESTROOMS 10. PROPOSED LIGHTING SHALL CONSIST OF WALL-MOUNTED LIGHTS AND LIGHT POLES BOTH FITTED WITH DOWN CAST TYPE
FRONT-LOADED MANSION LOTS [M1-M20 & M41-M57] 1. ALLOWABLE USES: COMMUNITY CENTER; EVENT CENTER RECREATION CENTER;
24 WOODLAND PRESERVATION AREA AND ON-LEASH RETAIL/OFFICE SPACE (MU1-MU4) = 42,780 SQ.FT. 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING RESTAURANT, COCKTAIL LOUNGE, AND BREWPUB; AND MUSIC VENUE (INDOOR AND FIXTURES TO BE SPECIFIED BY LIGHTING CONSULTANT. LIGHTING SHALL BE COORIDNATED WITH CITY STAFF TO CLUSTER IN
5 10-12 UNIT REAR-LOADED CONDO OR APARTMENT DOG PARK (NOT INLCUDING FUTURE IMPROVEMENTS) 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS OUTDOOR) DESIRED HIGH TRAFFIC PUBLIC AREAS. ALL LIGHTING SHALL BE SHIELDED FROM ADJACENT PROPERTIES.
“MANSION” LOTS (100’ X 115’ TYP.) 14 RETAIL BUILDING 3. SETBACKS 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS 11. GROUND FLOOR LEVELS OF BUILDINGS A1-A4 ARE INTENDED TO BE REPURPOSED AS ADDITIONAL RETAIL OR OFFICE SPACE AS
BOAT STORAGE = 111,600 SQ.FT. (350 SPACES) FRONT YARD = 22 FT. MIN. (15 FT. MIN. ON SECONDARY FRONT YARD OF 3. MINIMUM DISTANCE TO OHWM = 15 FT. NEEDED PER MARKET CONDITIONS. THE CONVERSION OF GROUND FLOOR USES WILL BEGIN AT BUILDING A1 AND EXTEND TO THE
EAST SEQUENTIALLY ENDING AT BUILDING A4.
25 FUTURE RESTAURANT CORNER LOTS) 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT.
12. AREAS P7 AND P8 WILL NOT ALLOW FOR FISHING IF ADJACENT WATERS ARE FOUND TO BE UNSUITABLE BY ENVIRONMENTAL
6 4 TO 6-STORY APARTMENT OR CONDO BUILDING 15 PUBLIC NATURE VIEW BOARDWALK BOAT DOCKING SPACES = 251 SIDE YARD = 5 FT. MIN.
SPECIALISTS.
WITH GROUND FLOOR PARKING OR POSSIBLE 118’ SLIP = 1 SLIP REAR YARD = 15 FT. MIN. MIXED USE [MU1-MU4]
FUTURE GROUND FLOOR RETAIL [BUILDINGS A1-A4] 103’ SLIP = 1 SLIP 1. ALLOWABLE USES: GROUND FLOOR - PERMITTED USES IN THE B-2 DISTRICT, 13. TOPOGRAPHICAL REQUIREMENT PER 2101.3.E, EXISTING TOPOGRAPHY IS DEPICTED WITH CONTOURS AT 1-FT INTERVALS ON THE
26 TRAFFIC CALMING STREET TREATMENTS (E.G.
98’ SLIP = 1 SLIP REAR-LOADED MANSION LOTS [M21-M40] UPPER LEVELS - MULTIPLE FAMILY DWELLINGS EXISTING CONDITIONS PLAN. FINAL TOPOGRAPHIC CHANGES SHALL BE IN COMPLIANCE WITH EGLE DUE CARE PLAN CRITERIA.
16 PUBLIC PARKLET WITH WATERFRONT ACCESS ROUNDABOUT, SIGNALIZED BIKJE CROSSING) TO BE
93’ SLIPS = 1 SLIP 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS AREAS OF FILL MUST BE COMPACTED TO DENSITY SPECIFIED BY GEOTECH CONSULTANT.
AND FISHING DOCK COORDINATED WITH CITY OF MUSKEGON 14. THE PROJECT WILL BE SERVED BY PUBLIC WATERMAIN, PUBLIC SANITARY SEWER, AND PUBLIC AND PRIVATE STORMWATER
60’ SLIPS = 24 SLIPS 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS 3. MINIMUM DISTANCE TO OHWM = 15 FT.
7 4 TO 6-STORY APARTMENT OR CONDO BUILDING
50’ SLIPS = 77 SLIPS 3. SETBACKS 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT. MANAGEMENT SYSTEMS. WATERMAIN, SANITARY SEWER, AND STORMWATER MANAGEMENT MEASURES SHALL MEET CITY, COUNTY,
WITH GROUND FLOOR PARKING [BUILDINGS A5- AND STATE OF MICHIGAN REQUIREMENTS. “DRY UTILITIES,” WHICH INCLUDE ELECTRIC SERVICE, TELECOMMUNICATIONS, AND
45’ SLIPS = 54 SLIPS FRONT YARD = 12 FT. TO 20 FT. MIN. BUILD-TO-LINE (15 FT. MIN. SETBACK
A22] 17 PUBLIC FISHING AND KAYAK LAUNCH 27 8 FT. BREAK WALL/WAVE ATTENUATOR WITH 40’ SLIPS = 56 SLIPS ON SECONDARY FRONT YARD OF CORNER LOTS) BOAT STORAGE BUILDING NATURAL GAS, WILL BE WILL BE INSTALLED UNDERGROUND AND WILL BE PROVIDED TO EACH SITE.
PUBLIC WALKING PATH, FISHING PLATFORM AND TRANSIENT/VISITOR/SHOPPER DOCKING SPACES = 1400 LINEAR FEET SIDE YARD = 5 FT. MIN. 1. ALLOWABLE USES: BOAT STORAGE AND SIMILAR OR ACCESSORY USE
TRANSIENT/VISITOR/SHOPPER DOCKING ON NORTH REAR YARD = 1 FT. MIN. 2. MAXIMUM BUILDING HEIGHT = 50 FT.
8 REAR LOAD ROWHOUSES (18’ X 40’ TYP.) [R1-R35] 18 MULTI-MODAL TRAIL CONNECTOR AND SOUTH SIDES OF PIER
October 05, 2023 North 0’ 75’ 150’ 300’ Scale: 1”=150’
WINDWARD POINTE
FINAL PUD PLAN
project number: 23201268
Windward Pointe
Stormwater Management Design Strategy
Criteria
Stormwater management for proposed Windward Pointe will meet the rigorous criteria
established by the Muskegon County Water Resources Commissioner and the City of
Muskegon.
• The City of Muskegon and their stormwater consultant team will review the
design calculations and construction documents prior to construction of site
infrastructure.
• A stormwater permit will be obtained from the City of Muskegon prior to the start
of infrastructure construction.
Historical Site
Throughout Muskegon’s history, stormwater runoff has been considered a “nuisance”
that had to be disposed of quickly and without regarding to its real value. This is
evidenced on the Windward Pointe property, which was the site of an industrial-era
paper mill for many decades. The site was largely impervious, and stormwater runoff
was allowed to simply flow away from the site with zero or very little clean-up or
treatment techniques.
SD Warren / Sappi Paper Mill
Windward Pointe Goals
Recently it has been recognized that effective stormwater
management means that we need to treat rainfall as a
resource that should be protected, helping to ensure that
future generations can enjoy the unique resources that we
are blessed with. Windward Pointe shares this vision and
goal for sustainability in its stormwater management design
strategy.
217 Grandville Avenue, SW Suite 302 • Grand Rapids, MI 49503 • P. 616.575.5190 • F. 616.575.6644
Ann Arbor • Chicago• Columbus • Grand Rapids • Holland • Indianapolis • St. Louis
www.nederveld.com
Techniques
Stormwater runoff from streets can carry sediment, debris, chemicals, and pollutants,
which must be cleaned and treated prior to discharge into our waterways.
• Underground infrastructure will include
sediment trap sumps in catch basins and
stormwater quality units (SWQU).
SWQUs are designed to treat stormwater
to remove debris collected in runoff
including trash, sediment, oils, and other
suspended solids.
• Windward Pointe will also employ sustainable design measures such as planting
strips, infiltration beds, bioretention cells, and bioswales to capture and treat
stormwater runoff. Examples are shown below:
Standards
The design for the site will meet the standards set forth by the City of Muskegon,
Muskegon County Water Resources Commissioner, and the Michigan Department of
Environment, Great Lakes, and Energy. In particular, water quality will be the primary
focus of stormwater management at Windward Pointe. To accomplish this, the project
will be required to utilize Best Management Practices (BMPs) that provide treatment for
approximately 3.3 million gallons of stormwater runoff, meeting County and City criteria
for sediment and pollutant removal. These measures will include employing the
techniques noted above.
26.00 22.00 26.00 22.00
SETBACK
SETBACK
YARD
REAR
YARD
REAR
15.0'
15.0'
1.0' 1.0'
SIDE SIDE
YARD YARD
60.00
60.00
SETBACK SETBACK
60.00
60.00
102.5
102.5
TYP.
TYP.
ALLEY PARKING IN LIEU OF
GROUND FLOOR PARKING ALLEY
100.0 TYP.
SETBACK
SETBACK
YARD
REAR
YARD
SETBACK
REAR
15.0'
15.0'
YARD
REAR
15.0'
90.0
24.00 24.00 24.00 24.00
2.0
WALK
2.0
7.0'
SETBACK
90.0
YARD
REAR
1.0'
5.0'
SIDE
5.0' YARD
SIDE SETBACK 5.0'
150.0 TYP.
115.0 TYP.
94.0
94.0
SIDE
94.0
YARD
SETBACK YARD
150.0
MIN.
SETBACK
150.0
MIN.
60.00
60.00
60.00
60.00
102.5
102.5
TYP.
TYP.
94.0
94.0
5.0'
90.0 SIDE
YARD
SETBACK
24.00 24.00 24.00 24.00
90.0
BUILD TO LINE
34.0 34.0
SETBACK
SETBACK
SETBACK
SETBACK
FRONT
FRONT
FRONT
34.0 34.0
FRONT
YARD
YARD
YARD
YARD
SETBACK
22.0'
22.0'
12' - 20'
22.0'
22.0'
FRONT
YARD
22.0'
MIN. MIN. 22.00 26.00 MIN. MIN. 100.0 TYP. 22.00 26.00
INTERIOR GROUND FLOOR PARKING
POSSIBLE ON-STREET PARKING
PUBLIC ROAD PUBLIC ROAD PUBLIC ROAD
PUBLIC ROAD PUBLIC ROADPUBLIC ROAD
(2) DRIVEWAY SPACES
34’ X 150’ LOTS 26’/22’ X 205’ LOTS 10-12 UNIT CONDO OR APT. “MANSION” LOTS 10-12 UNIT CONDO OR APT. “MANSION” LOTS
3 STORY WITH BASEMENT 3 STORY WITH BASEMENT 3 TO 5 STORY STRUCTURES 3 TO 5 STORY STRUCTURES
TYPICAL LOT CONFIGURATIONS
N.T.S.
ALLEY PARKING IN LIEU OF
GROUND FLOOR PARKING ALLEY 0' 15' 30' 60'
40 FT. TO 50 FT. PUBLIC R.O.W. SCALE: 1" = 30'
CONCRETE CURB PER 22 FT. - 24 FT. STREET SURFACE CONCRETE CURB PER
CITY SPECIFICATIONS 32 FT. WITH ONE-SIDE PARALLEL PARKING CITY SPECIFICATIONS
40 FT. WITH TWO-SIDE PARALLEL PARKING
WALK
BIOSWALE BIOSWALE
7.0'
SETBACK
90.0 ASPHALT PAVING PER
YARD
REAR
PLANTING AREA PLANTING AREA
1.0'
CITY SPECIFICATIONS
2% SLOPE 2% SLOPE 50' @ 1.0%
115.0 TYP.
PROP. CONCRETE SIDEWALK PROP. CONCRETE SIDEWALK
(WHERE APPLICABLE) (WHERE APPLICABLE)
MAY BE INSIDE R.O.W. OR IN 3.3' MAY BE INSIDE R.O.W. OR IN
MIN.
94.0
94.0
94.0
5'-9" MIN.
EASEMENT OUTSIDE R.O.W. 0.02'/ FT. 0.02'/ FT. EASEMENT OUTSIDE R.O.W.
AS NEEDED CLASS II GRANULAR 5.0' AS NEEDED
MATERIAL
SIDE COMPACTED
YARD
SETBACK
22-A GRAVEL
2.5' MIN.
CLASS II BACKFILL AND SUBBASE
3FT SEDIMENT
SANITARY
6" MIN. PERFORATED STORM SEWER (WHERE REQUIRED)
SEWER
TREATMENT
GEOTEXTILE WRAPPED 90.0
BUILD TO LINE
UNDERDRAIN. (TYP.) SUMP 3FT SEDIMENT 2" MIN. BURIED PRIVATE "DRY"
12' - 20'
TREATMENT UNDERCUT UTILITIES (CABLE, GAS,
BURIED PRIVATE "DRY" CATCH BASIN 100.0 TYP.
MIN. WIDTH OF TRENCH TO BE SUMP (TYP.) ELECTRIC, PHONE)
UTILITIES (CABLE, GAS, TRENCH WIDTH= DIA. X 2 OUTSIDE DIA. OF PIPE PLUS 12"
ELECTRIC, PHONE)
PROP.
WATERMAIN
PUBLIC ROAD
PUBLIC ROAD CROSS SECTION
N.T.S.
October 05, 2023
WINDWARD POINTE 0' 15' 30' 60'
DETAILS SCALE: 1" = 30'
project number: 23201268
October 5, 2023
Jon Rooks
Parkland Properties of Michigan
75 W Walton Avenue STE A
Muskegon, MI 49440
City of Muskegon
Planning Department
933 Terrace Street
Muskegon, MI 49440
Re: Windward Pointe Lot and Building Parameters:
Homesite dwelling unit
1. The homesite dwelling unit shall have a minimum living area (excluding all basement area) of
one thousand (1000) square feet with a minimum six hundred (600) square feet at the first floor.
There is no maximum square footage. The second floor must be equal to or smaller than the first
floor beneath including any garage.
2. Where the homesite design involves a roof pitch, it shall be a minimum pitch of 6/12, that is, for
every twelve inches (12'') of lateral run, the roof shall rise six inches (6''). In the case of additions
or alterations to principal structures, the roof pitch shall be a minimum pitch of 6/12.
3. The roof shall have a snow load rating that meets the current Michigan Building Code.
4. Roof drainage shall be provided to direct storm or meltwater away from the foundation
including hip, gambrel and mansard roofs.
5. Siding and trim systems shall be of an industry standard gauge suitable for on-site-built homes.
6. The dwelling unit shall have a minimum width of 18 feet across any front, side, and rear
elevation view.
7. The front elevation view may have a design offset including but not limited to; bay windows,
covered porches, or structural offsets from the principal plane of the building.
8. Any single-story, residential structure shall not be more than three (3) times longer than its width
(exclusive of an attached garage).
9. Garage doors may not compromise more than seventy-five percent (75%) of the front face of the
structure.
10. Newly constructed homes must be set back fifteen (15’) from the front property line.
11. The dwelling unit shall be firmly attached to a permanent foundation constructed on the site in
accordance with the current building code, manufacturers specifications, and any other
applicable requirements.
12. Any crawlspace, partial or full height basement 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.
13. There will be no mobile home dwelling units permitted on any lot except manufactured /
modular homes that meet building code.
14. There will be no mobile home dwelling units, including their undercarriage and wheel
apparatus, permitted on any lot except manufactured / modular homes that meet building code.
15. The dwelling unit shall be connected to a public sewer and water supply when available, as
defined by the Plumbing Code. Backflow preventers are required in the basement or crawl space
of each home.
16. There shall be a minimum storage space requirement of twenty (25) square feet within each
dwelling unit (not including garage parking areas).
17. The subject dwelling unit shall be reasonably aesthetically compatible in design and appearance
with other dwellings within two hundred (200) feet which shall be dictated in detail in the
condominium by-laws. The foregoing shall not be construed to prohibit innovative design
concepts involving such matter as (but not limited to) solar energy, view, unique land contour, or
eclecticly combining traditional, cottage, contemporary or modern homes in the same
development.
18. The compatibility of design and appearance shall be in accordance with the condominium by-
laws.
19. 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.
20. The dwelling unit shall comply with all pertinent structural, building and fire codes.
21. All construction required herein shall be commenced only after a building permit has been
obtained in accordance with the Building Code.
22. Each dwelling unit shall have an established vegetative ground cover in less than 12 months after
occupancy. A minimum of two shade trees, two inches (2'') in diameter, four feet (4') from the
ground or six foot (6') evergreen trees shall be provided.
23. Detached outbuildings, including garages, are allowed up to five hundred (500) square feet
maximum at the rear yard of non-waterfront lots or the front yard of waterfront lots.
24. Front Yard Setback: Minimum fifteen (15’) feet from the front property line.
25. Rear Yard Setback (waterfront lots): Minimum fifteen (15’) feet from the rear property line.
26. Side Yard Setback: Minimum three (3) feet (however, only eaves, fireplaces, egress wells, and
uncovered steps can be closer than five (5) feet); except on staggered lots, minimum zero (0’) foot
set back providing the homes are at least five (5) feet apart front to back.
27. Eaves, fireplaces, uncovered steps, and egress wells may encroach into all yard setbacks. All other
parts of the home must be five (5) feet from the property line; except on staggered lots, minimum
zero (0’) foot set back providing the homes are at least five (5) feet apart front to back.
28. Building Height: Maximum forty-five (45) feet to the peak of any gable, gambrel or hip roofs, or
to the top of any flat roofs.
29. Building height does not include chimneys, spires, cupolas, dormers, finials, antennae, railings,
roof decks and access to the roof deck.
30. Number of Stories: Maximum three (3) not including basement and any roof deck and access to
it.
31. All stories above grade may contain any combination of conditioned living space, outdoor space
(covered or uncovered) and garage area.
32. One six hundred (600) maximum square foot, uncovered roof deck allowed above three (3)
stories. No limit on first three (3) stories.
33. Garages are required with a maximum of three (3) stalls.
34. One (1) stall maximum carport is allowed in addition to the garage attached or unattached to any
building.
35. Full or partial basements are allowed that are finished or unfinished.
36. Front porches are allowed and may be up to three (3) stories tall and a minimum 20% of the front
elevation area.
37. Rear porches are allowed and may be up to three (3) stories tall and a minimum 20% of the rear
elevation.
38. One (1) wraparound or side porch is allowed and may be up to two (2) stories tall and up to 50%
of the side elevation.
39. Minimum eight (8) feet of separation between any buildings on the same lot.
40. All architectural designs must comply with the Condominium Association’s bylaws, master
deed, rules and regulations.
Mansion dwelling unit
41. The ‘mansion’ (condo and apartment) dwelling unit shall have a minimum living area (excluding
all parking area) of five hundred (500) square feet. There is no maximum square footage.
42. Where the homesite design involves a roof pitch, it shall be a minimum pitch of 6/12, that is, for
every twelve inches (12'') of lateral run, the roof shall rise six inches (6''). In the case of additions
or alterations to principal structures, the roof pitch shall be a minimum pitch of 6/12.
43. The roof shall have a snow load rating that meets the current Michigan Building Code.
44. Roof drainage shall be provided to direct storm or meltwater away from the foundation
including hip, gambrel and mansard roofs.
45. Siding and trim systems shall be of an industry standard gauge suitable for on-site-built homes.
46. The dwelling unit shall have a minimum width of 14 feet across any front, side, and rear
elevation view.
47. The front elevation view may have a design offset including but not limited to; bay windows,
covered porches, or structural offsets from the principal plane of the building.
48. Garage doors may not compromise more than sixty-five percent (65%) of the front face of the
structure.
49. Newly constructed homes must be set back fifteen (15’) from the front property line.
50. The dwelling unit shall be firmly attached to a permanent foundation constructed on the site in
accordance with the current building code, manufacturers specifications, and any other
applicable requirements.
51. Any crawlspace, partial or full height basement 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.
52. There will be no mobile home dwelling units permitted on any lot.
53. There will be no mobile home dwelling units, including their undercarriage and wheel
apparatus, permitted on any lot.
54. The dwelling unit shall be connected to a public sewer and water supply when available, as
defined by the Plumbing Code. Backflow preventers are required in the basement or crawl space
of each home.
55. There shall be a minimum storage space requirement of twenty five (25) square feet within each
dwelling unit (not including garage parking areas).
56. The subject dwelling unit shall be reasonably aesthetically compatible in design and appearance
with other dwellings within two hundred (200) feet which shall be dictated in detail in the
condominium by-laws. The foregoing shall not be construed to prohibit innovative design
concepts involving such matter as (but not limited to) solar energy, view, unique land contour, or
eclecticly combining traditional, cottage, contemporary or modern homes in the same
development.
57. The compatibility of design and appearance shall be in accordance with the condominium by-
laws.
58. 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.
59. The dwelling unit shall comply with all pertinent structural, building and fire codes.
60. All construction required herein shall be commenced only after a building permit has been
obtained in accordance with the Building Code.
61. Each dwelling unit shall have an established vegetative ground cover in less than 12 months after
occupancy. A minimum of two shade trees, two inches (2'') in diameter, four feet (4') from the
ground or one six foot (6') evergreen tree shall be provided.
62. Detached outbuildings, including garages, are allowed up to five hundred (500) square feet
maximum at the rear yard of non-waterfront lots or the front yard of waterfront lots.
63. Front Yard Setback: Minimum fifteen (15’) feet from the front property line and nine (9) feet from
the property line.
64. Rear Yard Setback (waterfront lots): Minimum zero (0’) feet from 584 elevation (flood plaine).
65. Side Yard Setback: Minimum three (3) feet (however, only eaves, fireplaces, egress wells, and
uncovered steps can be closer than five (5) feet).
66. Eaves, fireplaces, uncovered steps, and egress wells may encroach into all yard setbacks. All
other parts of the home must be five (5) feet from the property line.
67. Building Height: Maximum seventy-five (75) feet to the peak of any gable, gambrel or hip roofs,
or to the top of any flat roofs.
68. Building height does not include chimneys, spires, cupolas, dormers, finials, antennae, railings,
roof decks and access to the roof deck.
69. Number of Stories: Maximum five (5) not including any roof deck and access to it.
70. All stories above grade may contain any combination of conditioned living space, outdoor space
(covered or uncovered) and garage area.
71. One six hundred (600) maximum square foot, uncovered roof deck allowed above six (6) stories.
72. Optional common garages with a maximum of twelve (12) interior parking spots.
73. Front porches are allowed and may be up to five (5) stories tall and a minimum 20% of the front
elevation area.
74. Rear porches are allowed and may be up to three (3) stories tall and a minimum 20% of the rear
elevation.
75. One (1) wraparound or side porch is allowed and may be up to two (2) stories tall and up to 50%
of the side elevation.
76. Minimum eight (8) feet of separation between any buildings on the same lot.
77. All architectural designs must comply with the Condominium Association’s bylaws, master
deed, rules and regulations.
Multi-family dwelling unit
78. The multi-family (condo and apartment) structure shall have a minimum living area of four
hundred twenty five (425) square feet. There is no maximum square footage.
79. Where the design involves a roof pitch, it shall be a minimum pitch of 6/12, that is, for every
twelve inches (12'') of lateral run, the roof shall rise six inches (6''). In the case of additions or
alterations to principal structures, the roof pitch shall be a minimum pitch of 6/12.
80. The roof shall have a snow load rating that meets the current Michigan Building Code.
81. Roof drainage shall be provided to direct storm or meltwater away from the foundation
including hip, gambrel and mansard roofs.
82. Siding and trim systems shall be of an industry standard gauge suitable for on-site-built homes.
83. The structure shall have a minimum width of 10 feet across any front, side, and rear elevation
view.
84. The front elevation view may have a design offset including but not limited to; bay windows,
covered porches, or structural offsets from the principal plane of the building.
85. Garage doors may not compromise more than ninety-five percent (95%) of the front face of the
structure.
86. Newly constructed structures must be set back fifteen (15’) from the front property line.
87. The structure shall be firmly attached to a permanent foundation constructed on the site in
accordance with the current building code, manufacturers specifications, and any other
applicable requirements.
88. Any crawlspace, partial or full height basement 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.
89. There will be no mobile home dwelling units permitted on any lot.
90. There will be no mobile home dwelling units, including their undercarriage and wheel
apparatus, permitted on any lot.
91. The dwelling unit shall be connected to a public sewer and water supply when available, as
defined by the Plumbing Code. Backflow preventers are required in the basement or crawl space
of each home.
92. The subject dwelling unit shall be reasonably aesthetically compatible in design and appearance
with other dwellings within two (200) feet which shall be dictated in detail in the condominium
by-laws. The foregoing shall not be construed to prohibit innovative design concepts involving
such matter as (but not limited to) solar energy, view, unique land contour, or eclecticly
combining traditional, cottage, contemporary or modern homes in the same development.
93. The compatibility of design and appearance shall be in accordance with the condominium by-
laws.
94. 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.
95. The structure shall comply with all pertinent structural, building and fire codes.
96. All construction required herein shall be commenced only after a building permit has been
obtained in accordance with the Building Code.
97. Each structure shall have an established vegetative ground cover in less than 12 months after
occupancy. A minimum of two shade tree, two inches (2'') in diameter, four feet (4') from the
ground or one six foot (6') evergreen tree shall be provided.
98. Detached outbuildings, including garages, are allowed up to five hundred (500) square feet
maximum at the rear yard of non-waterfront lots or the front yard of waterfront lots.
99. Front Yard Setback: Minimum fifteen (15’) feet from the front property line and nine (9) feet from
the property line.
100. Rear Yard Setback (waterfront lots): Minimum zero (0’) feet from 584 elevation (flood plaine).
101. Side Yard Setback: Minimum three (3) feet (however, only eaves, fireplaces, egress wells, and
uncovered steps can be closer than five (5) feet).
102. Eaves, fireplaces, uncovered steps, and egress wells may encroach into all yard setbacks. All
other parts of the home must be five (5) feet from the property line.
103. Building Height: Maximum ninety (90) feet to the peak of any gable, gambrel or hip roofs, or to
the top of any flat roofs.
104. Building height does not include chimneys, spires, cupolas, dormers, finials, antennae, railings,
roof decks and access to the roof deck.
105. Number of Stories: Maximum six (6) not including any roof deck and access to it.
106. All stories above grade may contain any combination of conditioned living space, outdoor space
(covered or uncovered) and garage area.
107. One six hundred (600) maximum square foot, uncovered roof deck allowed above three (3)
stories.
108. Garages are not required.
109. Carports are allowed in addition to surface lot, or garage parking with the first floor of the
building.
110. Full or partial basements are allowed that are finished or unfinished.
111. Front porches are allowed and may be up to six (6) stories tall and a minimum 20% of the front
elevation area.
112. Rear porches are allowed and may be up to six (6) stories tall and a minimum 20% of the rear
elevation.
113. One (1) wraparound or side porch is allowed and may be up to six (6) stories tall and up to 50%
of the side elevation.
114. Minimum eight (8) feet of separation between any buildings on the same lot.
115. All architectural designs must comply with the Condominium Association’s bylaws, master
deed, rules and regulations.
Design inspiration deck
Public amenity summary
• 5.63 acres of waterfront property
• ~1,000 linear feet directly on Muskegon Lake
• ~1,900 linear feet of proposed Muskegon Lake
boardwalk
• The above does not include publicly accessible
roadways and sidewalks, retail corridors, or bike paths
Design inspiration deck Retail corridor
Design inspiration deck Retail corridor
Design inspiration deck Retail corridor
Design inspiration deck Retail corridor
Design inspiration deck Retail corridor
Retail corridor targeted uses for 20 to 40 business tenants
(43,000 to 95,000 SF of available space based on demand):
• Restaurants/bars/distilleries/breweries/wineries/meaderies
• Fitness center/studio
• Day care
• Pet care
• Veterinarian
• Hair salon and spa
• Massage therapy
• Coffee shop
• Other amenity and experience driven businesses
Design inspiration deck Retail corridor
Design inspiration deck 5,000 to 10,000 SF waterfront homes
Design inspiration deck 5,000 to 10,000 SF waterfront homes
Design inspiration deck Townhomes / 2 to 3 beds / 2-stall garages
Design inspiration deck Condo/apartment ‘mansions’
Design inspiration deck Condo/apartment ‘mansions’
Design inspiration deck Condo/apartment ‘mansions’
Design inspiration deck Condo/apartment/senior housing/retail
Design inspiration deck Condo/apartment/senior housing/retail
Design inspiration deck Condo/apartment/senior housing/garage
Design inspiration deck 2,000 to 5,000 SF waterfront homes
Design inspiration deck 1,800 to 3,500 SF waterfront homes
Design inspiration deck 1,800 to 3,500 SF waterfront homes
Design inspiration deck Landscape enhancements for high density
Design inspiration deck Landscape enhancements for high density
Design inspiration deck Landscape enhancements for high density
Design inspiration deck Public kayak launch
Design inspiration deck Public fishing piers
Design inspiration deck Public beach
Design inspiration deck Public nature boardwalk
Design inspiration deck Pollinator garden
Design inspiration deck Public playground
Design inspiration deck Public mature wooded park
23201268-20231005-PREL1 10/06/2023 @ 2:34 pm
MUSKEGON LAKE
19 2
2
16
3
TRANS 16 3
IENT/V
ISITOR
27 DOCKIN
PIER 1 TRANS G
IENT/V
ISITOR 17
DOCKIN 16
G 16 M42 M43 M44
22 M41 M45 M46 M47 M48
4
60’ SLIPS 23
3 M20
16 M19 M21 M40 M49
PIER 2
24
12
3
50’ SLIPS M22 M50
3 M39
13
M2
M18
A S E
PIER 3 M1 3
M23 M38
M51
PH
45’ SLIPS M3 16
M17
A21
2
4 A22 A20 M52
M24
17
M37 5 A19
R16-
M16 2
PIER 4 7
M4
M53
5
E
0-1
M25
1
M36
S
8-2
R1
40’ SLIPS
M8
A
R1
3
R1-3 R4-6 R7-9
M5 M9
P H M15
5
2-2
PIER 5 M6 18 M7 M26 M54
1 M35
R2
R34-35 R30-33 R2 M10 A16
6-29 8
M14 A17 A18
50’ SLIPS
M11 4 M27 M34
A S E M55
E M12
M13
12 P H 15
21
H A S MU4 MU3 3
P A7
11
310 7
A6 M28 M56
17 25
20
9 9
A
A5
S E 5
18 M33
A15 A14 A13
P H M29
A12 4
M57
MU1 MU2
3 M32
A1 A2 6 A3 M30 M31
A4 14
18 A8 A9 7 A10
26 1 A11
18
LAKESHORE DRIVE 1
ET
1 26
RE
LAURUE STREET
SHERIN STREET
LEBOEUF STREET
LINCOLN STREET
K ST
EN MAR
D
HARRISON AVENUE
LEGEND SUMMARY OF LAND USE SITE REGULATING STANDARDS GENERAL NOTES
1. SPEED LIMITS THROUGHOUT THE PROPOSED DEVELOPMENT WILL BE A MAXIMUM OF 15 MPH.
1 SITE ENTRANCE 9 MIXED-USE BUILDING (GROUND FLOOR RETAIL, 19 POOL AND RESTROOM BUILDING SITE LOCATION: 2400 LAKESHORE DR. MUSKEGON, MICHIGAN MULTIPLE FAMILY BUILDINGS [A1-A22] ALIGNED LOTS [34’ X 150’ TYP.]
2. TYPICAL STREET TREE SPACING WILL BE 35 FT. TO 45 FT. ON CENTER, DEPENDING ON SPECIES AND SITE CONSTRAINTS (E.G.
APARTMENTS ABOVE) [MU1-MU4] 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLINGS (APARTMENTS OF 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING
SITE AREA = 122.94 AC. CONDOMINIUMS), SENIOR LIVING FACILITY, AND PERMITTED USES WITHIN THE 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT CONFLICTS WITH UTILITIES, STREET LIGHTS, DRIVEWAYS, ETC.)
B-2 DISTRICT AT GROUND FLOOR OF BUILDINGS A1-A4 3. WAYFINDING SIGNAGE WILL BE STRATEGICALLY PLACED THROUGHOUT THE DEVELOPMENT TO DIRECT PEDESTRIANS TO SITE
2 SINGLE FAMILY STAGGERED LOT (26’-22’ X 205’ 10 IN-OUT DRY BOAT STORAGE (155’ X 720’ 20 BOAT HOIST/WASH STATION AREA
EXISTING ZONING = I-2 (GENERAL INDUSTRIAL) 2. MAXIMUM BUILDING HEIGHT = 6 STORIES OR 90 FT., WHICHEVER IS LESS
3. SETBACKS
FEATURES INCLUDING KAYAK LAUNCHES, NATURAL FEATURES, TRAILS, FISHING PLATFORMS, PARKS, CLUBHOUSES, BIKE PATHS,
TYP.) - MAY BE COMBINED TO CREATE LARGER BUILDING WITH APPROXIMATELY 350 STORAGE FRONT YARD = 22 FT. MIN.
3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 5 FT. MIN. RETAIL CORRIDOR(S), DOG PARKS, ETC.
WATERFRONT LOTS SPACES) 4. OUTDOOR ENTERTAINMENT AT THE RESTAURANT AND OTHER PUBLIC SPACES WILL BE ALLOWED BETWEEN THE HOURS OF 10 A.M.
PROPOSED ZONING = PUD (PLANNED UNIT DEVELOPMENT) FOUNDATION WALL] = 35 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
21 STAGING SLIPS FOR IN/OUT SERVICE AND GAS DOCK 4. MINIMUM DISTANCE TO AJACENT ROADS (EXCLUDES PARKING DRIVE AISLES) = AND 11 P.M AND NOT PERMITTED BETWEEN 11PM AND 10AM.
11 MARINA RESTROOMS / PUMP OUT DOCK PROPOSED DWELLINGS 25 FT. STAGGERED LOTS [22’-26’ X 205’ TYP.] 5. THERE WILL BE NO GATES OR FENCES WITHIN THE DEVELOPMENT EXCEPT FOR PIERS 1, 2, 3, AND 4; DOG PARKS; SPORT COURTS;
3 SINGLE FAMILY ALIGNED LOT (34’ X 150’ TYP.) - MAY 26’/22’X205’ LOTS = 108 DWELLINGS 1. ALLOWABLE USES: DETACHED SINGLE FAMILY DWELLING PLAYGROUNDS, POOLS; DUMPSTER ENCLOSURES; AND ABOVE GROUND UTILITY SCREENING.
BE COMBINED TO CREATE LARGER WATERFRONT 34’X150’ LOTS = 112 DWELLINGS ROWHOUSES [R1-R35] 2. MAXIMUM BUILDING HEIGHT = 3 STORIES PLUS BASEMENT 6. ALL PUBLIC AMENITY AREAS WILL BE OWNED AND MAINTAINED BY THE DEVELOPMENT ASSOCIATION IN PERPETUITY AS A MEANS OF
LOTS MAINTAINING A HIGH LEVEL OF CARE AND LESSENING THE BURDEN ON PUBLICLY FUNDED CITY AGENCIES.
12 CLUBHOUSES WITH POOLS AND SPORT 22 FENCED DOG PARK AND POLLINATOR GARDEN AREA 10-12 UNIT “MANSION” LOT DWELLINGS = 570-684 DWELLINGS (57 BLDGS) 1. ALLOWABLE USES: ATTACHED SINGLE FAMILY DWELLINGS 3. SETBACKS
7. FINAL DUMPSTER ENCLOSURE LOCATIONS SHALL BE REVIEWED AND APPROVED BY CITY OF MUSKEGON STAFF.
COURTS APT/CONDO BUILDINGS = 792-1,320 DWELLINGS (22 BLDGS) 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS FRONT YARD = 22 FT. MIN.
18’ X 40’ TOWNHOMES = 35 UNITS (10 BLDGS) 3. MINIMUM BUILDING TO BUILDING SEPARATION [FOUNDATION WALL TO SIDE YARD = 1 FT. MIN. 8. SNOW SHALL BE STORED IN DESIGNATED AREAS, AS SPECIFIED BY CITY OF MUSKEGON MAINTENANCE PERSONNEL OR REMOVED
FROM THE SITE AS NEEDED.
4 10-12 UNIT FRONT-LOADED CONDO OR APARTMENT 23 PLAYGROUND MIXED-USE APARTMENTS = 55 DWELLINGS (4 BLDGS) FOUNDATION WALL] = 16 FT. REAR YARD = 15 FT. MIN. FROM O.H.W.M.
9. BIKE PARKING SHALL BE PROVIDED AT RETAIL CORRIDOR(S), CLUBHOUSES, AND VARIOUS PUBIC SPACES THROUGHOUT THE
4. MINIMUM DISTANCES TO ADJACENT ROAD OR SIDEWALK = 10 FT.
“MANSION” LOTS (100’ X 150’ TYP.) 13 CLUBHOUSE WITH RESTAURANT,EVENT SPACE,
PROPOSED DENSITY = 18.8 D.U./AC. CLUBHOUSE [SITE FEATURES 12 AND 13 ON THE PLAN] DEVELOPMENT. FINAL LOCATIONS AND DESIGN OF BIKE PARKING FACILITIES TO BE COORDINATED WITH CITY OF MUSKEGON STAFF.
POOL, AND PUBLIC RESTROOMS 10. PROPOSED LIGHTING SHALL CONSIST OF WALL-MOUNTED LIGHTS AND LIGHT POLES BOTH FITTED WITH DOWN CAST TYPE
FRONT-LOADED MANSION LOTS [M1-M20 & M41-M57] 1. ALLOWABLE USES: COMMUNITY CENTER; EVENT CENTER RECREATION CENTER;
24 WOODLAND PRESERVATION AREA AND ON-LEASH RETAIL/OFFICE SPACE (MU1-MU4) = 42,780 SQ.FT. 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING RESTAURANT, COCKTAIL LOUNGE, AND BREWPUB; AND MUSIC VENUE (INDOOR AND FIXTURES TO BE SPECIFIED BY LIGHTING CONSULTANT. LIGHTING SHALL BE COORIDNATED WITH CITY STAFF TO CLUSTER IN
5 10-12 UNIT REAR-LOADED CONDO OR APARTMENT DOG PARK (NOT INLCUDING FUTURE IMPROVEMENTS) 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS OUTDOOR) DESIRED HIGH TRAFFIC PUBLIC AREAS. ALL LIGHTING SHALL BE SHIELDED FROM ADJACENT PROPERTIES.
“MANSION” LOTS (100’ X 115’ TYP.) 14 RETAIL BUILDING 3. SETBACKS 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS 11. GROUND FLOOR LEVELS OF BUILDINGS A1-A4 ARE INTENDED TO BE REPURPOSED AS ADDITIONAL RETAIL OR OFFICE SPACE AS
BOAT STORAGE = 111,600 SQ.FT. (350 SPACES) FRONT YARD = 22 FT. MIN. (15 FT. MIN. ON SECONDARY FRONT YARD OF 3. MINIMUM DISTANCE TO OHWM = 15 FT. NEEDED PER MARKET CONDITIONS. THE CONVERSION OF GROUND FLOOR USES WILL BEGIN AT BUILDING A1 AND EXTEND TO THE
EAST SEQUENTIALLY ENDING AT BUILDING A4.
25 FUTURE RESTAURANT CORNER LOTS) 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT.
12. AREAS P7 AND P8 WILL NOT ALLOW FOR FISHING IF ADJACENT WATERS ARE FOUND TO BE UNSUITABLE BY ENVIRONMENTAL
6 4 TO 6-STORY APARTMENT OR CONDO BUILDING 15 PUBLIC NATURE VIEW BOARDWALK BOAT DOCKING SPACES = 251 SIDE YARD = 5 FT. MIN.
SPECIALISTS.
WITH GROUND FLOOR PARKING OR POSSIBLE 118’ SLIP = 1 SLIP REAR YARD = 15 FT. MIN. MIXED USE [MU1-MU4]
FUTURE GROUND FLOOR RETAIL [BUILDINGS A1-A4] 103’ SLIP = 1 SLIP 1. ALLOWABLE USES: GROUND FLOOR - PERMITTED USES IN THE B-2 DISTRICT, 13. TOPOGRAPHICAL REQUIREMENT PER 2101.3.E, EXISTING TOPOGRAPHY IS DEPICTED WITH CONTOURS AT 1-FT INTERVALS ON THE
26 TRAFFIC CALMING STREET TREATMENTS (E.G.
98’ SLIP = 1 SLIP REAR-LOADED MANSION LOTS [M21-M40] UPPER LEVELS - MULTIPLE FAMILY DWELLINGS EXISTING CONDITIONS PLAN. FINAL TOPOGRAPHIC CHANGES SHALL BE IN COMPLIANCE WITH EGLE DUE CARE PLAN CRITERIA.
16 PUBLIC PARKLET WITH WATERFRONT ACCESS ROUNDABOUT, SIGNALIZED BIKJE CROSSING) TO BE
93’ SLIPS = 1 SLIP 1. ALLOWABLE USES: MULTIPLE FAMILY DWELLING 2. MAXIMUM BUILDING HEIGHT = 3 STORIES OR 50 FT., WHICHEVER IS LESS AREAS OF FILL MUST BE COMPACTED TO DENSITY SPECIFIED BY GEOTECH CONSULTANT.
AND FISHING DOCK COORDINATED WITH CITY OF MUSKEGON 14. THE PROJECT WILL BE SERVED BY PUBLIC WATERMAIN, PUBLIC SANITARY SEWER, AND PUBLIC AND PRIVATE STORMWATER
60’ SLIPS = 24 SLIPS 2. MAXIMUM BUILDING HEIGHT = 5 STORIES OR 80 FT., WHICHEVER IS LESS 3. MINIMUM DISTANCE TO OHWM = 15 FT.
7 4 TO 6-STORY APARTMENT OR CONDO BUILDING
50’ SLIPS = 77 SLIPS 3. SETBACKS 4. MINIMUM DISTANCE FROM ADJACENT LOT LINES = 15 FT. MANAGEMENT SYSTEMS. WATERMAIN, SANITARY SEWER, AND STORMWATER MANAGEMENT MEASURES SHALL MEET CITY, COUNTY,
WITH GROUND FLOOR PARKING [BUILDINGS A5- AND STATE OF MICHIGAN REQUIREMENTS. “DRY UTILITIES,” WHICH INCLUDE ELECTRIC SERVICE, TELECOMMUNICATIONS, AND
45’ SLIPS = 54 SLIPS FRONT YARD = 12 FT. TO 20 FT. MIN. BUILD-TO-LINE (15 FT. MIN. SETBACK
A22] 17 PUBLIC FISHING AND KAYAK LAUNCH 27 8 FT. BREAK WALL/WAVE ATTENUATOR WITH 40’ SLIPS = 56 SLIPS ON SECONDARY FRONT YARD OF CORNER LOTS) BOAT STORAGE BUILDING NATURAL GAS, WILL BE WILL BE INSTALLED UNDERGROUND AND WILL BE PROVIDED TO EACH SITE.
PUBLIC WALKING PATH, FISHING PLATFORM AND TRANSIENT/VISITOR/SHOPPER DOCKING SPACES = 1400 LINEAR FEET SIDE YARD = 5 FT. MIN. 1. ALLOWABLE USES: BOAT STORAGE AND SIMILAR OR ACCESSORY USE
TRANSIENT/VISITOR/SHOPPER DOCKING ON NORTH REAR YARD = 1 FT. MIN. 2. MAXIMUM BUILDING HEIGHT = 50 FT.
8 REAR LOAD ROWHOUSES (18’ X 40’ TYP.) [R1-R35] 18 MULTI-MODAL TRAIL CONNECTOR AND SOUTH SIDES OF PIER
October 06, 2023 North 0’ 75’ 150’ 300’ Scale: 1”=150’
WINDWARD POINTE
FINAL PUD PLAN - PHASING PLAN
project number: 23201268
Windward Pointe
Public Amenity Area Summary
I. Public Amenity Areas Directly on Muskegon Lake
Public Waterfront
Public Waterfront Boardwalk
Area Total Area - Sq. Ft. Linear Feet Linear Feet
P1 12,917 Sq. Ft. 180 LF -
P2 43,236 Sq. Ft. - 1,454 LF
P3 32,366 Sq. Ft. 304 LF -
P4 1,473 Sq. Ft. 69 LF -
P5 5,349 Sq. Ft. 19 LF -
P6 2,926 Sq. Ft. 69 LF -
P7 1,010 Sq. Ft. 67 LF -
P8 7,482 Sq. Ft. 123 LF -
P9 9,856 Sq. Ft. 49 LF -
P10 21,181 Sq. Ft. - -
P11 111,895 Sq. Ft. - -
P12 4,721 Sq. Ft. 90 LF -
P13 4,152 Sq. Ft. - 519 LF
P14 17,368 Sq. Ft. - -
P15 Length is 4,093 LF - -
-
Totals 275,932 Sq. Ft. 970 LF 1,973 LF
(~ 12% of waterfront
land frontage)
Total Length of Waterfront Access 2,943 LF
275,932 SqFt
Total Area of Waterfront Amenities
6.33 Acres
II. Other Public Amenity Areas - Internal to Site
Public Bike Trail Length 4,093 LF
Public Bike Trail Area 32,744 Sq.Ft. (0.75 acres)
New Public Sidewalk Length 26,459 LF
New Public Sidewalk Area 132,295 Sq.Ft. (3.04 acres)
New 15 MPH Roadway Length 10,394 LF
New 15 MPH Roadway Area 703,817 Sq.Ft. (16.16 acres)
https://nederveld.sharepoint.com/sites/LDCProjectFiles/2023/232/23201268/INTERNAL/ZONING INFO/Public Areas at Windward Pointe.xlsx
APPLICANT INFORMATION
SPIRE DEVELOPMENT, INC.
330 W SPRING STREET, STE 430
COLUMBUS, OH 43215
CONTACT: SEAN MCMICKLE
614-350-0391
PARCELS/ ADDRESSES
4"
134 ALLEN AVE
PR
61-24-205-208-0010-00
2"
OP
PR
148 ALLEN AVE
OS
EXISTING HYDRANT
OP
61-24-205-208-0012-00
ED
OS
158 ALLEN AVE
WA
AMITY
EX
ED
61-24-205-208-0013-00
TE
IS
FIR
TI
168 ALLEN AVE
R
GN
E
61-24-205-208-0014-00
COMMONS/
ST
AMITY AVE
O
174 ALLEN AVE
R
M
319' 2 1/2" PROPERTY WIDTH 61-24-205-208-0014-10
SE
SPRING STREET BAPTIST CHURCH 186 ALLEN AVE
ALLEN
W
ER
PROPOSED 6" SANITARY 61-24-205-208-0015-00
923 JAY STREET
HL HL HL HL HL HL HL 61-24-205-208-0001-10
185 AMITY AVE
CROSSING
61-24-205-208-0001-00
Muskegon, MI
169 AMITY AVE
PROPOSED HYDRANT 61-24-205-208-0002-00
© 2023 BY:
159 AMITY AVE
HL BERARDI + PARTNERS, LLC
TS/BX TYP. 61-24-205-208-0003-00
8'-0" BUILDING SETBACK ARCHITECTS AND ENGINEERS
IN 20' BUILD 139 MYRTLE AVE
ALL RIGHTS RESERVED
MA TO LINE 61-24-205-208-0005-00
R
TE
WA GENERAL NOTES:
THE ARRANGEMENTS DEPICTED HEREIN ARE THE
G
TIN
SOLE PROPERTY OF BERARDI + PARTNERS, LLC
S HL • ALL EXISITING TREES ON SITE TO BE
I ARCHITECTS AND ENGINEERS, AND MAY NOT BE
EX REMOVED REPRODUCED WITHOUT ITS WRITTEN PERMISSION
2 STORY ELEMENT
PROPOSED PROJECT SIGN NOTE:
COMMON
• NO PORTION OF PROPERTY IS LOCATED
SPACE
1. ALL BIDDERS SHALL VISIT THE SITE AND
59' - 9 1/4"
IN EITHER THE 100 BECOME FAMILIAR W/ THE EXISTING CONDITIONS
20' x 26'
OR 500 YEAR FLOOD PLAIN AND REQUIREMENTS OF THE PROJECT AND
PLAY AREA
SHALL NOTIFY THE ARCHITECT OF ANY ERRORS
AND OMISSIONS SUBSEQUENTLY DISCOVERED IN
AMITY COMMONS GENERAL ZONING INFORMATION: THE CONTRACT DOCUMENTS.
2. THE CONTRACT DOCUMENTS ARE COMPRISED
PROPOSED PROPOSED 3 STORY ZONING CLASSIFICATION: CD-5 OF THE DRAWINGS AND THE PROJECT MANUAL IN
CATCH BASIN 26 UNIT BUILDING A THEIR ENTIRETY. THE INFORMATION IN THESE
139' PROPERTY DEPTH
PATIO OR MAX BUILDING HEIGHT: 75'-0"
DOCUMENTS IS DEPENDENT UPON AND
4 GAZEBO COMPLEMENTARY OF EACH OTHER.
BUILDING A SITE SEPARATION OF THE CONTRACT DOCUMENTS
"
E '-0 50,037 SF SITE = 1.15 ACRES SHALL NOT BE PERMITTED. IF THE CONTRACTOR
AV 1 8 CHOOSES TO SEPARATE THE DOCUMENTS, THEY
EXISTING SINGLE LOT COVERAGE=
177' - 8 1/2"
FAMILY HOME TLE "
CD CD TS/BX TYP. 9,038 SF/ 50,037SF= 18.1% DO SO AT THEIR OWN RISK AND EXPENSE.
3. ADDITIONALLY, SEE GENERAL INFORMATION ON
R '-0 DENSITY:
MY 24 AF AF “A0” SHEETS.
26 DU/ 1.15 ACRES= 22.6 DU/ACRE
18' - 0"
18' - 0"
4. THE CLIENT ACKNOWLEDGES THE CONSULTANTS
TYP.
MIN.
10
IC " 7 (ARCHITECT) DRAWINGS AND SPECIFICATION,
C TR 3' SIDE YARD '-0 4 AA PARCEL LINES BUILDING B SITE INCLUDING ALL DOCUMENTS ON ELECTRONIC
E 8
LK EL SETBACK 1
9' - 0" 50,037 SF SITE = 1.15 ACRES MEDIA AS INSTRUMENTS OF THE CONSULTANTS
EW
A AD (ARCHITECT) PROFESSIONAL SERVICE. THE
HE AF LOT COVERAGE:
SID ER 7 TYP.
8'-0" MIN 6' VINYL FENCE
CLIENT SHALL NOT REUSE OR MAKE OR PERMIT
G OV 7,561 SF/ 50,037 SF= 15.1%
TRASH
TIN TO BE MADE ANY MODIFICATION TO THE
PROPOSED 4" WATER
40 PARKING SPACES
XIS ING DENSITY:
24' - 0"
DRAWINGS AND SPECIFICATIONS WITHOUT THE
E IST 0.80 PARKING RATIO
PROPOSED 2" FIRE
28' - 0"
X PROPOSED HYDRANT 24 DU/1.15 ACRES= 20.9 DU/ACRE PRIOR WRITTEN AUTHORIZATION OF THE
E
CONSULTANT (ARCHITECT). THE CLIENT AGREES
TO WAIVE ANY CLAIM AGAINST THE CONSULTANT
TOTAL SITE AREA
EXISTING SINGLE AF 3' SIDE YARD (ARCHITECT) ARISING FROM ANY UNAUTHORIZED
59' - 9 1/4" 50,037 SF SITE = 1.15 ACRES TRANSFER, REUSE OR MODIFICATION OF THE
FAMILY HOME SETBACK
R TS/BX TYP. 50 DU/1.15 ACRES= 43.5 DU/ACRE DRAWINGS AND SPECIFICATIONS.
WE TOTAL LOT COVERAGE 5. ARCHITECT CANNOT WARRANT THE ACCURACY
SE 4 4 AF
RY AF BUILDINGS- 16,599 SF/50,037 SF=33.2% OF DATA CONTAINED HEREIN. ANY USE OR REUSE
18' - 0"
IT A OF ORIGINAL OR ALTERED CADD DESIGN
AN EXISTING SINGLE PAVEMENT-20,824 SF/ 50,037 SF= 42%
S AF 2 MATERIALS BY THE USER OR OTHER PARTIES
ING FAMILY HOME TOTAL COVERAGE= 75.2% WITHOUT THE REVIEW AND WRITTEN APPROVAL
XIST LK
E
E WA PROPOSED OF THE ARCHITECT SHALL BE AT THE SOLE RISK
MULTI-FAMILY BLDGS OF THE USER. FURTHERMORE, USER AGREES TO
SID LOT SPLIT
I NG 27,114 GSF BUILDING A DEFEND, INDEMNIFY, AND HOLD ARCHITECT
IST
18' - 0"
4 4 22,683 GSF BUILDING B HARMLESS FROM ALL CLAIMS, INJURIES,
EX DAMAGES, LOSSES, EXPENSES, AND ATTORNEY’S
3 49,797 GSF TOTAL FEES ARISING OUT OF THE MODIFICATION OR
REUSE OF THESE MATERIALS.
3 STORY BUILDING A 6. THESE DRAWINGS AS PART OF THE CONTRACT
EXISTING TREES TS/BX TYP. (14) 1BR UNITS DOCUMENTS ARE DIAGRAMMATIC AND ARE NOT
(6) 2BR UNITS INTENDED TO DEFINE EXACT QUANTITIES,
TO REMAIN 38 PARKING SPACES 6' VINYL FENCE LOCATIONS OR CODIFIED REQUIREMENTS. THE
24' - 0"
PROPOSED 3 STORY
0.84 PARKING RATIO (6) 3BR UNITS DRAWINGS SHALL NOT BE SCALED. EXACT
24 UNIT BUILDING B
2 TRASH CD (26) UNITS TOTAL
AMITY COMMONS
TS/BX TYP. STATE AND LOCAL CODE REQUIREMENTS AND
EXISITING PAVEMENT TO BE REMOVED OTHER APPLICABLE CODE REQUIREMENTS
EXISTING MANHOLE ON NEW SITE 3 STORY BUILDING B SHALL BE VERIFIED BY AND ARE THE SOLE
(6) 1BR UNITS RESPONSIBILITY OF THIS CONTRACTOR. ANY
CD INFORMATION WHICH DIRECTLY CONFLICTS WITH
EXISTING SEWER DRAIN (12) 2BR UNITS
ANY OF THESE CODES OR ANY DISCREPANCIES
18' - 0"
149' - 0 1/4"
8 (6) 3BR UNITS FOUND IN THE CONTRACT DOCUMENTS SHALL BE
TBACK
132' 10" PROPERTY DEPTH
(24) UNITS TOTAL BROUGHT TO THE ATTENTION OF THE PROJECT
10' REAR YARD CANOPY ARCHITECT.
PATIO
EXISITNG HYDRANT SETBACK MULTI-FAMILY TOTAL UNITS
G SE
227' - 1 3/4" (20) 1BR UNITS
D:\ahollinger\OneDrive - Berardi + Partners\Documents\23-23123_Central_jminniear.rvt
SCHEMATIC
8'-0" BUILDIN
(18) 2BR UNITS
(12) 3BR UNITS
10
(50) UNITS TOTAL
COMMON
DESIGN
NOT FOR CONSTRUCTION
SPACE
EX
SENIOR BLDG
IST
34,965 SF SITE= .80 ACRES PROJECT DATE: 07.11.2023
ING
8'-0" BUILDING SETBACK
LOT COVERAGE= PROJECT #: 23123
SID
7 BUILDING-13,056 SF/34,965 SF= 37%
62' - 6 1/4"
EW
PAVEMENT-14,613 SF/34,965 SF= 42%
AL
TOTAL COVERAGE=79%
SP
# Description Date
K
18' - 0" 24' - 0" 18' - 0"
R
PARKING
IN
ALLEN CROSSING MULTI-FAMILY SITE
G
PROPOSED SENIOR 3-STORY 40 PARKING SPACES
ST
40 SPACES/ 50 UNITS= .80 SPACES/ UNIT
45 UNIT BUILDING 29 EXTERIOR BICYCLE RACKS
SENIOR BUILDING SITE
AA 38 PARKING SPACES
3'-6" PROPERTY SETBACK EXISITNG HYDRANT 38 SPACES/ 45 UNITS= .84 SPACES/UNIT
AA
EXISTING SIDEWALK
TOTALS
4 ACCESSIBLE SPACES
HL HL HL HL HL HL HL HL HL HL 20' BUILD HL HL
JAY STREET
6 EV CHARGING SPACES
EXISTING HYDRANT EXISITNG UTILITY POLE EXISTING DRIVES TO 227' - 1 3/4" 4" PROPOSED WATER 2" PROPOSED FIRE PROPOSED PROJECT SIGN
TO LINE 68 RESIDENTIAL SPACES
78 PARKING SPACES TOTAL
SCHEMATIC
BE REMOVED TYP.
ALLEN AVE EXISTING WATER MAIN NOTE: ALL PARKING AND LOADING AREAS
TO BE PAVED AND STRIPED
SITE PLAN
PROPOSED 6" SANITARY EXISITNG SANITARY SEWER PROPOSED 6" SANITARY
EXISTING MANHOLE
306' 4" PROPERTY WIDTH
EXISTING SIDEWALK SD-
LANDSCAPE SCHEDULE
KEY BOTANICAL NAME COMMON NAME SIZE& CON.
SITE LEGEND
STORM SEWER EXTERNAL HVAC & SCREENING
100
schematic site plan 3/64" = 1'-0" AF ACER RUBRUM AUTMN FLAME MAPLE 2 1/2" CAL.
SANITARY SEWER
WATER MAIN
AA ARMSTRONG MAPLE PROPOSED CATCH BASIN
HL GLEDITSIA TI SKYLINE SKYLINE HONEY LOCUST 2 1/2" CAL, 20' LIGHT POLE W/
TO THUJA OCCIDENTALIS TECHNY ARBORVITAE 4' HT CUT OFF LAMP
TS TAXUSXMEDIA 'EVERLOW' EVERLOW YEW 18" HGT. EXISTING UTILITY POLE
BX BUXUS 'GREEN MOUNTAIN' GREEN MOUNTAIN BOXWOOD 4' HGT. LEVEL 3 ELECTRIC VEHICLE
CD COTONEASTER DAMMERI CORAL BEAUTY COTONEASTER 3 GAL CHARGING STATION
EXISTING MANHOLE
9/28/2023 9:19:53 AM
APPLICANT INFORMATION
SPIRE DEVELOPMENT, INC.
330 W SPRING STREET, STE 430
COLUMBUS, OH 43215
CONTACT: SEAN MCMICKLE
614-350-0391
AMITY
GENERAL NOTES: COMMONS/
• ALL EXISITING TREES ON SITE TO BE
REMOVED ALLEN
• NO PORTION OF PROPERTY IS LOCATED
AMITY AVE
IN EITHER THE 100
OR 500 YEAR FLOOD PLAIN
CROSSING
Muskegon, MI
SPRING STREET BAPTIST CHURCH GENERAL ZONING INFORMATION:
ZONING CLASSIFICATION: CD-5 © 2023 BY:
MAX BUILDING HEIGHT: 75'-0" BERARDI + PARTNERS, LLC
ARCHITECTS AND ENGINEERS
SENIOR BLDG ALL RIGHTS RESERVED
34,965 SF SITE= .80 ACRES
LOT COVERAGE= THE ARRANGEMENTS DEPICTED HEREIN ARE THE
SOLE PROPERTY OF BERARDI + PARTNERS, LLC
BUILDING-13,056 SF/34,965 SF= 37%
ARCHITECTS AND ENGINEERS, AND MAY NOT BE
PAVEMENT-14,613 SF/34,965 SF= 42% REPRODUCED WITHOUT ITS WRITTEN PERMISSION
TOTAL COVERAGE=79%
IN
MA NOTE:
R
TE 1. ALL BIDDERS SHALL VISIT THE SITE AND
WA PARKING BECOME FAMILIAR W/ THE EXISTING CONDITIONS
G
TIN SENIOR BUILDING SITE
AND REQUIREMENTS OF THE PROJECT AND
E XIS SHALL NOTIFY THE ARCHITECT OF ANY ERRORS
38 PARKING SPACES AND OMISSIONS SUBSEQUENTLY DISCOVERED IN
38 SPACES/ 45 UNITS= .84 SPACES/UNIT THE CONTRACT DOCUMENTS.
2. THE CONTRACT DOCUMENTS ARE COMPRISED
TOTALS OF THE DRAWINGS AND THE PROJECT MANUAL IN
THEIR ENTIRETY. THE INFORMATION IN THESE
2 ACCESSIBLE SPACES DOCUMENTS IS DEPENDENT UPON AND
3 EV CHARGING STATIONS COMPLEMENTARY OF EACH OTHER.
33 RESIDENTIAL SPACES SEPARATION OF THE CONTRACT DOCUMENTS
38 PARKING SPACES TOTAL SHALL NOT BE PERMITTED. IF THE CONTRACTOR
CHOOSES TO SEPARATE THE DOCUMENTS, THEY
DO SO AT THEIR OWN RISK AND EXPENSE.
NOTE: ALL PARKING AND LOADING AREAS 3. ADDITIONALLY, SEE GENERAL INFORMATION ON
TO BE PAVED AND STRIPED “A0” SHEETS.
4. THE CLIENT ACKNOWLEDGES THE CONSULTANTS
(ARCHITECT) DRAWINGS AND SPECIFICATION,
E INCLUDING ALL DOCUMENTS ON ELECTRONIC
EXISTING SINGLE AV SITE LEGEND MEDIA AS INSTRUMENTS OF THE CONSULTANTS
FAMILY HOME TLE STORM SEWER
(ARCHITECT) PROFESSIONAL SERVICE. THE
CLIENT SHALL NOT REUSE OR MAKE OR PERMIT
M YR SANITARY SEWER TO BE MADE ANY MODIFICATION TO THE
DRAWINGS AND SPECIFICATIONS WITHOUT THE
IC WATER MAIN PRIOR WRITTEN AUTHORIZATION OF THE
C TR CONSULTANT (ARCHITECT). THE CLIENT AGREES
E 20' LIGHT POLE W/
L K EL TO WAIVE ANY CLAIM AGAINST THE CONSULTANT
WA AD CUT OFF LAMP (ARCHITECT) ARISING FROM ANY UNAUTHORIZED
E HE
SID E R
EXISTING UTILITY POLE
TRANSFER, REUSE OR MODIFICATION OF THE
ING OV DRAWINGS AND SPECIFICATIONS.
XIST TIN
G
5. ARCHITECT CANNOT WARRANT THE ACCURACY
E
E XIS EXISTING MANHOLE OF DATA CONTAINED HEREIN. ANY USE OR REUSE
OF ORIGINAL OR ALTERED CADD DESIGN
MATERIALS BY THE USER OR OTHER PARTIES
EXISTING SINGLE EXTERNAL HVAC & SCREENING WITHOUT THE REVIEW AND WRITTEN APPROVAL
FAMILY HOME OF THE ARCHITECT SHALL BE AT THE SOLE RISK
OF THE USER. FURTHERMORE, USER AGREES TO
ER
EW DEFEND, INDEMNIFY, AND HOLD ARCHITECT
RYS PROPOSED CATCH BASIN HARMLESS FROM ALL CLAIMS, INJURIES,
IT A DAMAGES, LOSSES, EXPENSES, AND ATTORNEY’S
AN EXISTING SINGLE
G S FAMILY HOME FEES ARISING OUT OF THE MODIFICATION OR
TIN K REUSE OF THESE MATERIALS.
E XIS AL PROPOSED LEVEL 3 ELECTRIC VEHICLE 6. THESE DRAWINGS AS PART OF THE CONTRACT
EW
SID LOT SPLIT CHARGING STATION DOCUMENTS ARE DIAGRAMMATIC AND ARE NOT
G INTENDED TO DEFINE EXACT QUANTITIES,
TIN
18' - 0"
I S 4 4 LOCATIONS OR CODIFIED REQUIREMENTS. THE
EX DRAWINGS SHALL NOT BE SCALED. EXACT
3 STATE AND LOCAL CODE REQUIREMENTS AND
OTHER APPLICABLE CODE REQUIREMENTS
SHALL BE VERIFIED BY AND ARE THE SOLE
EXISTING TREES TS/BX TYP. RESPONSIBILITY OF THIS CONTRACTOR. ANY
INFORMATION WHICH DIRECTLY CONFLICTS WITH
TO REMAIN 38 PARKING SPACES 6' VINYL FENCE ANY OF THESE CODES OR ANY DISCREPANCIES
24' - 0"
0.84 PARKING RATIO FOUND IN THE CONTRACT DOCUMENTS SHALL BE
2 TRASH TS/BX TYP. CD BROUGHT TO THE ATTENTION OF THE PROJECT
EXISITING PAVEMENT TO BE REMOVED ARCHITECT.
EXISTING MANHOLE ON NEW SITE
CD
D:\ahollinger\OneDrive - Berardi + Partners\Documents\23-23123_Central_jminniear.rvt
EXISTING SEWER DRAIN
SCHEMATIC
18' - 0"
8
132' 10" PROPERTY DEPTH
CANOPY
10' REAR YARD PATIO DESIGN
NOT FOR CONSTRUCTION
EXISITNG HYDRANT SETBACK
227' - 1 3/4" PROJECT DATE: 07.11.2023
PROJECT #: 23123
10
COMMON
# Description Date
EX
SPACE
IST
ING
8'-0" BUILDING SETBACK
SID
7
62' - 6 1/4"
EW
AL
SP
K
18' - 0" 24' - 0" 18' - 0"
R
IN
ALLEN CROSSING
G
PROPOSED SENIOR 3-STORY
ST
45 UNIT BUILDING
3'-6" PROPERTY SETBACK
AA
AA EXISITNG HYDRANT SCHEMATIC
EXISTING SIDEWALK
SITE PLAN
HL HL HL HL HL HL HL HL HL HL HL HL
JAY STREET
EXISTING HYDRANT EXISITNG UTILITY POLE EXISTING DRIVES TO 227' - 1 3/4" 4" PROPOSED WATER 2" PROPOSED FIRE PROPOSED PROJECT SIGN
BE REMOVED TYP.
ALLEN AVE EXISTING WATER MAIN
EXISTING MANHOLE
306' 4" PROPERTY WIDTH
PROPOSED 6" SANITARY EXISITNG SANITARY SEWER PROPOSED 6" SANITARY SD-
EXISTING SIDEWALK 101
allen crossing schematic site plan 3/64" = 1'-0"
9/28/2023 9:19:54 AM
AMITY
COMMONS/
ALLEN
CROSSING
Muskegon, MI
© 2023 BY:
BERARDI + PARTNERS, LLC
ARCHITECTS AND ENGINEERS
ALL RIGHTS RESERVED
THE ARRANGEMENTS DEPICTED HEREIN ARE THE
SOLE PROPERTY OF BERARDI + PARTNERS, LLC
ARCHITECTS AND ENGINEERS, AND MAY NOT BE
REPRODUCED WITHOUT ITS WRITTEN PERMISSION
NOTE:
1. ALL BIDDERS SHALL VISIT THE SITE AND
BECOME FAMILIAR W/ THE EXISTING CONDITIONS
AND REQUIREMENTS OF THE PROJECT AND
SHALL NOTIFY THE ARCHITECT OF ANY ERRORS
AND OMISSIONS SUBSEQUENTLY DISCOVERED IN
BOARD AND BATTEN SIDING THE CONTRACT DOCUMENTS.
BUILDING HEIGHT TO PEAK 2. THE CONTRACT DOCUMENTS ARE COMPRISED
147' - 0" OF THE DRAWINGS AND THE PROJECT MANUAL IN
THEIR ENTIRETY. THE INFORMATION IN THESE
DOCUMENTS IS DEPENDENT UPON AND
ASPHALT SHINGLE ROOF COMPLEMENTARY OF EACH OTHER.
SEPARATION OF THE CONTRACT DOCUMENTS
SHALL NOT BE PERMITTED. IF THE CONTRACTOR
DECORATIVE STONE QUOIN
CHOOSES TO SEPARATE THE DOCUMENTS, THEY
DO SO AT THEIR OWN RISK AND EXPENSE.
VINYL LAP SIDING 3. ADDITIONALLY, SEE GENERAL INFORMATION ON
“A0” SHEETS.
4. THE CLIENT ACKNOWLEDGES THE CONSULTANTS
(ARCHITECT) DRAWINGS AND SPECIFICATION,
INCLUDING ALL DOCUMENTS ON ELECTRONIC
MEDIA AS INSTRUMENTS OF THE CONSULTANTS
(ARCHITECT) PROFESSIONAL SERVICE. THE
CLIENT SHALL NOT REUSE OR MAKE OR PERMIT
C ROOF BEARING TO BE MADE ANY MODIFICATION TO THE
128' - 0 7/8" DRAWINGS AND SPECIFICATIONS WITHOUT THE
PRIOR WRITTEN AUTHORIZATION OF THE
CONSULTANT (ARCHITECT). THE CLIENT AGREES
TO WAIVE ANY CLAIM AGAINST THE CONSULTANT
(ARCHITECT) ARISING FROM ANY UNAUTHORIZED
TRANSFER, REUSE OR MODIFICATION OF THE
DRAWINGS AND SPECIFICATIONS.
C 3RD FLOOR 5. ARCHITECT CANNOT WARRANT THE ACCURACY
119' - 11 3/4" OF DATA CONTAINED HEREIN. ANY USE OR REUSE
OF ORIGINAL OR ALTERED CADD DESIGN
MATERIALS BY THE USER OR OTHER PARTIES
WITHOUT THE REVIEW AND WRITTEN APPROVAL
OF THE ARCHITECT SHALL BE AT THE SOLE RISK
OF THE USER. FURTHERMORE, USER AGREES TO
C 2ND FLOOR DEFEND, INDEMNIFY, AND HOLD ARCHITECT
109' - 11 7/8" HARMLESS FROM ALL CLAIMS, INJURIES,
DAMAGES, LOSSES, EXPENSES, AND ATTORNEY’S
FEES ARISING OUT OF THE MODIFICATION OR
1ST FLOOR CEILING HEIGHT REUSE OF THESE MATERIALS.
TYP. ALL FLOORS
6. THESE DRAWINGS AS PART OF THE CONTRACT
108' - 0"
DOCUMENTS ARE DIAGRAMMATIC AND ARE NOT
INTENDED TO DEFINE EXACT QUANTITIES,
8' - 0"
LOCATIONS OR CODIFIED REQUIREMENTS. THE
DRAWINGS SHALL NOT BE SCALED. EXACT
STATE AND LOCAL CODE REQUIREMENTS AND
C 1ST FLOOR OTHER APPLICABLE CODE REQUIREMENTS
100' - 0" SHALL BE VERIFIED BY AND ARE THE SOLE
VINYL LAP SIDING RESPONSIBILITY OF THIS CONTRACTOR. ANY
BRICK INFORMATION WHICH DIRECTLY CONFLICTS WITH
ANY OF THESE CODES OR ANY DISCREPANCIES
VINYL WINDOWS FOUND IN THE CONTRACT DOCUMENTS SHALL BE
BROUGHT TO THE ATTENTION OF THE PROJECT
ARCHITECT.
allen crossing building elevation 1/8" = 1'-0"
D:\ahollinger\OneDrive - Berardi + Partners\Documents\23-23123_Central_jminniear.rvt
SCHEMATIC
DESIGN
NOT FOR CONSTRUCTION
PROJECT DATE: 07.11.2023
PROJECT #: 23123
# Description Date
ELEVATIONS
SD-
104
9/21/2023 8:47:34 AM
APPLICANT INFORMATION
SPIRE DEVELOPMENT, INC.
330 W SPRING STREET, STE 430
COLUMBUS, OH 43215
CONTACT: SEAN MCMICKLE
614-350-0391
PARCELS/ ADDRESSES
4"
134 ALLEN AVE
PR
61-24-205-208-0010-00
2"
OP
PR
148 ALLEN AVE
OS
EXISTING HYDRANT
OP
61-24-205-208-0012-00
ED
OS
158 ALLEN AVE
WA
AMITY
EX
ED
61-24-205-208-0013-00
TE
IS
FIR
TI
168 ALLEN AVE
R
GN
E
61-24-205-208-0014-00
COMMONS/
ST
AMITY AVE
O
174 ALLEN AVE
R
M
319' 2 1/2" PROPERTY WIDTH 61-24-205-208-0014-10
SE
SPRING STREET BAPTIST CHURCH 186 ALLEN AVE
ALLEN
W
ER
PROPOSED 6" SANITARY 61-24-205-208-0015-00
923 JAY STREET
HL HL HL HL HL HL HL 61-24-205-208-0001-10
185 AMITY AVE
CROSSING
61-24-205-208-0001-00
Muskegon, MI
169 AMITY AVE
PROPOSED HYDRANT 61-24-205-208-0002-00
© 2023 BY:
159 AMITY AVE
HL BERARDI + PARTNERS, LLC
TS/BX TYP. 61-24-205-208-0003-00
8'-0" BUILDING SETBACK ARCHITECTS AND ENGINEERS
IN 20' BUILD 139 MYRTLE AVE
ALL RIGHTS RESERVED
MA TO LINE 61-24-205-208-0005-00
R
TE
WA GENERAL NOTES:
THE ARRANGEMENTS DEPICTED HEREIN ARE THE
G
TIN
SOLE PROPERTY OF BERARDI + PARTNERS, LLC
S HL • ALL EXISITING TREES ON SITE TO BE
I ARCHITECTS AND ENGINEERS, AND MAY NOT BE
EX REMOVED REPRODUCED WITHOUT ITS WRITTEN PERMISSION
2 STORY ELEMENT
PROPOSED PROJECT SIGN NOTE:
COMMON
• NO PORTION OF PROPERTY IS LOCATED
SPACE
1. ALL BIDDERS SHALL VISIT THE SITE AND
59' - 9 1/4"
IN EITHER THE 100 BECOME FAMILIAR W/ THE EXISTING CONDITIONS
20' x 26'
OR 500 YEAR FLOOD PLAIN AND REQUIREMENTS OF THE PROJECT AND
PLAY AREA
SHALL NOTIFY THE ARCHITECT OF ANY ERRORS
AND OMISSIONS SUBSEQUENTLY DISCOVERED IN
AMITY COMMONS GENERAL ZONING INFORMATION: THE CONTRACT DOCUMENTS.
2. THE CONTRACT DOCUMENTS ARE COMPRISED
PROPOSED PROPOSED 3 STORY ZONING CLASSIFICATION: CD-5 OF THE DRAWINGS AND THE PROJECT MANUAL IN
CATCH BASIN 26 UNIT BUILDING A THEIR ENTIRETY. THE INFORMATION IN THESE
139' PROPERTY DEPTH
PATIO OR MAX BUILDING HEIGHT: 75'-0"
DOCUMENTS IS DEPENDENT UPON AND
4 GAZEBO COMPLEMENTARY OF EACH OTHER.
BUILDING A SITE SEPARATION OF THE CONTRACT DOCUMENTS
"
E '-0 50,037 SF SITE = 1.15 ACRES SHALL NOT BE PERMITTED. IF THE CONTRACTOR
AV 1 8 CHOOSES TO SEPARATE THE DOCUMENTS, THEY
EXISTING SINGLE LOT COVERAGE=
177' - 8 1/2"
FAMILY HOME TLE "
CD CD TS/BX TYP. 9,038 SF/ 50,037SF= 18.1% DO SO AT THEIR OWN RISK AND EXPENSE.
3. ADDITIONALLY, SEE GENERAL INFORMATION ON
R '-0 DENSITY:
MY 24 AF AF “A0” SHEETS.
26 DU/ 1.15 ACRES= 22.6 DU/ACRE
18' - 0"
18' - 0"
4. THE CLIENT ACKNOWLEDGES THE CONSULTANTS
TYP.
MIN.
10
IC " 7 (ARCHITECT) DRAWINGS AND SPECIFICATION,
C TR 3' SIDE YARD '-0 4 AA PARCEL LINES BUILDING B SITE INCLUDING ALL DOCUMENTS ON ELECTRONIC
E 8
LK EL SETBACK 1
9' - 0" 50,037 SF SITE = 1.15 ACRES MEDIA AS INSTRUMENTS OF THE CONSULTANTS
EW
A AD (ARCHITECT) PROFESSIONAL SERVICE. THE
HE AF LOT COVERAGE:
SID ER 7 TYP.
8'-0" MIN 6' VINYL FENCE
CLIENT SHALL NOT REUSE OR MAKE OR PERMIT
G OV 7,561 SF/ 50,037 SF= 15.1%
TRASH
TIN TO BE MADE ANY MODIFICATION TO THE
PROPOSED 4" WATER
40 PARKING SPACES
XIS ING DENSITY:
24' - 0"
DRAWINGS AND SPECIFICATIONS WITHOUT THE
E IST 0.80 PARKING RATIO
PROPOSED 2" FIRE
28' - 0"
X PROPOSED HYDRANT 24 DU/1.15 ACRES= 20.9 DU/ACRE PRIOR WRITTEN AUTHORIZATION OF THE
E
CONSULTANT (ARCHITECT). THE CLIENT AGREES
TO WAIVE ANY CLAIM AGAINST THE CONSULTANT
TOTAL SITE AREA
EXISTING SINGLE AF 3' SIDE YARD (ARCHITECT) ARISING FROM ANY UNAUTHORIZED
59' - 9 1/4" 50,037 SF SITE = 1.15 ACRES TRANSFER, REUSE OR MODIFICATION OF THE
FAMILY HOME SETBACK
R TS/BX TYP. 50 DU/1.15 ACRES= 43.5 DU/ACRE DRAWINGS AND SPECIFICATIONS.
WE TOTAL LOT COVERAGE 5. ARCHITECT CANNOT WARRANT THE ACCURACY
SE 4 4 AF
RY AF BUILDINGS- 16,599 SF/50,037 SF=33.2% OF DATA CONTAINED HEREIN. ANY USE OR REUSE
18' - 0"
IT A OF ORIGINAL OR ALTERED CADD DESIGN
AN EXISTING SINGLE PAVEMENT-20,824 SF/ 50,037 SF= 42%
S AF 2 MATERIALS BY THE USER OR OTHER PARTIES
ING FAMILY HOME TOTAL COVERAGE= 75.2% WITHOUT THE REVIEW AND WRITTEN APPROVAL
XIST LK
E
E WA PROPOSED OF THE ARCHITECT SHALL BE AT THE SOLE RISK
MULTI-FAMILY BLDGS OF THE USER. FURTHERMORE, USER AGREES TO
SID LOT SPLIT
I NG 27,114 GSF BUILDING A DEFEND, INDEMNIFY, AND HOLD ARCHITECT
IST
18' - 0"
4 4 22,683 GSF BUILDING B HARMLESS FROM ALL CLAIMS, INJURIES,
EX DAMAGES, LOSSES, EXPENSES, AND ATTORNEY’S
3 49,797 GSF TOTAL FEES ARISING OUT OF THE MODIFICATION OR
REUSE OF THESE MATERIALS.
3 STORY BUILDING A 6. THESE DRAWINGS AS PART OF THE CONTRACT
EXISTING TREES TS/BX TYP. (14) 1BR UNITS DOCUMENTS ARE DIAGRAMMATIC AND ARE NOT
(6) 2BR UNITS INTENDED TO DEFINE EXACT QUANTITIES,
TO REMAIN 38 PARKING SPACES 6' VINYL FENCE LOCATIONS OR CODIFIED REQUIREMENTS. THE
24' - 0"
PROPOSED 3 STORY
0.84 PARKING RATIO (6) 3BR UNITS DRAWINGS SHALL NOT BE SCALED. EXACT
24 UNIT BUILDING B
2 TRASH CD (26) UNITS TOTAL
AMITY COMMONS
TS/BX TYP. STATE AND LOCAL CODE REQUIREMENTS AND
EXISITING PAVEMENT TO BE REMOVED OTHER APPLICABLE CODE REQUIREMENTS
EXISTING MANHOLE ON NEW SITE 3 STORY BUILDING B SHALL BE VERIFIED BY AND ARE THE SOLE
(6) 1BR UNITS RESPONSIBILITY OF THIS CONTRACTOR. ANY
CD INFORMATION WHICH DIRECTLY CONFLICTS WITH
EXISTING SEWER DRAIN (12) 2BR UNITS
ANY OF THESE CODES OR ANY DISCREPANCIES
18' - 0"
149' - 0 1/4"
8 (6) 3BR UNITS FOUND IN THE CONTRACT DOCUMENTS SHALL BE
TBACK
132' 10" PROPERTY DEPTH
(24) UNITS TOTAL BROUGHT TO THE ATTENTION OF THE PROJECT
10' REAR YARD CANOPY ARCHITECT.
PATIO
EXISITNG HYDRANT SETBACK MULTI-FAMILY TOTAL UNITS
G SE
227' - 1 3/4" (20) 1BR UNITS
D:\ahollinger\OneDrive - Berardi + Partners\Documents\23-23123_Central_jminniear.rvt
SCHEMATIC
8'-0" BUILDIN
(18) 2BR UNITS
(12) 3BR UNITS
10
(50) UNITS TOTAL
COMMON
DESIGN
NOT FOR CONSTRUCTION
SPACE
EX
SENIOR BLDG
IST
34,965 SF SITE= .80 ACRES PROJECT DATE: 07.11.2023
ING
8'-0" BUILDING SETBACK
LOT COVERAGE= PROJECT #: 23123
SID
7 BUILDING-13,056 SF/34,965 SF= 37%
62' - 6 1/4"
EW
PAVEMENT-14,613 SF/34,965 SF= 42%
AL
TOTAL COVERAGE=79%
SP
# Description Date
K
18' - 0" 24' - 0" 18' - 0"
R
PARKING
IN
ALLEN CROSSING MULTI-FAMILY SITE
G
PROPOSED SENIOR 3-STORY 40 PARKING SPACES
ST
40 SPACES/ 50 UNITS= .80 SPACES/ UNIT
45 UNIT BUILDING 29 EXTERIOR BICYCLE RACKS
SENIOR BUILDING SITE
AA 38 PARKING SPACES
3'-6" PROPERTY SETBACK EXISITNG HYDRANT 38 SPACES/ 45 UNITS= .84 SPACES/UNIT
AA
EXISTING SIDEWALK
TOTALS
4 ACCESSIBLE SPACES
HL HL HL HL HL HL HL HL HL HL 20' BUILD HL HL
JAY STREET
6 EV CHARGING SPACES
EXISTING HYDRANT EXISITNG UTILITY POLE EXISTING DRIVES TO 227' - 1 3/4" 4" PROPOSED WATER 2" PROPOSED FIRE PROPOSED PROJECT SIGN
TO LINE 68 RESIDENTIAL SPACES
78 PARKING SPACES TOTAL
SCHEMATIC
BE REMOVED TYP.
ALLEN AVE EXISTING WATER MAIN NOTE: ALL PARKING AND LOADING AREAS
TO BE PAVED AND STRIPED
SITE PLAN
PROPOSED 6" SANITARY EXISITNG SANITARY SEWER PROPOSED 6" SANITARY
EXISTING MANHOLE
306' 4" PROPERTY WIDTH
EXISTING SIDEWALK SD-
LANDSCAPE SCHEDULE
KEY BOTANICAL NAME COMMON NAME SIZE& CON.
SITE LEGEND
STORM SEWER EXTERNAL HVAC & SCREENING
100
schematic site plan 3/64" = 1'-0" AF ACER RUBRUM AUTMN FLAME MAPLE 2 1/2" CAL.
SANITARY SEWER
WATER MAIN
AA ARMSTRONG MAPLE PROPOSED CATCH BASIN
HL GLEDITSIA TI SKYLINE SKYLINE HONEY LOCUST 2 1/2" CAL, 20' LIGHT POLE W/
TO THUJA OCCIDENTALIS TECHNY ARBORVITAE 4' HT CUT OFF LAMP
TS TAXUSXMEDIA 'EVERLOW' EVERLOW YEW 18" HGT. EXISTING UTILITY POLE
BX BUXUS 'GREEN MOUNTAIN' GREEN MOUNTAIN BOXWOOD 4' HGT. LEVEL 3 ELECTRIC VEHICLE
CD COTONEASTER DAMMERI CORAL BEAUTY COTONEASTER 3 GAL CHARGING STATION
EXISTING MANHOLE
9/28/2023 9:19:53 AM
4"
APPLICANT INFORMATION
PR
SPIRE DEVELOPMENT, INC.
2"
OP
330 W SPRING STREET, STE 430
PR
OS
EXISTING HYDRANT
COLUMBUS, OH 43215
OP
ED
CONTACT: SEAN MCMICKLE
AMITY
OS
WA
EX
ED
614-350-0391
TE
IS
FIR
TI
PARCELS/ ADDRESSES
R
COMMONS/
GN
E
ST
AMITY AVE 134 ALLEN AVE
O
R
M
61-24-205-208-0010-00
319' 2 1/2" PROPERTY WIDTH
ALLEN
SE
SPRING STREET BAPTIST CHURCH 148 ALLEN AVE
W
ER
PROPOSED 6" SANITARY 61-24-205-208-0012-00
HL HL HL HL HL HL HL
158 ALLEN AVE
61-24-205-208-0013-00
CROSSING
168 ALLEN AVE Muskegon, MI
61-24-205-208-0014-00
174 ALLEN AVE
PROPOSED HYDRANT 61-24-205-208-0014-10 © 2023 BY:
186 ALLEN AVE BERARDI + PARTNERS, LLC
HL TS/BX TYP. 61-24-205-208-0015-00 ARCHITECTS AND ENGINEERS
8'-0" BUILDING SETBACK 20' BUILD 923 JAY STREET ALL RIGHTS RESERVED
IN
MA TO LINE 61-24-205-208-0001-10
R
ATE 185 AMITY AVE
THE ARRANGEMENTS DEPICTED HEREIN ARE THE
W SOLE PROPERTY OF BERARDI + PARTNERS, LLC
G 61-24-205-208-0001-00
ISTIN HL ARCHITECTS AND ENGINEERS, AND MAY NOT BE
169 AMITY AVE REPRODUCED WITHOUT ITS WRITTEN PERMISSION
EX
61-24-205-208-0002-00
NOTE:
2 STORY ELEMENT
PROPOSED PROJECT SIGN 159 AMITY AVE
COMMON
1. ALL BIDDERS SHALL VISIT THE SITE AND
61-24-205-208-0003-00
SPACE
59' - 9 1/4"
BECOME FAMILIAR W/ THE EXISTING CONDITIONS
20' x 26' 139 MYRTLE AVE AND REQUIREMENTS OF THE PROJECT AND
PLAY AREA 61-24-205-208-0005-00 SHALL NOTIFY THE ARCHITECT OF ANY ERRORS
AND OMISSIONS SUBSEQUENTLY DISCOVERED IN
GENERAL NOTES: THE CONTRACT DOCUMENTS.
AMITY COMMONS • ALL EXISITING TREES ON SITE TO BE 2. THE CONTRACT DOCUMENTS ARE COMPRISED
OF THE DRAWINGS AND THE PROJECT MANUAL IN
PROPOSED PROPOSED 3 STORY REMOVED
THEIR ENTIRETY. THE INFORMATION IN THESE
CATCH BASIN 26 UNIT BUILDING A
139' PROPERTY DEPTH
DOCUMENTS IS DEPENDENT UPON AND
PATIO OR • NO PORTION OF PROPERTY IS LOCATED COMPLEMENTARY OF EACH OTHER.
4 GAZEBO IN EITHER THE 100 SEPARATION OF THE CONTRACT DOCUMENTS
" OR 500 YEAR FLOOD PLAIN SHALL NOT BE PERMITTED. IF THE CONTRACTOR
E '-0 CHOOSES TO SEPARATE THE DOCUMENTS, THEY
EXISTING SINGLE AV 18
177' - 8 1/2"
DO SO AT THEIR OWN RISK AND EXPENSE.
FAMILY HOME TLE "
CD CD TS/BX TYP. GENERAL ZONING INFORMATION: 3. ADDITIONALLY, SEE GENERAL INFORMATION ON
'-0
“A0” SHEETS.
R
MY 24 AF AF 4. THE CLIENT ACKNOWLEDGES THE CONSULTANTS
ZONING CLASSIFICATION: CD-5
18' - 0"
18' - 0"
(ARCHITECT) DRAWINGS AND SPECIFICATION,
TYP.
MIN.
10 MAX BUILDING HEIGHT: 75'-0"
RIC " 7 INCLUDING ALL DOCUMENTS ON ELECTRONIC
CT 3' SIDE YARD '-0 4 AA PARCEL LINES MEDIA AS INSTRUMENTS OF THE CONSULTANTS
LK E LE SETBACK 1 8
A D 9' - 0" 8'-0" MIN BUILDING A SITE (ARCHITECT) PROFESSIONAL SERVICE. THE
EW A
HE AF 50,037 SF SITE = 1.15 ACRES CLIENT SHALL NOT REUSE OR MAKE OR PERMIT
SID ER 7 TYP. PROPOSED 4" WATER
6' VINYL FENCE TO BE MADE ANY MODIFICATION TO THE
G OV LOT COVERAGE=
TRASH
TIN G 40 PARKING SPACES DRAWINGS AND SPECIFICATIONS WITHOUT THE
XIS TIN PROPOSED 2" FIRE 9,038 SF/ 50,037SF= 18.1%
24' - 0"
E 0.80 PARKING RATIO PRIOR WRITTEN AUTHORIZATION OF THE
XIS
28' - 0"
E DENSITY: CONSULTANT (ARCHITECT). THE CLIENT AGREES
PROPOSED HYDRANT 26 DU/ 1.15 ACRES= 22.6 DU/ACRE TO WAIVE ANY CLAIM AGAINST THE CONSULTANT
(ARCHITECT) ARISING FROM ANY UNAUTHORIZED
EXISTING SINGLE AF 3' SIDE YARD TRANSFER, REUSE OR MODIFICATION OF THE
59' - 9 1/4" BUILDING B SITE
FAMILY HOME SETBACK DRAWINGS AND SPECIFICATIONS.
TS/BX TYP. 50,037 SF SITE = 1.15 ACRES
ER 5. ARCHITECT CANNOT WARRANT THE ACCURACY
EW LOT COVERAGE: OF DATA CONTAINED HEREIN. ANY USE OR REUSE
RYS AF
4 4 AF 7,561 SF/ 50,037 SF= 15.1% OF ORIGINAL OR ALTERED CADD DESIGN
18' - 0"
IT A MATERIALS BY THE USER OR OTHER PARTIES
AN EXISTING SINGLE DENSITY:
S AF 2 WITHOUT THE REVIEW AND WRITTEN APPROVAL
G FAMILY HOME 24 DU/1.15 ACRES= 20.9 DU/ACRE
TIN K OF THE ARCHITECT SHALL BE AT THE SOLE RISK
E XIS AL PROPOSED OF THE USER. FURTHERMORE, USER AGREES TO
EW TOTAL SITE AREA
SID LOT SPLIT DEFEND, INDEMNIFY, AND HOLD ARCHITECT
G 50,037 SF SITE = 1.15 ACRES HARMLESS FROM ALL CLAIMS, INJURIES,
I STIN DAMAGES, LOSSES, EXPENSES, AND ATTORNEY’S
X 50 DU/1.15 ACRES= 43.5 DU/ACRE
E FEES ARISING OUT OF THE MODIFICATION OR
TOTAL LOT COVERAGE
REUSE OF THESE MATERIALS.
BUILDINGS- 16,599 SF/50,037 SF=33.2% 6. THESE DRAWINGS AS PART OF THE CONTRACT
PAVEMENT-20,824 SF/ 50,037 SF= 42% DOCUMENTS ARE DIAGRAMMATIC AND ARE NOT
EXISTING TREES TOTAL COVERAGE= 75.2% INTENDED TO DEFINE EXACT QUANTITIES,
TO REMAIN LOCATIONS OR CODIFIED REQUIREMENTS. THE
PROPOSED 3 STORY
MULTI-FAMILY BLDGS DRAWINGS SHALL NOT BE SCALED. EXACT
24 UNIT BUILDING B
STATE AND LOCAL CODE REQUIREMENTS AND
27,114 GSF BUILDING A
AMITY COMMONS
OTHER APPLICABLE CODE REQUIREMENTS
EXISITING PAVEMENT TO BE REMOVED 22,683 GSF BUILDING B SHALL BE VERIFIED BY AND ARE THE SOLE
EXISTING MANHOLE ON NEW SITE 49,797 GSF TOTAL RESPONSIBILITY OF THIS CONTRACTOR. ANY
INFORMATION WHICH DIRECTLY CONFLICTS WITH
3 STORY BUILDING A ANY OF THESE CODES OR ANY DISCREPANCIES
EXISTING SEWER DRAIN
FOUND IN THE CONTRACT DOCUMENTS SHALL BE
149' - 0 1/4"
(14) 1BR UNITS
TBACK
BROUGHT TO THE ATTENTION OF THE PROJECT
132' 10" PROPERTY DEPTH
(6) 2BR UNITS ARCHITECT.
10' REAR YARD (6) 3BR UNITS
EXISITNG HYDRANT SETBACK (26) UNITS TOTAL
G SE
D:\ahollinger\OneDrive - Berardi + Partners\Documents\23-23123_Central_jminniear.rvt
SCHEMATIC
8'-0" BUILDIN
3 STORY BUILDING B
(6) 1BR UNITS
(12) 2BR UNITS
DESIGN
NOT FOR CONSTRUCTION
(6) 3BR UNITS
EX
(24) UNITS TOTAL PROJECT DATE: 07.11.2023
IST
ING
PROJECT #: 23123
8'-0" BUILDING SETBACK
MULTI-FAMILY TOTAL UNITS
SID
(20) 1BR UNITS
EW
(18) 2BR UNITS # Description Date
AL
(12) 3BR UNITS
SP
K
(50) UNITS TOTAL
R
IN
PARKING
G
MULTI-FAMILY SITE
ST
40 PARKING SPACES
40 SPACES/ 50 UNITS= .80 SPACES/ UNIT
29 EXTERIOR BICYCLE RACKS
3 LEVEL 3 ELECTRIC VEHICLE CHARGING STATIONS
TOTALS
3'-6" PROPERTY SETBACK 2 ACCESSIBLE SPACES
AA EXISITNG HYDRANT
EXISTING SIDEWALK 3 EV CHARGING STATIONS
35 RESIDENTIAL SPACES
40 PARKING SPACES TOTAL
HL 20' BUILD HL HL
JAY STREET
TO LINE NOTE: ALL PARKING AND LOADING AREAS
TO BE PAVED AND STRIPED
SCHEMATIC
EXISTING HYDRANT EXISITNG UTILITY POLE
ALLEN AVE EXISTING WATER MAIN SITE LEGEND
SITE PLAN
STORM SEWER
PROPOSED 6" SANITARY EXISITNG SANITARY SEWER PROPOSED 6" SANITARY SANITARY SEWER
EXISTING MANHOLE
WATER MAIN
20' LIGHT POLE W/
EXISTING SIDEWALK
CUT OFF LAMP
EXISTING UTILITY POLE
EXISTING MANHOLE
SD-
amity commons schematic site plan 3/64" = 1'-0"
EXTERNAL HVAC & SCREENING
PROPOSED CATCH BASIN
102
LEVEL 3 ELECTRIC VEHICLE
CHARGING STATION
9/28/2023 9:19:55 AM
AMITY
COMMONS/
ALLEN
CROSSING
Muskegon, MI
© 2023 BY:
BERARDI + PARTNERS, LLC
ARCHITECTS AND ENGINEERS
ALL RIGHTS RESERVED
THE ARRANGEMENTS DEPICTED HEREIN ARE THE
SOLE PROPERTY OF BERARDI + PARTNERS, LLC
ARCHITECTS AND ENGINEERS, AND MAY NOT BE
REPRODUCED WITHOUT ITS WRITTEN PERMISSION
NOTE:
1. ALL BIDDERS SHALL VISIT THE SITE AND
BECOME FAMILIAR W/ THE EXISTING CONDITIONS
AND REQUIREMENTS OF THE PROJECT AND
SHALL NOTIFY THE ARCHITECT OF ANY ERRORS
AND OMISSIONS SUBSEQUENTLY DISCOVERED IN
THE CONTRACT DOCUMENTS.
2. THE CONTRACT DOCUMENTS ARE COMPRISED
OF THE DRAWINGS AND THE PROJECT MANUAL IN
THEIR ENTIRETY. THE INFORMATION IN THESE
DOCUMENTS IS DEPENDENT UPON AND
COMPLEMENTARY OF EACH OTHER.
SEPARATION OF THE CONTRACT DOCUMENTS
BUILDING HEIGHT (AVERAGE SHALL NOT BE PERMITTED. IF THE CONTRACTOR
HEIGHT OF HIGHEST ROOF) UPPER FLOOR TRANSPARENCY: CHOOSES TO SEPARATE THE DOCUMENTS, THEY
140' - 8 1/4" DO SO AT THEIR OWN RISK AND EXPENSE.
BUILDING A: 3. ADDITIONALLY, SEE GENERAL INFORMATION ON
DECORATIVE STONE QUOIN AREA:3275.26 SF “A0” SHEETS.
BOARD AND BATTEN SIDING 4. THE CLIENT ACKNOWLEDGES THE CONSULTANTS
GLAZING: 750.6 SF
(ARCHITECT) DRAWINGS AND SPECIFICATION,
ASPHALT SHINGLE ROOF TRANSPARENCY %= 23% INCLUDING ALL DOCUMENTS ON ELECTRONIC
VINYL LAP SIDING
BUILDING B: MEDIA AS INSTRUMENTS OF THE CONSULTANTS
AREA:2757.73 SF (ARCHITECT) PROFESSIONAL SERVICE. THE
GLAZING: 750.6 SF CLIENT SHALL NOT REUSE OR MAKE OR PERMIT
TO BE MADE ANY MODIFICATION TO THE
TRANSPARENCY %= 27%
DRAWINGS AND SPECIFICATIONS WITHOUT THE
PRIOR WRITTEN AUTHORIZATION OF THE
A ROOF BEARING CONSULTANT (ARCHITECT). THE CLIENT AGREES
126' - 4 5/8" TO WAIVE ANY CLAIM AGAINST THE CONSULTANT
(ARCHITECT) ARISING FROM ANY UNAUTHORIZED
TRANSFER, REUSE OR MODIFICATION OF THE
DRAWINGS AND SPECIFICATIONS.
5. ARCHITECT CANNOT WARRANT THE ACCURACY
OF DATA CONTAINED HEREIN. ANY USE OR REUSE
VINYL LAP SIDING OF ORIGINAL OR ALTERED CADD DESIGN
A 3RD FLOOR
MATERIALS BY THE USER OR OTHER PARTIES
VINYL WINDOWS 118' - 3 1/2" WITHOUT THE REVIEW AND WRITTEN APPROVAL
OF THE ARCHITECT SHALL BE AT THE SOLE RISK
OF THE USER. FURTHERMORE, USER AGREES TO
DEFEND, INDEMNIFY, AND HOLD ARCHITECT
HARMLESS FROM ALL CLAIMS, INJURIES,
DAMAGES, LOSSES, EXPENSES, AND ATTORNEY’S
FEES ARISING OUT OF THE MODIFICATION OR
A 2ND FLOOR REUSE OF THESE MATERIALS.
109' - 1 3/4" 6. THESE DRAWINGS AS PART OF THE CONTRACT
DOCUMENTS ARE DIAGRAMMATIC AND ARE NOT
INTENDED TO DEFINE EXACT QUANTITIES,
BRICK LOCATIONS OR CODIFIED REQUIREMENTS. THE
DRAWINGS SHALL NOT BE SCALED. EXACT
STATE AND LOCAL CODE REQUIREMENTS AND
OTHER APPLICABLE CODE REQUIREMENTS
A 1ST FLOOR SHALL BE VERIFIED BY AND ARE THE SOLE
RESPONSIBILITY OF THIS CONTRACTOR. ANY
100' - 0" INFORMATION WHICH DIRECTLY CONFLICTS WITH
DOOR YARD FRONTAGE ANY OF THESE CODES OR ANY DISCREPANCIES
FOUND IN THE CONTRACT DOCUMENTS SHALL BE
BROUGHT TO THE ATTENTION OF THE PROJECT
ARCHITECT.
amity commons building B elevation 1/8" = 1'-0"
D:\ahollinger\OneDrive - Berardi + Partners\Documents\23-23123_Central_jminniear.rvt
SCHEMATIC
DESIGN
NOT FOR CONSTRUCTION
PROJECT DATE: 07.11.2023
PROJECT #: 23123
BUILDING HEIGHT (AVERAGE
BOARD AND BATTEN SIDING HEIGHT OF HIGHEST ROOF) # Description Date
140' - 8 1/4"
DECORATIVE STONE QUOIN
ASPHALT SHINGLE ROOF
A ROOF BEARING
126' - 4 5/8"
VINYL LAP SIDING
ELEVATIONS
VINYL LAP SIDING
A 3RD FLOOR
VINYL WINDOWS 118' - 3 1/2"
BRICK
A 2ND FLOOR
109' - 1 3/4"
SD-
DOOR YARD FRONTAGE
A 1ST FLOOR
100' - 0"
103
amity commons building A elevation 1/8" = 1'-0"
9/21/2023 8:47:30 AM
October 9, 2023
Pure Muskegon
Re: PFAS status at former Sappi site
Dear Pure Muskegon members:
This letter addresses the issue of PFAS (Per- and PolyfluoroAlkyl Substances) discovered at the former
Sappi site along Muskegon Lake.
Due to the presence of PFAS on the former Sappi site, the Annis Water Resources Institute (AWRI)
collected water samples from Muskegon County tributaries (12/10/2018) and lakes (7/9/2019) to
determine background concentrations of PFAS (Per and polyfluoroalkyl substances) chemicals. There
are over 4000 PFAS related chemicals, with PFOA and PFOS being the most common. PFAS analyses
(including PFOS, PFOA, and total PFAS) were performed by Trident Laboratories in Holland, MI.
Two samples were collected from the water column of Muskegon Lake along the shoreline adjacent to
the former paper plant (Sappi West and Sappi East). In all cases, there was no detection of any PFAS
chemicals at either site in the water column of Muskegon Lake.
Please do not hesitate to contact me if you wish to discuss these results in more detail.
Sincerely.
Dr. Alan D. Steinman
The Allen & Helen Hunting Research Professor
Professor of Water Resources
Annis Water Resources Institute
Voice mail: 616-331-3749
E-mail: steinmaa@gvsu.edu
Annis Water Resources Institute ● Grand Valley State University ● 740 West Shoreline Drive ● Muskegon, MI 49441
City of Muskegon
City Commission
Planning Commission
933 Terrace Street
Muskegon, MI 49440
Saturday, September 30, 2023
Mr. Ryan Leestma
1204 W. Western Avenue
Muskegon, MI 49441
Dear Madams and Sirs,
For a century and a half the south shoreline of Muskegon Lake created prosperity for hundreds of
thousands of citizens through jobs and working wages. This led to citizen dignity, sustainable standards
of living, independent housing construction and investments that created a wide array of private sector
and civil services.
Phase One of our prosperity began in the middle of the 19th Century with the advent of the lumber
industry. Only Muskegon Lake could be utilized for this use as its immense size was necessary to crib the
tens of millions of white pine logs harvested in the Mainstee National Forest. Known as the “Lumber
Queen of the World”, tens of thousands of new residents migrated to work on Muskegon’s large
waterfront parcels to mill and stack lumber 50 feet tall. At the end of each work day they returned to
homes built by the lumber barons in Jackson Hill, Nelson, Nims, Lakeside and Beachwood-Bluffton.
Muskegon Lake’s waterfront created prosperity for all and more millionaires per capita lived in
Muskegon than anywhere else in the United States. Muskegon lumber was shipped throughout the
country and so it shaped the nation.
During the 90’s of the 19th century Phase 1 died. The lumber barons exhausted the physical supply of
logs and Muskegon entered its first period of dormancy. 25 years passed during which Muskegon’s
population declined, unemployment rose and citizens were left demoralized.
Phase Two of our prosperity began in the “mid teens” of the 20th century. Industrialists from across the
nation came to Muskegon and invested heavily in the creation of factories built on the former lumber
mill parcels. Only Muskegon was able to support these investments as only Muskegon Lake had the
deepwater channel necessary to ship the sheer volume of raw materials and goods necessary to support
operations. Once again, our population grew so quickly it became necessary to build housing for
workers, primarily in Muskegon Heights. Muskegon became known as one of the great industrial
powerhouses of the 20th century and played a critical role in winning World War II. Muskegon’s patented
products of fifth wheel hitches, refrigerator parts, axles and tanks were manufactured and shipped
throughout the country, and so it shaped the nation once again.
One century after the lumber era ended, globalism and communist subsidized industries ended
Muskegon’s Phase 2 of our prosperity. Once again our population declined, unemployment rose and our
community was left demoralized and in need.
From the Desk of Ryan M. Leestma
1204 W. Western Avenue
Muskegon, MI 49441
Phase 3 of our prosperity is directly in front of us. Recreation and tourism is our future and is made
possible by the 80m in State and Federal grants used to clean-up the lake, modern market forces and the
enormous size of our lakes, parks and beaches. Muskegon is the 3rd largest water based tourism
economy in the Western half of the State of Michigan at a volume of $330m yet has more than thirty
times the natural resources of South Haven and Traverse City (at $425m and $410m respectively) It is
not an exaggeration to say that Muskegon could develop into a multi-billion dollar water-based tourism
and recreation economy if we are careful and make the right decisions. Muskegon has the opportunity
to change the national narrative on sustainable waterfront recreation and so has the power to shape the
nation once again. Although some may laugh at such an idea now, with the advent of climate change
and in the context of how our fledgling previous phases began I believe it possible. Critical to this effort
is the preservation of large waterfront parcels of waterfront land that can be deployed for uses that
create permanent jobs and future investment (like previous phases). Mr. Rooks’ plan gives up jobs and
prosperity for kitchen views. He chooses to place apartments on a place that could enable someone to
buy their own home.
Even worse, the environmental injustice that six generations of Muskegon residents faced will never be
righted for this mile of shoreline. Recently a group of children from Muskegon Heights were brought to
Muskegon Lake; they didn’t even know Muskegon Lake existed and thought it was the ocean! Mr.
Rooks’ PUD makes permanent the environmental injustice of denied waterfront access.
Emily and I considered these societal needs as we developed Adelaide Pointe’s PUD. It was always in our
mind that Adelaide Pointe would be a hub where current and future generations, citizens and tourists
would come from across the city, state and nation for waterfront recreation and unfettered access to
Muskegon Lake. Muskegon Lake’s benefits should be maximized for the many and not the few. To that
end we have chosen to go “up” and not “wide” with our structures to preserve views and waterfront
access. This approach increases human and economic density on the waterfront which requires
servicing provided by restaurants, hospitality and retail. We estimate that within three years we and
other small businesses on our campus will create more than 500 jobs on a mere 10 acres of land. That is
double the density of workers per acre of SAPPI at its height. Imagine the jobs that could be created.
Aside from these lessons of history and societal imperatives I have serious doubts that Mr. Rooks’ plans
will even get approved by the State. The director of EGLE has stated quite emphatically that EGLE will
not approve single family homes without “serious investigation”. Unstable soils, explosive gases, wildly
contaminated groundwater and carcinogenic substances increase the hazards to life substantially.
Commercial retail uses, on the other hand, are transient in nature which significantly reduces the risk of
human harm. Phil Roos, the director of EGLE, will be at Adelaide Pointe on October 9. I would consider
it a good use of the City’s time to have a conversation with him and Roman Wilson from Fishbeck who
was the environmental consultant that worked on the SAPPI site for ten years. The City’s economic
development director knows Roman well.
I also do not trust that Mr. Rooks will utilize the 15m of State of Michigan grant clean-up funds on the
site if he is able to avoid it; he is actively lobbying Senator Bumstead and others to redirect those clean-
up funds for construction cost offsets instead of clean-up. The nightmare scenario is that Mr. Rooks will
gain EGLE approval and then successfully redirect clean-up funds towards construction cost offsets and
NOT perform the cleanup necessary to make the site safe. Prolonged exposure to carcinogens, toxic
From the Desk of Ryan M. Leestma
1204 W. Western Avenue
Muskegon, MI 49441
chemicals and noxious gases could very well create illness that will attract the kind of attention that will
end Phase 3 of our prosperity. Who wants to go somewhere that is known for being toxic and unsafe?
What will happen to all those homes that no one wants to live in? And what happens to Shaw in the
meantime? It is not lost upon me that at the beginning of Phase 2 Robert Ferguson abused the
environment and mined Pigeon Hill for a quick, one-time profit and one century later Mr. Rooks is
attempting to mine the waterfront for just as quick of a one-time profit, environment be damned.
Ironically, Adelaide Pointe will financially benefit more if Mr. Rooks receives PUD approval. Adelaide
Pointe will be the only game in town for dense, inclusive, centralized campus-based waterfront
recreation. The businesses we own and the businesses of our tenants will flourish with the density of
people together enjoying the clean, restored waterfront we have made available. But I am dead in forty
years and putting more money in my pocket isn’t worth a penny if it comes at the expense of the
generations to come.
I do not believe the PUD being proposed is good for current and future generations. I would at the very
least delay a decision until EGLE confirms the viability of the uses being proposed, namely residential. I
would also delay any PUD approval until such time that all 15m of State Clean-up Money is spent or a
letter of credit is secured to ensure it does get spent. During the same time I would consider it a
worthwhile use of City funds to have outside consultants draft designs that will promote Phase 3 of our
prosperity and create the environmental justice our citizens deserve.
I urge both commissions to consider their options carefully and deliberately. We have a great
opportunity to create prosperity for generations to come if we get it right. If we do not, countless
opportunities will be lost and never regained. Worst of all, neither the current generation nor will future
generations ever know what we could have had.
Cain forsook his birthright and prosperity for a quick cup of soup, I pray we do not do the same as there
are countless mouths to feed.
Ut posteris defendamus.
Ryan M. Leestma
ryanleestma@gmail.com
616-633-6020
From the Desk of Ryan M. Leestma
1204 W. Western Avenue
Muskegon, MI 49441
City of Muskegon
City Commission
Planning Commission
933 Terrace Street
Muskegon, MI 49440
Sunday, October 8, 2023
ALL FOIA DOCUMENTS REFERENCE DOCUMENTS
Mr. Ryan Leestma
1204 W. Western Avenue
Muskegon, MI 49441
Dear Madams and Sirs,
On September 30 I wrote a letter expressing my concerns and opinions regarding the SAPPI PUD
presented by Parkland Properties and the importance of the vote of the commission on October 12 and
24. In that letter I made a point that as a community we need to focus on job creation, public waterfront
access for everyone (citizens or otherwise) and full use of the 15m for environmental remediation
purposes only. I also stated that I had serious doubts that EGLE would even approve the use on the site.
On October 3, Pure Muskegon sent a letter to the Commission which was included in your packets. In
that letter, they took offense and stated “we take exception to the many untruths and gross
misstatements about the current condition of the site and its potential residential development.” In
essence, they accused me of lying. I do not lie. Due to their false accusation, I felt it necessary to track
down every detail I could.
Pure Muskegon, and especially Mr. Hines and Mr. Olsen, know the site may not be built on whatsoever
due to State of Michigan Part 201 restrictions. They are aware that the explosivity, air contamination,
soil contamination, groundwater contamination and PFAS eliminate any possibility of development.
THEY HAVE ALSO BEEN AWARE THAT TOXIC SUBSTANCES, METALS, PFAS AND CONTAMINATED
GROUNDWATER HAVE BEEN LEAKING INTO MUSKEGON LAKE.
I discovered all this after I downloaded all 1,434 documents
the State of Michigan has on the property. I was able to do
this on such short notice due to the fact that a request was
filed on 8/8 and all previous requests are publicly available.
It took the State of Michigan almost two months to gather
all this documentation. I then reviewed all the documents
and placed the most pertinent ones in a separate subfolder.
The QR codes at the top of this letter will direct you to all
FOIA documents and a more concise subfolder which only
includes the documents referenced in this letter. You may
also click on the hyperlinks at the start of each section to go
directly to those documents.
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
20121205 – DEQ Presentation.pdf – December 5, 2012
This presentation, constructed by DEQ, documents the presence of paper mill waste (fill), corrosive
liquids, sulfuric acid, mercuric compounds, hazardous solids, flammable liquids, hydrogen peroxide, nitric
acid, hyposolutions, amines, cyanide and “Toxic Liquids”. The groundwater was documented to contain,
Arsenic, chromium, silver, and PH levels so high they are equivalent to bleach or ammonia. THE
DOCUMENT NOTES THAT GROUNDWATER IS LEAKING INTO MUSKEGON LAKE.
The document ends with a recommendation that extensive testing take place.
20140224 - Melching Contamination Data.PDF – February 24, 2012
Mr. Melching performs contamination sampling across the site and submits the data to EGLE. In this
document Mr. Melching documents State of Michigan contamination limits for various substances. The
table below shows the sample data, limits, and % exceedance levels. The example on page 17 is shown
below as an example.
Element State of Michigan Standard Legal Limit Exceedance
Barium 2.1 24.3x
Cadmium .2 1.55x
Chromium 2.1 1.76x
Copper 2.1 8.0x
Lead 2.1 6.5x
Magnesium 8.4 61x
Zinc 4.2 10x
The sample also revealed that the soil had 280x the moisture content limit for soil with a PH of 12.2
which is generally accepted as the PH of bleach or ammonia. Melching discovered that the ground was
soaked with toxins.
Pure Muskegon BEA Part 1
Pure Muskegon BEA Part 2
Subsequent to purchasing the property on July 29, 2016,
Pure Muskegon hired consultants to analyze the property
and report back to DEQ the contamination status of the
property via a Baseline Environmental Assessment. This
document is commonly constructed and submitted to the
State to limit the liability of owners of property that have
been previously contaminated. As it is in the new owners’
best interests to detail anything and everything wrong with
the site, the owner is incentivized to find anything they
possibly can. As such these BEAs are revealing documents.
In Pure Muskegon’s BEA they admit and confirm to the
State of Michigan that the site exceeds Part 201
limitations for groundwater and soils. They also confirm
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
the PH levels of the soil. A map of their samples and findings is below. It is important to note that
samples pulled from Muskegon Lake confirmed the site was leaking chemicals into the watershed. It
also confirms the leeching of contaminated groundwater into Muskegon Lake. THIS IS PURE
MUSKEGON’S DOCUMENT.
z
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
Pure Muskegon Due Care Plan – September
13, 2017
Approximately one year after purchasing the
property Pure Muskegon finally submits their
“Due Care Plan” to the State of Michigan.
This plan effectively builds off of the BEA by
restating and extrapolating on findings
previously made in the BEA and describes
the means and methods by which the site
will not be further contaminated due to work
activities.
For the first time Pure Muskegon writes an
executive summary on the limitations of the
site in a very clear and concise way. It very
clearly states that the site cannot be used
for Residential OR Non-Residential uses due
to Arsenic, Lead, Dioxin, Chromium,
Manganese and Dioxin. This is a Pure
Muskegon document prepared by Pure
Muskegon’s consultants and submitted by
them.
Soil contaminants found were Arsenic, Lead,
Dioxin, Chromium, Manganese, Selenium, Silver, Benzene and Zinc. Air contaminants found were
Chromium, Manganese and Dioxin. Groundwater contaminants found were Arsenic, Cadmium,
Chromium, Lead, Namganese, Selenium, Trimethylbenzene, N-Butylbenzen. A map of the samples is
below. It was once again confirmed the site is leaking groundwater into Muskegon Lake.
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
Temporary Lake Treatment Work Plan – October 20, 2021
This document details the work plan for a PFAS test treatment lake subsequent to a failed effort. Prior to
this workplan, Pure Muskegon attempted to filter contaminants using pumps and filters but after
pumping 74m gallons into the Muskegon County Wastewater system found the incessant clogging of the
filters made the clean-up economically impossible. The new work plan proposed the excavation a 4.9
acre lake that was to be filled with a “toxic sponge” by the name of REMBIND. Groundwater throughout
the site would then be pumped into the lake so that the REMBIND could attract and hold contaminants.
It was theorized that this work plan would take approximately until the end of 2023 to complete.
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
With their new consultant, Fishbeck, Pure Muskegon documents for the first time the inherent
flammability and explosivity of the site. Methane and Hydrogen Sulfide were found to be actively
leaking from contaminated groundwater, through the soil and into the air. Again, this eliminates any
possibility of development on top of the soil and groundwater contamination previously found in Pure
Muskegon’s Due Care Plan and BEA .
Fishbeck also confirms, most conclusively and directly, that groundwater is leaching into Muskegon Lake
from the site.
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
Also for the first time, Pure Muskegon documents the rampant contamination of PFAS. The EPA advises
exposure levels of less than 4 parts per trillion yet some samples have FOUR THOUSAND TIMES the EPA
recommended limit. For comparison, the average PFAS detection concentration at the Muskegon
County Airport PFAs crisis was 14.7. PFAS SAMPLES ARE HUNDREDS OF TIMES WORSE THAN THE
MUSKEGON COUNTY AIRPORT PFAS INCIDENT. PFAS RIDDEN, TOXIC CONTAMINATED GROUNDWATER
COMPLETE WITH HEAVY METALS AND COMPLEX MANMADE PARTICLES CONTINUES TO LEAK INTO
MUSKEGON LAKE. PURE MUSKEGON HAS DONE NOTHING AND HAS CALLED NO ONE FOR HELP.
CONTINUE ON NEXT PAGE
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
EGLE Improper Notice of Disposal – May 2, 2023
Subsequent to approval and the performance of the test, Pure Muskegon’s new environmental
consultant wrote EGLE and informed them that they desired to leave the heavily contaminated solid
waste “toxic sponge” in place as the “overall costs for the implementation of the removal activities are
substantial”. They also state that removal would “reflect minimal environmental benefit”. In essence,
they tried to walk away.
In response, EGLE writes “The spent PAC and RemBind is a solid waste regulated pursuant to Part 115.
Section 11512 requires solid waste to be disposed of at a licensed disposal area unless it has been
approved to be disposed of at the site of generation. Pure Muskegon has not been approved to dispose
of this waste at the site of generation and it is not a licensed disposal area.” Again, it is demonstrated
that Pure Muskegon was willing to just “let it be”.
Mr. Hines is cc’d on this e-mail.
Administrative Order by Consent – July 26, 2016
Purchase Documents – July 29, 2016
Pure Muskegon has been involved in this project
for a decade beginning with Mr. Hines.
Pure Muskegon was formed at Hines Corp’s
Pontaluna Road address in 2013. At the same
time, Pure Muskegon began lending money to
Mr. Melching to begin demolition activities. Over
the next three years Pure Muskegon loaned
1.25m to Mr. Melching.
On February 14, 2013 Louis Padnos declined their
right of first refusal to purchase the property
after receiving a copy of an offer from “Hines
Corp.” As many know, SAPPI put a permanent
deed restriction on the SAPPI property due to the
likelihood of health issues. Instead of closing on
the property, Pure Muskegon spent the next three years working with the State of Michigan attorney
general, Melching and SAPPI to lift the deed restriction. They pursued an agreement that indemnified
SAPPI of any liability.
Pure Muskegon, SAPPI, Melching and the State of Michigan signed an agreement on July 26, 2016. On
July 29, 2016, Pure Muskegon purchased the property with investors for 5.7m and the loan to Melching
was forgiven.
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
Pure Muskegon, after having developed a 12.5m remediation budget for the site, was found unwilling to
finance or make the investment necessary to clean the site despite the hundreds of millions of dollars of
resources they collectively posessed. They allowed chemicals to poison Muskegon Lake for a decade.
Instead, 7 years after purchase, they turned to the State of Michigan for assistance and successfully
procured a 15m appropriation to pay for clean-up. They have still done nothing. On May 31, 2023 the
State of Michigan signed the contract with Pure Muskegon to clean the site and on July 16, Pure
Muskegon’s brokers sent e-mails across the country soliciting bids with verbal guidance that the
accepted offer would be 20m. It doesn’t take a math wizard to add the 5m paid for the property and
15m for the State of Michigan grant. It is my opinion they attempted to monetize taxpayer dollars into
cash with zero effort after allowing their property to contaminate Muskegon Lake for a decade.
It is my opinion that Pure Muskegon’s investors are group of operating company executives who failed
for a decade at finding a way to profit from the development of a toxic property while knowingly
allowing the property to poison Muskegon Lake. They have allowed Muskegon Lake to be poisoned
without calling for help or making any effort to stem the tide with their hundreds of millions of dollars of
resources. They have not been honest with the public, the State, potential buyers or the commission
regarding this poisoning and the toxic, non-buildable status of the property, yet they gleefully purport it’s
“ready for housing!”. Add in the blatant attempt to profit from the assistance of the State and it is a
story of another Love Canal mixed with greed. Add in the rumors that the 15m allocated by State is
being hijacked for construction costs offsets and a serious call for alarm is necessary at every level.
Summary
What began as a simple letter advocating for public access, job creation and environmental stewardship
has become something entirely different; the uncovering of an obvious attempt to omit material
information, falsely assert the feasibility of a project, minimize efforts to remediate toxic contamination
while allowing Muskegon Lake to continue to be poisoned. Profits ruled. THIS IS THE WORST TYPE OF
CAPITALISM AND SHOULD BE SHOWN, ROOTED OUT AND STOPPED AT ALL COSTS.
I have always said that the quality of a people is determined by the morality of their leadership. That
applies to capitalists and politicians alike. When people see others gain power and money via
unscrupulous means, they become angry and they justify the same indecent, abusive behavior towards
others, their town and the environment. It is a cancer that eats everything in its path. We know this
here, that resentment and abuse is multi-generational. This decision is about way more than a PUD
approval, it is about what’s decent and right for our people, our community and our environment.
Frankly, I think this situation is bad enough that the Attorney General should be alerted. It certainly
would be something for Governor Whitmer to hang her hat on after denying the casino project. I also
believe it possible to find grounds for a class action lawsuit due to unjust enrichment and fraudulent
representation. A property owner that is in knowledge of a site that causes widespread environmental
damage (a real cost against society) yet does nothing to prevent or repair the cause may be sued for
damages arising from negligence and public nuisance if special injury can be demonstrated. There is a
moral and fiduciary responsibility to prevent pollution and these men have failed spectacularly. It is
my belief that the owners of Pure Muskegon should be chastised for their actions and required to hand
over the property to the State or the City in exchange for immunity, like SAPPI did, so that someone with
decency can remediate the property. Once we have a clean property we, as a people and a community
can decide what should be done with it.
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
To State of Michigan regulators, please take immediate steps to reclaim and remediate this property.
To City officials, please discontinue any and all discussions regarding development on this unsafe
poisonous property.
To Mr. Hines and Mr. Olsen, I do not lie.
Defendere Populum,
THIS LETTER, IN ITS ENTIRETY, IS THE OPINION OF RYAN M. LEESTMA
October 2, 2023
Parkland Properties of Michigan
75 W Walton Avenue STE A
Muskegon, MI 49440
City of Muskegon
933 Terrace Street
Muskegon, MI 49440
RE: Leestma letter regarding Windward Pointe
Dear Mayor, City Commissioners, City Planning Commissioners, and City staff:
We are unfortunately writing again to respond to recent false and misleading statements from Mr. Leestma
concerning our redevelopment plans for the former Sappi Paper Mill site (also known as Windward
Pointe). We are available at any time to discuss questions about our redevelopment plans.
Parkland Properties desires to continue Pure Muskegon.s original mission and convert the former Sappi
Paper Mill site into a lively residential and mixed-use development with hundreds of homesites,
condominiums, apartments, retail, a marina and an in-and-out boat storage facility, public parks, and other
uses that will benefit the greater Muskegon area. These uses are targeted at making this large, currently
private site, an asset for the community and addressing the known housing needs that are supported by the
recent City and County housing studies.
Mr. Leestma s statements about the alleged concerns with our clean-up strategies are unfounded: he has
no personal knowledge of our remediation plans or strategies for this site. We have a track record of
successfully transforming former industrial, contaminated properties into safe and desirable communities.
This includes the most recent example at Terrace Point Landing. We are confident that we will be able to
safely develop this property and any claims by Mr. Leestma otherwise are baseless.
We disagree with the assertion that building additional homes in the midst of a regional housing crisis is
a negative result for this site. The spinoff impact from this large, private, legacy project will be unlike
anything that Muskegon has experienced in the last 50-years in a single project and this impact will only
be matched by the redevelopment of the Shaw Walker Furniture Company. The redevelopment of
Windward Pointe and Shaw Walker – complimented by Harbor 31 and the resurgence of downtown – will
positively transform the Muskegon area for generations.
Our new communities at Windward Pointe and Shaw Walker focus primarily on workforce/attainable
housing with over 75% of the units providing the opportunity for meaningful residency at attainable price
points that expand the opportunities for Muskegon residents. We are proposing to build proven and viable
products that are needed and will sell and rent in the current Muskegon housing market. We are also
proposing all new public access at Windward Pointe that has never been available over the last 100-years
while this site was a paper mill.
1
We have been working in collaboration with City staff and the community for months to design our
projects in a manner that will have the biggest net gain for our community. This included public
engagement and outreach sessions with over 200 people in attendance and individual group meetings that
were overwhelmingly positive. We are proud of the work we have completed over the last 15-years; we
are excited about what we are planning to do over the next 10-years in collaboration with the City; and
we are confident that our contributions to Muskegon over this 25-year span including these two legacy
projects will have generational impacts on not only Muskegon, but the entire West Michigan region.
We look forward to continuing our great public-private partnership and continuing to make Muskegon an
even better place to work and live.
Sincerely,
Jon Rooks
2
October 6, 2023
City of Muskegon
933 Terrace Street
Muskegon, MI 49440
Windward Pointe/Former Sappi Site
2400 Lakeshore Drive, Muskegon, Michigan 49441
Dear Mayor, City Commissioners, City Planning Commissioners, and City Staff:
Fishbeck has prepared this correspondence to provide clarity to the City of Muskegon (City) regarding recent
communications that may give the perception we are involved in efforts to disrupt the proposed sale and
redevelopment of the Windward Pointe/Former Sappi Site. We have familiarity with the property and the known
environmental conditions; however, we are not involved in efforts to disrupt its sale and redevelopment.
Fishbeck’s past involvement with the Windward Pointe/Former Sappi Site was devoted to helping assist with plans
to safely transition this valuable waterfront resource to a viable use that meets the needs of the community while
improving the environment. Our involvement with the Windward Pointe/Former Sappi site ended in early 2022.
It is our understanding that the current owner and prospective buyer/development team have been working with
the City, community stakeholders, and the Michigan Department of Environment, Great Lakes, and Energy to
define a path forward that allows for the safe redevelopment of this property. This is a customary approach, and
one that Fishbeck applies to similar brownfield redevelopment projects.
We applaud the City’s brownfield redevelopment support to safely transform former industrial and contaminated
properties along the waterfront into new and exciting uses that benefit the community and look forward to
seeing this take place at the Windward Pointe/Former Sappi Site.
Sincerely,
Roman A. Wilson
Vice President/Brownfield Program Manager
By email
PURE MUSKEGON, LLC
1218 Pontaluna Road, Suite B
Spring Lake, MI 49456
October 3, 2023
Hon. Ken Johnson
Mayor, City of Muskegon
Muskegon City Commission
Muskegon Planning Commission
933 Terrace Street
Muskegon, MI 49440
RE: Proposed PUD for 2400 Lakeshore Drive
Dear Mayor Johnson, City Commissioners and Planning Commission Members:
As you know, Pure Muskegon, LLC has entered into an agreement with Parkland Properties,
LLC to sell to Parkland its 120-acre parcel that was the former location of the Sappi paper mill,
and which includes approximately 1 mile of frontage on the south side of Muskegon Lake.
Parkland has submitted a proposed planned unit development proposal that includes residential
homes, condominiums, apartments, a marina, retail facilities, and public amenities. This will be a
historic adaptive reuse of a very large vacant industrial site for a first-class mixed use residential
and commercial development. We strongly support approval of Parkland’s plan by the Planning
Commission and the City Commission.
Pure Muskegon was formed in 2013 by us, as a group of local business leaders who were deeply
concerned about the future of the former Sappi property, and who wanted to make sure that the
property would be developed in a manner that would best serve the city of Muskegon. Pure
Muskegon entered into a purchase agreement in 2013 with Melching, Inc., a demolition
contractor that had acquired the property from Sappi. Three years later, in 2016, Pure Muskegon
acquired the property, after negotiating with the state of Michigan and Sappi a termination of the
restrictive covenant Sappi had imposed that required the property to be used perpetually only for
industrial purposes. Pure Muskegon’s agreement with Melching required Melching to complete
demolition of the paper mill and remove the two tall smokestacks, as well as remove a
substantial lime pile, all in accordance with the requirements of EGLE.
Since acquiring the Sappi property in 2016, Pure Muskegon engaged DPZ Partners, LLC of
Miami, Florida, an internationally recognized design firm, to prepare comprehensive
development plans for the property. Pure Muskegon also engaged a well-known west Michigan
architect, and a prominent builder, as consultants to assist in both optimizing development plans
and identifying the best developer. After extensive discussions with prospective developers over
the last several years, Pure Muskegon listed the property with Cushman & Wakefield, a global
commercial real estate services firm, earlier this year. After considering a number of additional
proposals, Pure Muskegon entered into an agreement to sell the property to Parkland. This was
based on Parkland’s long and successful track record as to major developments in west
Michigan, and particularly in the City of Muskegon. Pure Muskegon believes that Parkland
offers the best opportunity for meeting our goal for redevelopment of the Sappi property for the
long-term benefit of the Muskegon community.
Last week, some misinformation was circulated by a disgruntled potential buyer who is also a
competitor of Parkland. We understand that everyone can comment on the PUD proposal;
however, we take exception to the many untruths and gross misstatements about the current
condition of the site and its potential residential development. EGLE is certain to carefully
monitor the uses and any remediation that may be needed for Parkland’s development.
Our agreement with Parkland was amended to accommodate the City’s requirements for PUD
approval through last Thursday’s public hearing, the Planning Commission meeting set for
October 12, and the City Commission meeting set for October 24. We were encouraged by the
report of our attending members that over 200 people were at last Thursday’s public hearing, and
that support for the Parkland PUD plan was overwhelmingly favorable.
We have done our best to be good stewards as to the Sappi property and to put the best interests
of the Muskegon community first. We believe that Parkland will do so as well. We urge the
Planning Commission to recommend approval of the Parkland PUD and ask that the City
Commissioners accept that recommendation.
Pure Muskegon, LLC
By: ___________________________ ___________________________
Charles E. Johnson III Larry Hines
Its Manager
___________________________
Steve Olsen
Members:
Larry Hines Steve Olsen
Mike Olthoff Wes Eklund
Donald Tjarksen Dan Kuznar
Chris Witham W. Gregg Slager and Sue A. Slager
Chuck Johnson Heather Kettler
John Workman Greg Olson
Trip Johnson
ARTICLE XI - B-2 CONVENIENCE AND COMPARISON BUSINESS DISTRICTS
PREAMBLE
The B-2 Convenience and Comparison Business Districts are designed for the convenience and
community shopping needs of residents in the Muskegon Area, and they are intended to be located
in planned groups near the intersection of major thoroughfares. All business establishments shall
be retail or service establishments dealing directly with consumers, and all goods produced on the
premises shall be sold at retail on the premises where produced. All business, servicing or
processing, except off-street parking or loading, shall be conducted within a completely enclosed
building, unless otherwise provided by this Ordinance and specifically approved by the City.
SECTION 1100: PRINCIPAL USES PERMITTED
In a B-2 Convenience and Comparison Business District no building or land shall be used and no
building shall be erected, structurally altered, or occupied except for one (1) or more of the
following specified uses, unless otherwise provided for in this Ordinance:
1. Any generally recognized retail business which supplies commodities such as: groceries,
meats, dairy products, baked goods or other foods, drugs, dry goods, and notions or
hardware.
2. Personal service establishments such as: shoe repair, dry cleaning shops, tailor shops,
beauty parlors, barber shops, banks and savings and loan offices, pharmacist and
laboratories, or any service establishment of an office-showroom or workshop nature of an
electrician, decorator, dressmaker, tailor, shoemaker, baker, printer, upholsterer, appliance
repair, photographic reproduction, and similar establishments that require a retail character
no more objectionable than the aforementioned.
3. Restaurants, or other places serving food.
4. Professional offices of doctors, lawyers, dentists, chiropractors, architects, engineers,
accountants, and similar or allied professions. Offices may be permitted for similar or
allied professions. Offices may be permitted for applied technology, light technological
research, research and development facilities with laboratories, but no industrially oriented
production facilities shall be permitted.
5. Office buildings for any of the following types of occupations: executive, administrative
and professional.
6. Post offices and other governmental office buildings.
7. Newspaper offices and printing offices.
8. Private clubs, lodge halls, social, and similar organizations, including assembly or rental
halls. [amended 8/97]
9. Contractor’s offices, with associated indoor storage: [amended 6/02]
a. All associated storage must be contained within a structure, and such structure
dedicated to storage shall not exceed five thousand (5,000) square feet in size.
b. No toxic, hazardous or noxious materials shall be stored on the site.
10. Recording Studios. [amended 8/02]
11. Stores selling second hand merchandise [amended 1/12]
12. Brewpubs. [amended 3/12]
13. Microbreweries, Small Wineries and Small Distilleries as long as the brewing area is less
than 2,500 square feet. [amended 3/12]
14. Amusement and recreational facilities, including indoor and outdoor sports fields.
15. Residential uses as part of a building in this business zone shall be allowed upon issuance
of a Certificate of Occupancy from the Department of Inspections, but provided that the
minimum lot area requirements of the RM-2 District are met.
16. Accessory buildings and accessory uses customarily incidental to the above Principal Uses
Permitted.
17. Uses similar to the above Principal Uses Permitted.
SECTION 1101: SPECIAL LAND USES PERMITTED
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. A site plan shall not be required
when no external changes are made to the buildings or properties.
1. Automobile service stations for the sale of gasoline, oil, tires, muffler tune up, not including
major repair such as engine rebuilding, undercoating, and similar industrially oriented
activities, and subject further to the following:
a. 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.
b. 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.
c. There shall 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.
d. All lighting shall be shielded from adjacent residential districts and from abutting
streets.
e. All rest rooms doors shall be shielded from adjoining residential property.
2. Banks with drive-in facilities, when said drive-in facilities are incidental to the principal
function.
3. Business in the character of a drive-in restaurant, or open front store, subject to the
following:
a. A setback of at least sixty (60) feet shall be provided from the street right-of-way
line of any existing or proposed major thoroughfare.
b. Ingress and egress points shall be located at least sixty (60) feet from the
intersection of any two (2) streets.
4. 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.
b. The principal buildings on the site shall be set back from abutting properties zoned
for residential use not less than thirty (30) feet.
c. 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 buildings that exceeds the maximum
height allowed.
5. Hotels, motels, sleeping inns and other facilities normally incidental thereto subject to the
following conditions: [amended 9/99]
a. The maximum length of stay at the facility shall not be greater than fourteen (14)
consecutive days.
b. Kitchen facilities may be allowed for some or all of the guest units, at the discretion
of the Planning Commission, provided that not more than fifty percent (50%) of the
units have such facilities.
c. The minimum floor area of each guest unit shall contain not less than two-hundred
(200) square feet. Each guest unit shall contain a private rest room.
d. The minimum lot area shall be one-half (1/2) acre with a minimum width of
seventy-five (75) feet. For any new development containing less than one (1) acre
there shall be at least sixteen hundred (1600) square feet of lot for each guest rental
unit. In no case is a development to exceed 24 total units.
e. Parking shall be provided on-site.
f. The Planning Commission may require a common open space area of one hundred
(100) square feet per unit with tables and seating. This area may be located in the
required setback.
6. Business schools, or private schools operated for profit. Examples of private schools
permitted herein include, but are not limited to, the following: dance schools, music and
voice schools, and art studios: [amended 5/02]
c. Parking is required to be provided on the same site as the building. Shared parking
will be allowed, if it is irrevocable, and if it will not consume any parking needed
for a separate use.
7. Contractor’s offices, with associated indoor storage of over five thousand (5,000) square
feet in size: [amended 6/02]
a. All associated storage must be contained within a structure.
b. No toxic, hazardous or noxious materials shall be stored on the site.
8. Live music concert halls, under the following conditions: [amended 8/02]
a. The business will operate in such a manner as to comply with the Noise Ordinance
enacted by the City of Muskegon. No music (either live or piped) will be permitted
outside the building.
b. The business will not be permitted to serve alcohol at any time to any person.
c. The business will maintain security staff, both inside and outside the building, at
all times when open to customers. Loitering will not be permitted on or around the
site.
d. The business will not operate between the hours of 3:00 a.m. and 8:00 a.m. No
person of 16 years of age or younger will be permitted within the business after
midnight and must directly exit the premises after that time.
e. The site and general vicinity will be maintained and litter-free, and will be checked
for litter every day before opening.
f. Security lighting will be provided for the site.
9. Self-serve, coin operated, automobile car wash, enclosed in a building.
10. Indoor Theaters [amended 5/04]
a. Parking must be either on site or with an irrevocable shared parking agreement.
11. Veterinary clinics, without outdoor kennels. [amended 5/05]
12. Wind Turbine Facilities. [amended 10/09].
13. Microbreweries, small wineries and small distilleries with brewing areas larger than 2,500
square feet. [amended 3/12]
14. Marihuana microbusinesses, designated consumption establishments, class B recreational
grows and temporary marihuana events under the following conditions: [amended 2/21]
a. Microbusinesses and Designated Consumption Establishments may only be open
between the hours of 8am – 12am.
b. A waste disposal plan must be approved for the disposal of waste, chemicals and
unused plant material.
c. There must be a security presence in place on the property at all times, either by
licensed security guard(s) and/or security cameras. A floor plan with security
details is required.
15. Accessory buildings and accessory use customarily incidental to any of the above Special
Land Uses Permitted.
16. Uses similar to the above Special Land Uses Permitted.
SECTION 1102: PLANNED UNIT DEVELOPMENTS [amended 10/98]
Planned developments may be allowed by the Planning Commission under the procedural
guidelines of Section 2101. The intent of Planned Unit Developments in the B-2 Convenience
and Comparison Business Districts is to allow mixed land uses which are compatible to each
other, while prohibiting nonresidential uses which would not be compatible or harmonious with
residential dwellings.
SECTION 1103: AREA AND BULK REQUIREMENTS [amended 4/00]
1. Minimum lot size: 10,890 sq. feet.
2. Maximum lot coverage:
Buildings: 70 %
Pavement: 25 %
3. Lot width: 100 feet (shall be measured at road frontage unless a cul-de-sac, then
measured from setback).
4. Width to depth ratios: The depth of any lot(s) or parcel(s) shall not be more than three (3)
times longer its width.
5. Height Limit:
Maximum height: 2 stories or 35 feet
Minimum height: 2 stories or 35 feet.
Minimum heights are in the form of an "overlay district" on the following street
corridors:
Western Avenue; from Ninth Street to Pine Street.
Clay Avenue; from Seventh Street to Fourth Street.
Pine Street; from Western Avenue to Apple Avenue.
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).
6. Front Setbacks: [amended 1/05]
Minimum:
Expressway or Arterial Street: 30 feet
Collector or Major Street: 20 feet
Minor Street: 10 feet
Maximum:
Expressway, Arterial Street or Major Street: 50 feet
Collector Street: 40 feet
Minor Street: 30 feet
7. Rear setback: 10 feet
8. Setback from the ordinary high-water mark or wetland: 75 feet (principal structures
only).
9. Side setbacks:
1-story: 8 feet and 12 feet
2-story: 10 feet and 14 feet
Note, setback measurement: All required setbacks shall be measured from the right-of-
way line to the nearest point of the determined drip line of buildings. [amended 10/02]
10. Zero lot line option: New principal buildings may be erected on the rear lot line and/or one
side lot line provided: [amended 10/02]
a. The building has an approved fire rating for zero-lot line development under the
building code.
b. The building has adequate fire access preserved pursuant to fire code requirements.
c. The zero lot line side is not adjacent to a street.
d. A maintenance access easement is granted by the adjacent property owner and
recorded with the County Register of Deeds and provided to the zoning
administrator with the site plan or plot plan.
e. It is not adjacent to wetlands, or waterfront.
11. All required side and rear setbacks shall be landscaped, greenbelt buffers, unless zero-lot-
line is employed for a structure or fire access. At least fifty percent of all required front
setbacks shall be landscaped and adjacent to the road right-of-way. An average minimum
greenbelt of 10 feet shall be maintained along each street frontage. [amended 12/01,
amended 10/02]
ARTICLE XX – FORM BASED CODE (SEE ATTACHMENT)
ARTICLE XXI - SCHEDULE OF REGULATIONS AND DEVELOPMENT OPTIONS
SECTION 2100
See Table I for district density, setback and lot coverage limits.
SECTION 2101: DEVELOPMENT OPTIONS
1. Planned Unit Development (PUD) Purpose
The purpose of this option is to permit flexibility in the regulation of land development;
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 regulations in this Ordinance
to achieve innovation to development on sites with unusual topography 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 owners.
2) The application shall meet the criteria established in each specified zoning
district.
b. 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.
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.
7) The uses proposed will result in safe, convenient, uncongested and well
defined vehicular and pedestrian circulation systems.
2. 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.
1) 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.
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.
SECTION 2102: PLANNED UNIT DEVELOPMENT OVERLAY
The intent of Planned Unit Developments (PUD) is to allow for flexibility in the design of
developments, to allow for the preservation of open space; allow for economies in the provision
of utilities and public services; provide recreational opportunities; and protect important natural
features from the adverse impacts of development.
An overlay PUD (flex-zone) is hereby established in the City of Muskegon which encompasses
the following properties:
Bluffton Bay
1. All of block 715 Revised Plat (1903), City of Muskegon, Muskegon County.
2. That part of Block 714, Revised Plat (1903), City of Muskegon, Muskegon County,
Michigan. Described as follows: Commence at the Southwest corner of Block 715 of said
Revised Plat, for Point of Beginning; thence South 0043’48” West along the West line of
said Block 715, extended, 137.80 feet; thence South 4133’45’ East 514.10 feet to the
Northwesterly line of Sampson Street, if extended; thence North 4834’44” East along said
Northwesterly line 295.35 feet to the East line of said Block 714; thence North 0043’48”
East along said East line 327.08’ to the Southeast corner of said Block 715; thence West
along the South line of said Block 715 a distance of 564.96 feet to Point of Beginning.
Containing 4.76 acres
3. That part of Lot 12 Block 702 of the Revised Plat of 1903 of City of Muskegon, Muskegon
County, Michigan, described as follows: Commencing at the North most corner of Lot 8
and said Block 702, thence Northwesterly along the Southwesterly line of Lake Shore
Drive 315.65 feet to the intersection of said Southwesterly line of Lake Shore Drive and
the Southeasterly line of Lot 10 of said Block 702 extended Northeasterly to said
Southwesterly line of Lake Shore Drive, thence Southwesterly along said Southeasterly
line of said Lot 10 extended a distance of 145.00 feet to the South most corner of said Lot
10 for Point of Beginning, thence continue Southwesterly on the extension of said
Southeasterly line of Lot 10 a distance of 157.50 feet, thence Southeasterly parallel to said
Southwesterly line of Lake Shore Drive 146.00 feet, thence Southwesterly parallel to the
Northwesterly line of Lot 8 of said flock 162.44 feet, thence Southerly parallel to the West
line of said Block 380 feet more or less to a point on the Northwesterly line of Lot 6 of said
Block, thence Southwesterly along the Northwesterly line of said Lot 6 a distance of 35
feet more of less to the West most corner of said Lot 6, thence Southeasterly along the
Southwesterly line of said Lot 6 a distance of 133.50 feet to the Northwesterly line of
Sampson Street, thence Southwesterly along the Northwesterly line of Sampson Street
315.3 feet to the Southwesterly corner of said Block 702, thence Recommence at Point of
Beginning, thence Northwesterly along the Southwesterly line of said Lot 10 extended
Northwesterly 100.00 feet, thence westerly 70.50 feet to the Southeast corner of Lot 11 of
said Block, thence Westerly along Southwesterly line of said Lot 11 extended Westerly
192.70 feet to the West line of said Block 702, thence Southerly along said West line
1196.5 feet to the Southwest corner of said Block 702.
Wildwood Creek
1. Property generally North of Ruddiman Creek, East of Barclay, directly South of the Moose
Lodge; all of parcel 61-30-36-400-004 and approximately the North half of parcel 61-30-
36-400-021.
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