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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, February 15, 2024 at 4 pm
PLACE OF MEETING: Commission Chambers, First Floor, Muskegon City Hall
AGENDA
I. Roll Call
II. Approval of minutes from the meetings of December 14, 2023.
III. Old Business
IV. Public Hearings
A. Hearing, Case 2024-01: Request to amend the Planned Unit Development at 1148 & 1204 W
Western Ave (Adelaide Point), by Adelaide Point QOZB, LLC.
B. Hearing, Case 2023-02: Staff initiated request to amend Article XX, Sections 2006.12, 2006.14,
2006.15, 2006.16, and 2006.17 of the zoning ordinance to eliminate the entry door transparency
requirements for certain building types.
C. Hearing, Case 2023-03: Staff initiated request to amend Section 2311 (accessory structures) of the
zoning ordinance to set the regulations regarding chicken coops.
V. New Business
VI. Other
VII. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETINGS OF THE CITY OF MUSKEGON AND ANY OF ITS COMMITTEES
OR SUBCOMMITTEES
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meeting that is not live-streamed, and which a citizen would like to watch and give comment, they must contact the City Clerk’s Office with at least a two-business
day notice. The participant will then receive a zoom link which will allow them to watch live and give comment. Contact information is below. For more details,
please visit: www.shorelinecity.com
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio tapes of printed materials
being considered at the meeting, to individuals with disabilities who want to attend the meeting with twenty-four (24) hours’ notice to the City of Muskegon.
Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by writing or by calling the following:
Ann Marie Meisch, MMC. City Clerk. 933 Terrace St. Muskegon, MI 49440. (231)724-6705. clerk@shorelinecity.com
1
Staff Report
February 15, 2024
Hearing, Case 2024-01: Request to amend the Planned Unit Development at 1148 & 1204 W Western Ave
(Adelaide Point), by Adelaide Point QOZB, LLC.
SUMMARY
1. This is the 4th amendment to the Adelaide Point PUD. Please see the enclosed timeline that describes
the amendments in detail.
2. The requested amendments include the following:
a. The primary function of the east boat basin will change from boat staging to fishing. The
shopper docks will be moved to the east side of the existing boat launch, next to the forklift
drop. Transient docks will be moved to the east side of the central peninsula. The fuel dock
has been moved to the central basin.
b. A planting median has been introduced on Adelaide Blvd to denote the entrance into the
development.
c. The former railroad path has been converted to a multi-use path along the southern edge of the
campus.
d. A connection has been made from the bike path on the west side of development to the
sharrow lanes on Adelaide Circle.
3. Please see the enclosed “Shopper Dock Relocation” and “AP Fishing + ADA Access Plan”
documents.
4. Notice was sent to everyone within 300 feet of the property. At the time of this writing, staff did not
receive and comments.
STAFF RECOMMENDATION
Staff recommends approval of the PUD amendments with the following conditions:
1. The multi-use path along with former railroad ROW should be redesigned to take the path out of the
driveway of the C-6 boat storage building.
2. More details, including a landscaping plan, should be included for the proposed median on Adelaide
Blvd.
3. An update phasing plan should be provided.
2
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend the Planned Unit Development at 1148 & 1204 W Western Ave be
recommended to the City Commission for approval with the following conditions:
1. The multi-use path along with former railroad ROW shall be redesigned to take the path out of the
driveway of the C-6 boat storage building.
2. More details, including a landscaping plan, shall be included for the proposed median on Adelaide
Blvd.
3. An update phasing plan shall be provided.
3
Hearing, Case 2023-02: Staff initiated request to amend Article XX, Sections 2006.12, 2006.14, 2006.15,
2006.16, and 2006.17 of the zoning ordinance to eliminate the entry door transparency requirements for
certain building types.
SUMMARY
1. The form-based code requires a minimum amount of transparency for windows. The code has helped
develop quality buildings that interact with the public realm. This has been particularly helpful in
commercial districts, where pedestrians have the ability to connect with commercial spaces from the
sidewalk.
2. A new development must provide a minimum number of windows on a front building façade and
doors must also have a minimum amount of transparency. This requirement has worked great for
commercial buildings but has started to cause issues with new residential development.
3. The code requires that 25% of front doors must be transparent. This requirement doesn’t work as well
with residential developments. Often times a window on a door will give access into a living room or
kitchen, reducing privacy for the occupant. Blinds and other window treatments are often hard to find
for door windows. This has led to some property owners hanging sheets in windows.
4. Staff is requesting to keep the transparency requirement for commercial buildings, but eliminate them
for residential buildings. This amendment would eliminate the 25% door transparency requirement
for the following building types in the form-based code: live/work, small multiplex, rowhouse,
duplex, and detached.
Form-Based Code Excerpt: Duplex Building Types
4
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend Article XX, Sections 2006.12, 2006.14, 2006.15, 2006.16, and 2006.17 of
the zoning ordinance to eliminate the entry door transparency requirements be recommended to the City
Commission for approval.
5
Hearing, Case 2023-03: Staff initiated request to amend Section 2311 (accessory structures) of the zoning
ordinance to set the regulations regarding chicken coops.
SUMMARY
1. The City Commission recently passed an ordinance (see enclosed) that allows residents in certain
residential districts to keep up to six female chickens.
2. The zoning ordinance must be amended to set the regulations on chicken coops. See below.
3. Pleas see the enclosed zoning ordinance excerpt for “Accessory Structures.”
Proposed addition to Section 2311: Accessory Structures & Buildings
11. Chicken Coop: A fenced or covered enclosure, detached from the principal structure, used for housing
chickens. It is considered an accessory structure and may not be located on a property without a principal
structure or in a zoning district that does not allow for the keeping of chickens. It must be located in the rear
yard and it may not be taller than 10 feet and may not cover more than 50% of the rear yard. They must be
located at least five feet off of the side and rear property lines. They must be located at least six feet from the
principal structure and at least 25 feet from any neighboring house. They do not count towards the amount of
accessory structures allowed on a property.
Traditional Chicken Coop
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend Section 2311 (accessory structures) of the zoning ordinance to set the
regulations regarding chicken coops be recommended to the City Commission for approval.
6
Project :
6
SHEET NOTES:
C COMMERCIAL BUILDINGS
C1 ADELAIDE POINTE OFFICES
ADELAIDE POINTE
C2 LIGHT INDUSTRY 1204 WEST WESTERN AVENUE
MUSKEGON, MI 49441
21
189
24
188
187
190
186
23
25
185
191
184
183
P: (855) MKG-LAKE
192
22
A3 C3 WAREHOUSING / BOAT STORAGE
2
18
181
26
19
3
180
6
179
194
20
https://www.adelaidepointe.com
178
27
177
195
176
C4 WAREHOUSING / BOAT STORAGE
175
196
19
174
28
173
197
172
171
198
18
C5 RETAIL /BOAT SERVICE / BOAT STORAGE
170
29
169
199
168
167
200
17
166
30
Consultants:
165
201
C6 WAREHOUSING / BOAT STORAGE
164
163
A1
202
16
162
31
161
203
M2
160
WAREHOUSING / BOAT STORAGE
159
C8
204
15
158
32
157
205
156
155
206
14
154
33
C9 WAREHOUSING / BOAT STORAGE 518 BROAD STREET
153
207
152
151
208
13
SAINT JOSEPH, MI 49085
150
34
149
209
148
6
P: (269) 932.4502
147
210
12
146
35
R RESIDENTIAL BUILDINGS
145
211
www.edgewaterresources.com
144
143
212
11
142
36
141
213
R1
140
M4 CONDOMINIUM BUILDING
139
214
10
138
37
137
215
136
135
216
R4
9
CONDOMINIUM / COMMERCIAL
134
38
133
217
132
131
218
8
130
39
129
R6
219
M3 APARTMENT BUILDING
128
M1
127
220
7126
40
104B
125
221
124
R7 1609 PINERIDGE DR
102A
B4 HOTEL
123
105
222
6
101A
122
41
B2 GRAND HAVEN, MI 49417
121
223
A1
120
110
101B
109B
119
224
102
5
103
P: (616) 843-1002
118
42
109A
101
B3 M9
104
111
117
225
110
100
109
116
105
108
www.architekturaplc.com/
107
115
106
226
B MIXED USE BUILDING / AMENITIES
4
43
114
113
227
112
1
11
23
2
0
11
46
3
109
23
3
B1 B1
108
A1 A4 SALES / RETAIL / RESTAURANT
7
10
23
4
6
10
47
2
105
23
5
UP
104
A1
3
10
48
23
6
B2
2
10
1
BOATER SERVICES BUILDING
23
101
7
49
A2 A7
B3 RESTROOMS FACILITY
PU
648 N. PLANKINTON AVE.
A1 A10 SUITE 240
B4 POOL
R7 MILWAUKEE, WI 53203
R4
AD
A9 A11 P: (414) 273-8230
M3
EL
A1 M8 6 M MARINA / MARINA SERVICES www.kaa-arch.com
E AID M1 WET SLIP MARINA
CL EC M7
VESTIBULE
ROOM
SITE LOCATION:
COMMUNITY
A7
G01
G02
CIR
ENTRY
A10 IRC
FCC
G08
E
MAIL
SS
A7
G07
1
M2
FITNE
STAIR
G04
ST1
6
D TRANSIENT SLIPS
BULE
JANITOR
CORRIDOR
I 6 M6
G14
TOR 1 VESTI
G09
OOM
RESTROOM
G10
RESTR
G05
POOL EQUIP.
G06
10 FEC-1
A
ELEVA
RM.
G15
L
PARCE
G11
LE
L
RISER
OM
PU
RESTRO
A12
G16
STORA FIRE PUMP/
G12
E
GE
AD
G13
A1 M3 FUEL DOCK
A8
2
R1 M5 M5 PILE SUPPORTED STRUCTURE WITH STEEL
10 FE-1
L-3.10 M4
A12 SHEET PILE WAVE FENCE
AD
R6 M10
A7
EL
M5 FORKLIFT WELLS
AID
RICAL
G17
ELECT
A7 M6
TRASH
G18
ADA SHOPPER DOCKS
EC
ULE
2 VESTIB
G19
ELEVATOR
STAIR 2
IRC
ST2
A12 M7 KAYAK LAUNCH
LE
A7 REVISION Date: 12/06/2022
M8 FISHING BASIN
Project No: 21-004
B4
C8 M9 FISH CLEANING STATION 4 REVISION - 06/21/2023
ADELAIDE BLVD
A1 C9
5 REVISION - 07/06/2023
M10 BOAT RAMP NORTH
/
6 REVISION - 01/23/2024
C4
ADELAIDE DR
A PUBLIC AMENITIES Scale: 1"=100'-0" @ 24x36
C6 0 100' 200'
A1 BIKE & PEDESTRIAN TRAILS
C2 6 ADELAIDE AVE A2 WEST POINT PARK
Seal:
A3 LINEAR PARKS
A4 EAST BASIN PARK
A7 BIKE RACKS
1
C3 L-3.10 A8 EVENT LAWN Project Phase:
C6
PUD SUBMITTAL
A9 ON STREET PARKING
Sheet Title:
A10 OFF STREET PARKING
C1
C5 A12 PARKING GARAGE ACCESS SITE PLAN
A1 Sheet Number:
WEST WESTERN
C-1.00
P:\2021\21-004 AP\CAD\SHEETS\PUD\C-SHEETS\C-1.00 SITE PLAN.DWG
9/28/21 - Original PUD was approved with the following conditions 1) A revised site plan that addresses narrower streets and water main and
fire hydrant locations is approved by staff 2) The site plan receives a stormwater permit.
7/12/22 – First amendment to the PUD included the addition of Adelaide Ave and turned Adelaide Circle into a one-way street with angled parking.
A condominium building was removed and the boat services building was separated from the restaurant/retail building. The warehousing/boat
storage buildings between Adelaide Ave and W Western Ave were slightly modified in size. The park and fishing pier on the east peninsula were
modified.
2/8/23 – Second amendment included reducing the size of the marina, slightly rotating a condominium building to avoid the bike trail, removing
a condominium swimming pool, removal of the east basin boat launch, and the combination of two boat storage structure.
7/11/23 – Third amendment to the PUD was approved by Planning Commission as minor changes. They included removal of a
condominium/retail building (55 residential units), changing the other condominium/retail building to a hotel (removal of 55 residential
units/addition of 125 hotel rooms), repositioning of a condominium building and slight modifications to Adelaide Circle.
Thursday, January 11, 2024
Adelaide Pointe
1204 W. Western Avenue
Muskegon, MI 49441
Mr. Mike Franzak
Zoning Administrator
City of Muskegon
933 Terrace Street
Muskegon, MI 49441
Dear Mr. Franzak,
Please be aware that Adelaide Pointe does hereby intend to request modification to the
Adelaide Pointe PUD as previously approved. Adelaide Pointe believes that there is an
opportunity to improve shopping, mooring, ramp activities and fishing by relocating the
approved shopper dock within the East Basin to the forklift drop adjacent to the Hartshorn
Ramp. This modification will also enhance Adelaide Pointe’s boat launching capabilities as
enabled by the Cooperative Use Agreement.
The following is a summary of changes and benefits proposed:
Mooring
Figure 1
Docks 1, 2 and 3 as shown in
Figure 1 shall be used for the
operation of forklift
launching and retrieval
operations as previously
approved. Dock 4 shall be
used to stage customer
vessels and provide non-
customer members of the
public a shopper dock
location closer to downtown
than the previously approved
East Basin shopper dock. Per
the Cooperative Use
Agreement a charge may be
assessed to non-customer
members of the public to
cover staffing costs and
ensure proper upkeep and
maintenance of the dock.
Overnight mooring will not
Figure 2
be allowed and security on
all four gates will be put in
1204 W. Western Avenue Muskegon, MI 49441 – (231-726-2957)
place to prevent injury and destruction of property. Terms and conditions of the relocated East Basin dock shall have
the same rights, conditions and obligations as previously approved.
Public Boat Ramp
Currently the Hartshorn has no protection from Easterly and North-Easterly wave conditions. Dock 4 shall act as a wave
attenuator and eliminate any sort of conditions that could cause injury or harm to citizens and their property while
launching and retrieving vessels. The additional protection provided will also reduce damage to the Hartshorn ramp and
property throughout the harbor.
Fishing Access
During the summer of 2023 Adelaide Pointe and Bear Lake Tavern funded a Purdue University study on the migratory
and spawning behaviors of Yellow Perch within the Muskegon Lake watershed. It was discovered that Muskegon Lake
has its own unique species of Yellow Perch that prefers shallower, warmer waters whereas Lake Michigan Yellow Perch
prefer deeper and colder waters. The East Basin has become one of the best fishing locations on Muskegon Lake for this
unique and previously undiscovered species of Yellow Perch. As Yellow Perch is also one of the most desired and tasty
species of fish this unique opportunity is of great benefit to the public. Relocating the previously approved East Basin
shopper dock preserves fishing access within the East Basin.
Should the City approve this relocation as illustrated a net new fishing resource will become available via Dock 4. A new
concrete pad will be poured to connect the parking lot to a ADA approved gangway and no forklift activity within close
proximity will take place to ensure safety. Reservation of dock usage rights per the Cooperative Use Agreement shall be
extended from the East Basin and be preserved. State of Michigan law regarding free navigation upon the surface of the
waters shall also be preserved.
Summary
The PUD change requested improves shopping, mooring, ramp activities and fishing to further strengthen the public
private partnership between the City of Muskegon and Adelaide Pointe. Adelaide Pointe humbly requests that these
changes be approved in an expedient manner so as to allow for State and Federal application submittals.
Please do not hesitate to contact us with any questions, considerations or ideas for improvement.
Sincerely,
Ryan M. Leestma
Founder and Owner
616-633-6020
rml@leestmamanagement.com
1204 W. Western Avenue Muskegon, MI 49441 – (231-726-2957)
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