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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, October 10, 2024 at 4 pm
PLACE OF MEETING: Commission Chambers, First Floor, Muskegon City Hall
AGENDA
I. Roll Call
II. Approval of the minutes from the special meeting of September 26, 2024.
III. Public Hearings
A. Hearing, Case 2024-25: Request to vacate the remaining portion of the alley between 2nd St and 3rd
St, north of Webster Ave and south of Clay Ave, by West Haven 280 LLC.
B. Hearing, Case 2024-26: Request to amend the planned unit development (PUD) at Harbour Towne to
allow for the construction of 28 new condo units.
C. Hearing, Case 2024-27: Staff-initiated request to amend Section 404 of the zoning ordinance to
remove R-2 and R-3 districts and to adjust the area and bulk requirements for R-1 districts.
D. Hearing, Case 2024-28: Staff-initiated request to amend Section 400 of the zoning ordinance to allow
duplexes, triplexes, and accessory dwelling units as principal uses permitted in the Single-Family
Residential Districts.
E. Hearing, Case 2024-29: Staff-initiated request to amend Article II of the zoning ordinance to create a
definition for accessory dwelling unit.
F. Hearing, Case 2024-30: Staff-initiated request to amend Article IV of the zoning ordinance to remove
R-2 and R-3 districts and rename single-family residential districts.
G. Hearing, Case 2024-31: Staff-initiated request to amend Section 2326 of the zoning ordinance to
reduce the minimum number of parking spaces for single-family and multi-family dwelling units.
H. Hearing, Case 2024-32: Staff-initiated request to amend Article XX of the zoning ordinance to allow
the conversion of single-family houses into duplexes and small multiplexes.
IV. New Business
V. Old Business
VI. Other
VII. Adjourn
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1
Staff Report
October 10, 2024
Hearing, Case 2024-25: Request to vacate the remaining portion of the alley between 2nd St and 3rd St, north
of Webster Ave and south of Clay Ave, by West Haven 280 LLC.
SUMMARY
1. The applicant owns the former “Corner” building at the corner of Muskegon/3rd. They have
requested to vacate the remaining portion of the alley that dead ends at the eastern edge of their
property.
2. The applicant does not intend on building over the alley, however they would like to limit car access
through the area with landscaping planters and/or art pieces. They are also considering a decorative
walkway that would lead pedestrians towards the Muskegon Museum of Art.
3. Vacating an alley relinquishes the City’s interest in the alley. However, a utility easement would still
remain in effect. After vacating the alley, the land would be owned by everyone in the block. No
permanent structures would be allowed over the former alley until it has been replatted.
4. There are sanitary and storm sewers located in the alley. The City must maintain an easement to this
infrastructure once the alley is vacated. An approval of the vacation should be contingent upon the
City retaining a utility easement.
5. Notification was sent to everyone in the block. At the time of this writing, staff had not received any
public comments.
2
STAFF RECOMMENDATION
Staff recommends approval of the alley vacation as long as access to the utilities remains.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to vacate the remaining portion of the alley between 2nd St and 3rd St, north of
Webster Ave and south of Clay Ave be recommend for approval to the City Commission with the following
condition:
1. The City retains a utility easement with the same boundaries as the alley being vacated.
3
Hearing, Case 2024-26: Request to amend the planned unit development (PUD) at Harbour Towne to allow
for the construction of 28 new condo units.
SUMMARY
1. The original PUD plans were approved on June 12, 1990. The approved plans included a maximum
of 250 residential units. There appears to be 190 units developed as of today. However, the timeline
to develop these units has expired and the proposed units are in slightly different areas than originally
approved.
2. The PUD was amended in 2002 to add three additional duplexes along Fulton St. That amendment
noted that the original agreement for sidewalks for the PUD is retained. During the July 11, 2002
Planning Commission meeting it was noted: “In previous amendments the issue of pedestrian
walkways has come up. The original PUD required that walkways (sidewalks) be provided when the
PUD became more fully developed. This issue needs to be resolved. Cement sidewalks may not be
practical in the development. A boardwalk may be cost prohibitive. An option may be that a
pedestrian/bike lane be painted on the existing street demarking a pedestrian area that will prompt
motorists to be mindful of pedestrians and cyclists. The existing swath of pavement is fairly wide and
open, which can actually promote speeding in the development.”
3. This amendment proposes eight new structures (six fourplexes, two duplexes) for a total of 28 new
units.
4. The fire department has noted that some sort of turnaround must be added at the end of Channel View
Point. The current length exceeds the limit of 150 ft to a dead end without an approved turnaround.
Additionally, another hydrant must be added along Channel View Point.
5. A stormwater permit from the Engineering Department will be required.
6. No landscaping plan has been provided.
7. Notice was sent to all parcels within 300 feet of this property. At the time of this writing, staff had not
received any comments from the public.
Harbour Towne Circle looking south.
4
STAFF RECOMMENDATION
Staff recommends approval of the PUD amendment with the following conditions:
1. A turnaround must be incorporated at the end of Channel View Point.
2. An additional fire hydrant must be added along Channel View Point.
3. A stormwater permit must be obtained from the Engineering Department before construction
commences.
4. A landscaping plan is provided.
5. A decision is made regarding the installation of sidewalks.
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend the planned unit development (PUD) at Harbour Towne to allow for the
construction of 28 new condo units be recommend for approval to the City Commission with the following
condition:
1. A turnaround must be incorporated at the end of Channel View Point.
2. An additional fire hydrant must be added along Channel View Point.
3. A stormwater permit must be obtained from the Engineering Department before construction
commences.
4. A landscaping plan is provided.
5. Sidewalks….
5
ZONING REFORM
• Staff has been working with the Planning Commission and the City Commission on several ideas
related to zoning reform.
• A 2023 study performed by Bowen National Research determined that the City will need to add an
additional 3,000 housing units by 2027 to keep up with market demand. The Housing Needs
Assessment can be viewed here.
• A joint Planning Commission/City Commission meeting regarding housing needs was held at City
Hall on June 10 where several ideas were discussed.
• The Connect Muskegon page, which was created to help the public understand these ideas, can be
viewed here.
• Staff held three public input sessions regarding these ideas in August. The ideas were mostly
positively received, with the biggest issues seeming to be that fourplexes were too dense, but triplexes
were acceptable. Many participants also agreed with lowering the minimum amount of parking
spaces required, but not to zero. Most felt comfortable requiring one parking space. These requests
have been reflected in the proposed amendments.
• The City of Muskegon zoning map can be viewed here.
6
Hearing, Case 2024-27: Staff-initiated request to amend Section 404 of the zoning ordinance to remove R-2
and R-3 districts and to adjust the area and bulk requirements for R-1 districts.
SUMMARY
1. There are currently three separate single-family residential districts in the zoning ordinance; R-1, R-2,
and R-3; which all allow the same uses. The main difference between these districts is how much lot
width is required to be considered a buildable lot. This proposal would eliminate R-2 and R-3 districts
and change the bulk and area requirements to the current R-3 standards, which requires a minimum
30-foot lot width.
2. The chart in Section 404 would be removed and the Area and Bulk Requirements would be
represented as they previously were in the zoning ordinance (without a chart).
Proposed amendments (redline version)
Section 404: Area and Bulk Requirements
R-1 R-2 R-3
Minimum Lot Size 6,000 square feet 4,000 square feet 3,000 square feet
Minimum Lot Width 50 feet 40 feet 30 feet
Maximum Lot Buildings: 50% Buildings: 60% Buildings: 70%
Coverage
Pavement: 10% Pavement: 15% Pavement: 20%
Height Limit* 2 stories or 35 feet** 2 stories or 35 feet** 2 stories or 35 feet**
Front Build-to-Zone*** 10-30 feet 10-30 feet 10-30 feet
Rear Setback 15 feet 15 feet 15 feet
Side Setback 1 story: 6 feet 1 story: 6 feet 1 story: 5 feet
2 story: 8 feet 2 story: 7 feet 2 story: 5 feet
* Height measurement: In the case of a principal building, the vertical distance measured from the average
finished grade to the highest point of the roof surface where the building line abuts the front yard, except as
follows: to the deck line of mansard roofs, and the average height between eaves and the ridge of gable, hip,
and gambrel roofs (see Figure 2-2). If the ground is not entirely level, the grade shall be determined by
averaging the elevation of the ground for each face of the building (see Figure 2-3).
** Homes located in an established Historic District may be up to 3 stories or 45 feet, if found to be
compatible with other homes within 600 feet.
*** New principal structures may align with existing principal structures in the immediate area even if the
front setback falls outside the build-to-zone. The immediate area shall be considered all houses on the same
block face within 600 feet of the property. For corner lots, the front shall be considered the street that faces
the front door. The other street shall follow the side setback requirements. The rear, which is opposite of the
front street, shall also follow the side setback requirements. All required setbacks shall be measured from the
property line to the nearest point of the determined drip line of buildings.
7
8
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend Section 404 of the zoning ordinance to remove R-2 and R-3 districts and to
adjust the area and bulk requirements for R-1 districts be recommend for approval as presented to the City
Commission.
9
Hearing, Case 2024-28: Staff-initiated request to amend Section 400 of the zoning ordinance to allow
duplexes, triplexes, and accessory dwelling units as principal uses permitted in the Single-Family Residential
Districts.
SUMMARY
1. Currently, single-family is the only housing option in R districts. This proposal recommends allowing
duplexes, triplexes and accessory dwelling units (under certain conditions) in these districts.
Proposed amendments (redline version)
10
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend Section 400 of the zoning ordinance to allow duplexes, triplexes, and
accessory dwelling units as principal uses permitted in the Single-Family Residential Districts be recommend
for approval as presented to the City Commission.
11
Hearing, Case 2024-29: Staff-initiated request to amend Article II of the zoning ordinance to create a
definition for accessory dwelling unit.
SUMMARY
1. A definition for accessory dwelling unit must be created.
Proposed amendments (redline version)
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend Article II of the zoning ordinance to create a definition for accessory
dwelling unit be recommend for approval as presented to the City Commission.
12
Hearing, Case 2024-30: Staff-initiated request to amend Article IV of the zoning ordinance to remove R-2
and R-3 districts and rename single-family residential districts.
SUMMARY
1. If the request to allow duplexes, triplexes and accessory dwelling units is approved, the name of the
zoning designation should be changed to reflect the types of houses allowed. Staff proposes changing
the name from “Single-Family Residential” to “Neighborhood Residential.”
Proposed amendments (redline version)
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request to amend Article IV of the zoning ordinance to remove R-2 and R-3 districts and
rename single-family residential districts be recommend for approval as presented to the City Commission.
13
Hearing, Case 2024-31: Staff-initiated request to amend Section 2326 of the zoning ordinance to reduce the
minimum number of parking spaces for single-family and multi-family dwelling units.
SUMMARY
1. Only one parking space per dwelling unit was required for residential uses prior to an ordinance
amendment in 2002. Large apartment complexes continue to overdevelop parking lots based on the
zoning ordinance’s requirements. Staff had considered proposing to eliminate parking minimums
altogether, as is the case in form-based code districts, but based on public feedback a reduction to one
parking space per dwelling unit is being proposed instead.
Proposed amendments (redline version)
DELIBERATION
The following proposed motion is offered for consideration:
I move that the request amend Section 2326 of the zoning ordinance to reduce the minimum number of
parking spaces for single-family and multi-family dwelling units be recommend for approval as presented to
the City Commission.
14
Hearing, Case 2024-32: Staff-initiated request to amend Article XX of the zoning ordinance to allow the
conversion of single-family houses into duplexes and small multiplexes.
SUMMARY
1. Within the form-based code districts, a few minor design requirements could prevent converting a
single-family house into a duplex or triplex.
2. These requirements for Duplex Buildings include (requirements written in black. Suggested
amendments written in red):
a. Duplexes require “Entrances to upper floor unit(s) to be located at the front and/or side street
and shall be directly accessed from and face the street (2006.16, 4.0, B.). Add language stating
that existing Detached House Buildings may add an additional unit without meeting this
requirement.
b. Stoop Frontage Option for a Detached House allows for entry doors to be uncovered with no
canopy or supported roof (2006.17, B., 2.) while duplexes require that entry doors be covered
with a roof supported with columns. Add uncovered porches as an option for Duplex
Buildings.
c. Engaged Porch Frontage Option for a Duplex requires that a minimum of 50% of the building
facade projects either beyond the line of the porch columns or flush with the porch columns
(2006.16, H.), while a Detached House requires a minimum of 33% (2006.17, H.). Reduce the
50% requirement for Duplex Buildings to 33%.
3. These requirements for Small Multiplex Buildings include (requirements written in black. Suggested
amendments written in red):
a. Small Multiplexes shall have an 18” to 32” pilaster or wall surface every 18 to 30 feet along
building facades facing streets. Pilasters shall extend vertically from grade to cornice
expression line (this is not a requirement for the Detached House Building Type). Remove
this requirement.
b. 10’ minimum ground floor ceiling height (9’ for Detached House Building Type). Reduce this
requirement from 10’ to 9’ for Small Multiplexes.
c. Different types of entry door treatments are required for Small Multiplexes and Detached
Houses (2006.14, 9.01, A.2.). Add uncovered porches as an option for Small Multiplexes.
d. 18” minimum stoop height for a Small Multiplex is higher than the 12” minimum for a
Detached House. Reduce the minimum stoop height for Small Multiplex Buildings from 18”
to 12”.
e. A Small Multiplex Building requires that 10% to 50% of the façade between the adjacent
grade and the finish floor line of the second story be windows, but Detached House Buildings
require 40% to 60% be windows. Increase the maximum percentage for Small Multiplex
Buildings from 50% to 60%.
f. Engaged Porch Frontage Option for a Small Multiplex requires that a minimum of 50% of the
building facade projects either beyond the line of the porch columns or flush with the porch
columns while a Detached House requires a minimum of 33%. Reduce the 50% requirement
for Small Multiplex Buildings to 33%.
4. Please see the proposed amendments on the following pages. A redlined version is not compatible
with the document type that is used for the form-based code. Instead, proposed amendments have
been highlighted.
15
SECTION 2006 BUILDING TYPE STANDARDS
2006.16 DUPLEX BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The DUPLEX BUILDING TYPE is a small- to medium-sized detached structure that consists of two side-by-side or stacked
dwelling units, both facing the street and within a single building massing. This Type has the appearance of a medium-
sized single-family house and is appropriately scaled to fit in single family neighborhoods. This Type enables well-designed
higher densities. It is an essential Building Type for providing a broad choice of housing types.
2.0 PRECEDENT OF DUPLEX BUILDING TYPE
The following images represent precedent examples of the Duplex Building Type. They are intended as examples only
and should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based Code
area.
IMAGE 6.70 SIDE-BY-SIDE DUPLEX BUILDING WITH SEPARATE IMAGE 6.71 SIDE-BY-SIDE DUPLEX BUILDING WITH SHARED STOOP
ENGAGED PORCH FRONTAGE FRONTAGE
IMAGE 6.72 STACKED DUPLEX BUILDING WITH SHARED IMAGE 6.73 SIDE-BY-SIDE DUPLEX BUILDING WITH SEPARATE
PROJECTING PORCH FRONTAGE ENGAGED PORCH FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.99
BUILDING TYPE STANDARDS SECTION 2006
2006.16 DUPLEX BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.90 for Building Type size and massing ILLUSTRATION 6.90 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 48 feet maximum.
B. Building depth: 20 feet minimum.
ALLEY OR REAR ACCESS
C. Building may have an attached garage located
in the rear of the building and accessed from
an alley or side street. Attached garage is not D
permitted if a Carriage House is included on
PROPERTY LINE
PROPERTY LINE
the parcel.
C
D. Building may have a Carriage House in lieu
SIDE STREET
of an attached garage. Refer to Carriage BUILDING BUILDING
House Building Type in Section 2006.18 for FOOTPRINT FOOTPRINT
requirements. B
E. Maximum site coverage: 50% including garage
or Carriage House.
FRONT STREET
A A
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.91 for Building Type ground floor ILLUSTRATION 6.91 BUILDING SIZE AND MASS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required to
be located at the front and / or side street and
shall be directly accessed from and face the
street. ALLEY OR REAR ACCESS
B. Entrances to upper floor unit(s) are required to
be located at the front and / or side street and C
shall be directly accessed from and face the
PROPERTY LINE
PROPERTY LINE
street. Existing Detached House Buildings may
add an additional unit without meeting this
requirement.
SIDE STREET
B
BUILDING BUILDING
C. Carriage House entrances shall be as required FOOTPRINT FOOTPRINT
by the Carriage House Building Type in Section
2006.18. A
A B
FRONT STREET
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Total of 2 units per building. A. Uses are regulated by Context Area. Refer to
Section 2005 for permitted uses in each Context
B. Duplex Buildings per lot: 1 maximum. Area.
C. An additional unit is permitted if Carriage
House Building Type is used in conjunction with
the Duplex Building.
6.100 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.16 DUPLEX BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.92 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.92 for Building Type facade
composition requirements.
A. Building shall have a pitched (sloped) roof that
A
is compatible to the surrounding residential
architecture.
D
B. Transparency Upper Stories: Building facades
facing streets shall have 10% to 50% of the
façade be windows between the finish floor line
of the second story and bottom of the eave.
B
C. Transparency Street / Sidewalk Level: Refer
to Building Frontage options for transparency
requirements at the street and sidewalk level.
C
D. Upper windows shall be square or vertically
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.93 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.93 for Building Type story height
requirements.
A. Ground floor ceiling shall be 9 feet minimum.
B. Upper floor ceilings shall be 8 feet minimum.
C. Overall height of Building Type is regulated by
Context Area, refer to Section 2005.
C
B
A
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Duplex Building Type is required to have 1 of the following 3 frontage configurations applied to the ground level floor
where it abuts front and side streets, civic space, and / or public rights-of-way.
Frontage options for the Duplex Building Type are provided in the table below and described on the following pages of
this sub-section.
CONTEXT AREAS
BUILDING TYPE
DUPLEX
FRONTAGE OPTION
BUILDING TYPE
DT MS MSW NC NE UR LC LHC LMR LR
with STOOP By Right By Right By Right By Right
with PROJECTING PORCH By Right By Right By Right By Right
with ENGAGED PORCH By Right By Right By Right By Right
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.101
BUILDING TYPE STANDARDS SECTION 2006
2006.16 DUPLEX BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOOP
DESCRIPTION
In a Stoop Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within a
build-to-zone. The stoop is elevated above the sidewalk.
Steps or a ramp from the stoop may lead directly to the
sidewalk or may be side-loaded.
IMAGE 6.74 DUPLEX BUILDING WITH SEPARATE STOOPS
STOOP LOCATION REQUIREMENTS ILLUSTRATION 6.94 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.94 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side LINE OF BUILDING
street property lines and the main building FACADE
façade shall be landscaped with a sidewalk
SIDE STREET
FRONT OR
connecting the entry door to the public BUILDING
FOOTPRINT
sidewalk. Sidewalk connecting stoop and
public sidewalk shall be minimum 5 feet wide.
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the B
public right-of-way per the requirements of the
encroachment section in Section 2003. A
D. Stoops, wells, and / or steps may extend into PLAN VIEW
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.102 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.16 DUPLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 1:
9.01 2: STOOP
BALCONY-STOREFRONT
ILLUSTRATION 6.95 FRONTAGE COMPOSITION REQUIREMENTS STOOP COMPOSITION REQUIREMENTS
Refer to Illustration 6.95 for frontage composition graphic
reference.
A. Entry door(s) are required to be elevated
above adjacent grade. Elevated entry doors
shall have one of the following treatments:
1. Covered with a supported roof. Roof
shall be supported with columns. (As
depicted in the graphic).
2. Uncovered (with no canopy or supported
roof).
G
B. Depth of stoop landing shall be 4 feet minimum.
C. Width of stoop landing shall be 5 feet minimum.
FINISH FLOOR LINE
SECOND FLOOR D. Stoop shall be 12” minimum above adjacent
grade.
F
A E. Transparency: Stoop frontage shall have 40% to
60% of the façade be windows between the
adjacent grade and the finish floor line of the
ADJACENT second story. Entry door transparency shall be
GRADE included as part of the required transparency
ELEVATION DIAGRAM calculation.
F. Transparency Upper Stories: Refer to Building
E Type for transparency requirements of upper
stories.
BUILDING INTERIOR
C B
D
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.103
BUILDING TYPE STANDARDS SECTION 2006
2006.16 DUPLEX BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: PROJECTING PORCH
DESCRIPTION
In a Projecting Porch Frontage Type, the facade of the
building that faces the front and / or side streets is setback
a medium distance from the front and side streets, typically
within a build-to-zone. The resulting yard is typically small
and can be defined by a fence or hedge to spatially
maintain the street edge. The projecting porch is open
on three sides and all habitable space of the building is
located behind the rear edge of the porch. The porch is
elevated above the sidewalk. Steps from the porch may
be on the front or side of the porch and shall lead directly
to the sidewalk.
IMAGE 6.75 DUPLEX WITH PROJECTING PORCH
PROJECTING PORCH LOCATION REQUIREMENTS ILLUSTRATION 6.96 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.96 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side
street property lines and the main building LINE OF BUILDING
FACADE
façade shall be landscaped with a sidewalk
connecting the porch steps to the public BUILDING
FOOTPRINT
sidewalk. Sidewalk connecting entry door and A
public sidewalk shall have a width of 5 feet
SIDE STREET
FRONT OR
minimum.
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the B
public right-of-way per the requirements of the
encroachment section in Section 2003.
PLAN VIEW
D. Stoops, wells, and / or steps may extend into
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.104 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.16 DUPLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: PROJECTING
9.02 BALCONY-STOREFRONT
PORCH
ILLUSTRATION 6.97 FRONTAGE COMPOSITION REQUIREMENTS PROJECTING PORCH COMPOSITION REQUIREMENTS
Refer to Illustration 6.97 for frontage composition graphic
reference.
A. Depth of porch shall be 6 feet minimum.
B. Width of porch shall be 8 feet minimum.
C. Height of porch ceiling, measured from porch
floor shall be 8 feet minimum.
D. Porch shall be 18” minimum above adjacent
I grade.
E. Projecting porches shall be open on three sides
(no walls on three sides).
FINISH FLOOR LINE
SECOND FLOOR F. Furniture area shall be 4 feet x 6 feet minimum
clear area.
A D
H G. Transparency: Porch frontage shall have 10% to
50% of the façade be windows between the
adjacent grade and the finish floor line of the
ADJACENT second story. Entry door transparency shall be
GRADE included as part of the required transparency
ELEVATION DIAGRAM calculation.
H. Transparency Upper Stories: Refer to Building
E Type for transparency requirements of upper
stories.
BUILDING INTERIOR
B F G F
F
C
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.105
BUILDING TYPE STANDARDS SECTION 2006
2006.16 DUPLEX BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: ENGAGED PORCH
DESCRIPTION
In an Engaged Porch Frontage Type, the facade of
the building that faces the front and / or side streets
is setback a medium distance from the front and side
streets, typically within a build-to-zone. The resulting yard
is typically small and can be defined by a fence or hedge
to spatially maintain the street edge. The engaged porch
has two adjacent sides of the porch that are engaged
to the building (connected to and enclosed by building
walls) while the other two sides are open. Steps from the
porch may be on the front or side of the porch and shall
lead directly to the sidewalk.
IMAGE 6.76 DUPLEX WITH SEPARATE ENGAGED PORCH
ENGAGED PORCH LOCATION REQUIREMENTS ILLUSTRATION 6.98 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.98 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005. LINE OF CURB
LINE OF BUILDING
B. The ground area between the front and side FACADE
street property lines and the main building
façade shall be landscaped with a sidewalk A
connecting the porch steps to the public BUILDING
SIDE STREET
FRONT OR
FOOTPRINT
sidewalk. Sidewalk connecting entry door and
public sidewalk shall have a width of 5 feet
minimum.
C. Balconies, awnings, canopies, cornices, upper B
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
PLAN VIEW
D. Stoops, wells, and / or steps may extend into
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.106 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.16 DUPLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 3:
9.03 2: ENGAGED
BALCONY-STOREFRONT
PORCH
ILLUSTRATION 6.99 FRONTAGE COMPOSITION REQUIREMENTS ENGAGED PORCH COMPOSITION REQUIREMENTS
Refer to Illustration 6.99 for frontage composition graphic
reference.
A. Depth of porch shall be 6 feet minimum.
B. Width of porch shall be 8 feet minimum.
C. Height of porch ceiling, measured from porch
floor shall be 8 feet minimum.
D. Porch shall be 18” minimum above adjacent
J grade.
E. Engaged porches shall be open on two sides
(no walls on two sides).
FINISH FLOOR LINE
SECOND FLOOR F. Engaged porches shall have building walls on
two sides.
A D
I G. A minimum of 33% of the building facade shall
project either beyond the line of the porch
columns or flush with the porch columns.
ADJACENT
GRADE H. Transparency: Porch frontage shall have 10% to
ELEVATION DIAGRAM 50% of the façade be windows between the
adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
E included as part of the required transparency
calculation.
I. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
G
B F G
C H
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.107
SECTION 2006 BUILDING TYPE STANDARDS
2006.14 SMALL MULTI-PLEX BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The SMALL MULTI-PLEX BUILDING TYPE is a medium-sized structure that consists of 3 to 6 side-by-side and / or stacked
dwelling units, typically with one shared entry or individual entries along the front. This Type has the appearance of a
large single-family house and is appropriately scaled to fit in single family neighborhoods. This Type enables well-designed
higher densities. It is an essential Building Type for providing a broad choice of housing types and promoting walkability.
2.0 PRECEDENT OF SMALL MULTI-PLEX BUILDING TYPE
The following images represent precedent examples of the Small Multi-Plex Building Type. They are intended as examples
only and should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based
Code area.
IMAGE 6.56 TWO SMALL MULTI-PLEX BUILDINGS WITH STOOP IMAGE 6.57 SMALL MULTI-PLEX BUILDING WITH STOOP
FRONTAGE FRONTAGES AND FLAT ROOF
IMAGE 6.58 SMALL MULTI-PLEX WITH PROJECTING PORCH IMAGE 6.59 SMALL MULTI-PLEX WITH STOOP FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.79
BUILDING TYPE STANDARDS SECTION 2006
2006.14 SMALL MULTI-PLEX BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.70 for Building Type size and massing ILLUSTRATION 6.70 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 48 feet maximum
D
B. Building depth: 48 feet maximum. ALLEY OR REAR ACCESS
C. Building secondary wing depth (if secondary
wing is used): 30 feet maximum.
PROPERTY LINE
PROPERTY LINE
D. Building secondary wing width (if secondary
C
wing is used): 30 feet maximum.
E. Maximum site coverage: 70% BUILDING BUILDING
SIDE STREET
FOOTPRINT FOOTPRINT
B
FRONT STREET
A A
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.71 for Building Type ground floor ILLUSTRATION 6.71 GROUND FLOOR ACTIVATION & ACCESS
activation and pedestrian access graphic representation.
A. Main entrances shall be located along front
street.
ALLEY OR REAR ACCESS
B. Each unit may have an individual entry or units
may be accessed from a common entrance
and lobby.
PROPERTY LINE
PROPERTY LINE
C. On corner lots, units may enter from a secondary
side street individual entry or common entry.
D
SIDE STREET
D. Units may enter from a secondary common
entry or individual entry in the rear of the BUILDING
building. BUILDING
FOOTPRINT FOOTPRINT C
A A
FRONT STREET
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. 3 units minimum, 6 units maximum per building. A. Uses are regulated by Context Area. Refer to
Section 2005 for permitted uses in each Context
B. Small Multi-Plex Buildings per lot: 1 maximum. Area.
6.80 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.14 SMALL MULTI-PLEX BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.72 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.72 for Building Type facade
composition requirements.
A. Building may have a flat roof with parapet or a
A
pitched (sloped) roof.
E B. Buildings with flat roof shall have a cornice
B
expression line at roofline.
C. Transparency Upper Stories: Building facades
facing streets shall have 10% to 50% of the
C façade be windows between the finish floor
line of the second story and bottom of cornice
expression line or eave.
D. Transparency Street / Sidewalk Level: Refer
D to Building Frontage options for transparency
F requirements at the street and sidewalk level.
E. Upper windows shall be square or vertically
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
F. Building shall have an 18” to 32” pilaster or
wall surface every 18 to 30 feet along building
facades facing streets. Pilasters shall extend
vertically from grade to cornice expression line.
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.73 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.73 for Building Type story height
requirements.
A. Ground floor ceiling shall be 9 feet minimum.
B. Upper floor ceilings shall be 8 feet minimum.
C. Overall height of Building Type is regulated by
Context Area, refer to Section 2005.
C
B D D. On Building Type with flat roof option, the height
of parapet wall shall be between 12” minimum
and 4 feet maximum, measured from roof line.
A
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Small Multi-Plex Building Type is required to have 1 of the following 3 frontage configurations applied to the ground
level floor where it abuts front and side streets, civic space, and / or public rights-of-way.
Frontage options for the Small Multi-Plex Building Type are provided in the table below and described on the following
pages of this sub-section.
CONTEXT AREAS
BUILDING TYPE
MULTI-PLEX
FRONTAGE OPTION
BUILDING TYPE
DT MS MSW NC NE UR LC LHC LMR LR
SMALL
with STOOP By Right By Right By Right By Right By Right
with PROJECTING PORCH By Right By Right By Right By Right By Right
with ENGAGED PORCH By Right By Right By Right By Right By Right
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.81
BUILDING TYPE STANDARDS SECTION 2006
2006.14 SMALL MULTI-PLEX BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOOP
DESCRIPTION
In a Stoop Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within a
build-to-zone. The stoop is elevated above the sidewalk.
Steps or a ramp from the stoop may lead directly to the
sidewalk or may be side-loaded.
IMAGE 6.60 SMALL MULTI-PLEX WITH STOOP
STOOP LOCATION REQUIREMENTS ILLUSTRATION 6.74 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.74 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side LINE OF BUILDING
street property lines and the main building FACADE
façade shall be landscaped with a sidewalk
SIDE STREET
FRONT OR
connecting the entry door to the public BUILDING
FOOTPRINT
sidewalk. Sidewalk connecting stoop and
public sidewalk shall be minimum 5 feet wide.
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the B
public right-of-way per the requirements of the
encroachment section in Section 2003. A
D. Stoops, wells, and / or steps may extend into PLAN VIEW
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.82 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.14 SMALL MULTI-PLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 1:
9.01 2: STOOP
BALCONY-STOREFRONT
ILLUSTRATION 6.75 FRONTAGE COMPOSITION REQUIREMENTS STOOP COMPOSITION REQUIREMENTS
Refer to Illustration 6.75 for frontage composition graphic
reference.
A. Entry door(s) are required to be elevated
above adjacent grade. Elevated entry doors
shall have one of the following treatments:
1. Covered with a supported roof. Roof
shall be supported with columns.
2. Covered with a canopy. Canopy shall be
cantilevered or supported by brackets or
cables.
G 3. Uncovered (with no canopy or supported
roof).
B. Depth of stoop landing shall be 4 feet minimum.
FINISH FLOOR LINE
SECOND FLOOR
C. Width of stoop landing shall be 5 feet minimum.
D. Stoop shall be 12” minimum above adjacent
A
F grade.
E. Transparency: Stoop frontage shall have 10% to
ADJACENT 60% of the façade be windows between the
GRADE adjacent grade and the finish floor line of the
ELEVATION DIAGRAM second story. Entry door transparency shall be
included as part of the required transparency
calculation.
E
F. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
C B
D
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.83
BUILDING TYPE STANDARDS SECTION 2006
2006.14 SMALL MULTI-PLEX BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: PROJECTING PORCH
DESCRIPTION
In a Projecting Porch Frontage Type, the facade of the
building that faces the front and / or side streets is setback
a medium distance from the front and side streets, typically
within a build-to-zone. The resulting yard is typically small
and can be defined by a fence or hedge to spatially
maintain the street edge. The projecting porch is open
on three sides and all habitable space of the building is
located behind the rear edge of the porch. The porch is
elevated above the sidewalk. Steps from the porch may
be on the front or side of the porch and shall lead directly
to the sidewalk.
IMAGE 6.61 SMALL MULTI-PLEX WITH PROJECTING PORCH
PROJECTING PORCH LOCATION REQUIREMENTS ILLUSTRATION 6.76 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.76 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side
street property lines and the main building LINE OF BUILDING
SIDE STREET
FRONT OR
FACADE
façade shall be landscaped with a sidewalk
connecting the porch steps to the public BUILDING
FOOTPRINT
sidewalk. Sidewalk connecting entry door and
public sidewalk shall have a width of 5 feet A
minimum.
C. Balconies, awnings, canopies, cornices, upper B
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
PLAN VIEW
D. Stoops, wells, and / or steps may extend into
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.84 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.14 SMALL MULTI-PLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: PROJECTING
9.02 BALCONY-STOREFRONT
PORCH
ILLUSTRATION 6.77 FRONTAGE COMPOSITION REQUIREMENTS PROJECTING PORCH COMPOSITION REQUIREMENTS
Refer to Illustration 6.77 for frontage composition graphic
reference.
A. Depth of porch shall be 6 feet minimum.
B. Width of porch shall be 8 feet minimum.
C. Height of porch ceiling, measured from porch
floor shall be 8 feet minimum.
D. Porch shall be 18” minimum above adjacent
I grade.
E. Projecting porches shall be open on three sides
(no walls on three sides).
FINISH FLOOR LINE
SECOND FLOOR F. Furniture area shall be 4 feet x 6 feet minimum
clear area.
A D
H G. Transparency: Porch frontage shall have 10% to
50% of the façade be windows between the
adjacent grade and the finish floor line of the
ADJACENT second story. Entry door transparency shall be
GRADE included as part of the required transparency
ELEVATION DIAGRAM calculation.
H. Transparency Upper Stories: Refer to Building
E Type for transparency requirements of upper
stories.
BUILDING INTERIOR
B F G F
F
C
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.85
BUILDING TYPE STANDARDS SECTION 2006
2006.14 SMALL MULTI-PLEX BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: ENGAGED PORCH
DESCRIPTION
In an Engaged Porch Frontage Type, the facade of
the building that faces the front and / or side streets
is setback a medium distance from the front and side
streets, typically within a build-to-zone. The resulting yard
is typically small and can be defined by a fence or hedge
to spatially maintain the street edge. The engaged porch
has two adjacent sides of the porch that are engaged
to the building (connected to and enclosed by building
walls) while the other two sides are open. Steps from the
porch may be on the front or side of the porch and shall
lead directly to the sidewalk.
IMAGE 6.62 SMALL MULTI-PLEX WITH ENGAGED PORCH
ENGAGED PORCH LOCATION REQUIREMENTS ILLUSTRATION 6.78 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.78 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005. LINE OF CURB
LINE OF BUILDING
B. The ground area between the front and side FACADE
street property lines and the main building
façade shall be landscaped with a sidewalk A
connecting the porch steps to the public BUILDING
FOOTPRINT
sidewalk. Sidewalk connecting entry door and
public sidewalk shall have a width of 5 feet
minimum.
C. Balconies, awnings, canopies, cornices, upper B
SIDE STREET
FRONT OR
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
PLAN VIEW
D. Stoops, wells, and / or steps may extend into
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.86 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.14 SMALL MULTI-PLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 3:
9.03 2: ENGAGED
BALCONY-STOREFRONT
PORCH
ILLUSTRATION 6.79 FRONTAGE COMPOSITION REQUIREMENTS ENGAGED PORCH COMPOSITION REQUIREMENTS
Refer to Illustration 6.79 for frontage composition graphic
reference.
A. Depth of porch shall be 6 feet minimum.
B. Width of porch shall be 8 feet minimum.
C. Height of porch ceiling, measured from porch
floor shall be 8 feet minimum.
D. Porch shall be 18” minimum above adjacent
J grade.
E. Engaged porches shall be open on two sides
(no walls on two sides).
FINISH FLOOR LINE
SECOND FLOOR F. Engaged porches shall have building walls on
two sides.
A D
I G. A minimum of 33% of the building facade shall
project either beyond the line of the porch
columns or flush with the porch columns.
ADJACENT
GRADE H. Transparency: Porch frontage shall have 10% to
ELEVATION DIAGRAM 50% of the façade be windows between the
adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
E included as part of the required transparency
calculation.
I. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
G
B F G
C H
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.87
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