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CITY OF MUSKEGON PLANNING COMMISSION REGULAR MEETING DATE OF MEETING: Thursday, February 14, 2019 TIME OF MEETING: 4:00 p.m. PLACE OF MEETING: Commission Chambers, First Floor, Muskegon City Hall AGENDA I. Roll Call II. Approval of Minutes from the regular meeting of January 10, 2019. III. Public Hearings a. Hearing, Case 2019-02: Request for preliminary and final Planned Unit Development (PUD) approval for a mixed-use development at 920, 1000, 1010, 1050 and 1060 W Western Ave. b. Hearing, Case 2019-03: Request for several departures from the Form Based Code section of the zoning ordinance for the proposed residential development at 241 & 245 W Western Ave. IV. New Business V. Old Business VI. Other VII. Adjourn AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE CITY COMMISSION AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio tapes of printed materials being considered at the meeting, to individuals with disabilities who want to attend the meeting, upon twenty-four hour notice to the City of Muskegon. Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by writing or calling the following: Ann Meisch, City Clerk 933 Terrace Street 1 STAFF REPORT February 14, 2019 Hearing, Case 2019-02: Request for preliminary and final Planned Unit Development (PUD) approval for a residential development at 920, 1000, 1010, 1050 and 1060 W Western Ave. SUMMARY 1. The proposed development includes the usage of five parcels on W Western Ave: 920 (City Marina), 1000 (Former City-owned parking lot), 1010 (Bike Path), 1050 (Fricano’s), and 1060 (Bike Path). 2. The zoning of these parcels are B-2, Convenience & Comparison Business; I-2, General Industrial; LR, Lakefront Recreation and Form Based Code, Neighborhood Edge. 3. All together, the development includes 14.48 acres of land. 4. The PUD requirements for B-2 Districts state: 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. 5. The PUD requirements for I-2 Districts state: 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. 6. The PUD requirements for LR Districts state: The intent of Planned Unit Developments in the LR Lakefront Recreation 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 lakefront recreation activities, or residential dwellings. 7. The Form Based Code section of the zoning ordinance allows Specific Development Plans, intended to allow applicants flexibility to address market conditions and opportunities, including the master planning of large lots exceeding the maximum block dimensions as outlined in Section 2004, as well as the consolidation of multiple properties to create predictable and market responsive development for the area. 8. The project calls for 55 single-family detached houses. Phase 1 will include 34 units and Phase 2 will include an additional 21 units. 9. The residential units are 26 feet wide and setback 10 feet from each other. Units 1 and 10 are a little wider and shaped differently than the rest. 10. Residential units will consist of the “Schooner” and “Clipper” models, as depicted in the handouts. These will vary between 1, 1.5 and 2.5 story homes. Every home will have a garage. There are six units that will have an extra detached garage for extra storage. 11. Basements are not possible in this development due to groundwater levels. 12. Other improvements to the land include marina upgrades, a new clubhouse, improvements to the greenspace north of Fricano’s, relocation of Fricano’s lower level parking, bike path relocation, Park improvements and rerouting of traffic to the boat launch. 13. The current road between the Marina entrance and the boat launch would be removed and a new road would be located to the west of Fricano’s Place. The new road will provide access to the boat launch. The boat launch area will lose a few parking spaces just to the east of the boat launch. These will be replaced along the new road leading into the boat launch. All internal roads will be private. The roads leading to the marina and boar launch will be public within dedicated easements. No gates are proposed other than to keep the existing one into the marina. 14. The current bike path would be sold to the developer and used as patio space for the residential units. The bike path will be relocated just to the north. 2 15. The chain link fence at the marina would be removed and replaced with a 4-foot tall wrought iron fence. 16. There are 50 parking spaces located near the club house. These will serve the club house and as overflow parking for residences. Other overflow lots for residences will include the two parking lots for Fricano’s. 17. While traditional sidewalks are not incorporated, there are several concrete pathways that connect the publicly-accessible bike path. 18. The plan exceeds the ordinance requirements for open public space and landscaping. 19. Any approvals will be contingent upon issuance of a storm water permit from the Drain Commissioner. Stormwater improvements should eliminate the flooding that occurs near the current bike path. The applicant will be prosing a temporary holding and treatment process that will leach into the lake. 20. Plans are still being reviewed by other City departments. Comments will be made available at the meeting. 21. Phase 1 will include all improvements except for the residential units (and associated internal road) depicted in Phase 2. Zoning Map 3 Aerial Map STAFF RECOMMENDATION Staff recommends approval of the preliminary and final PUD. DELIBERATION • I move that the request for preliminary Planned Unit Development (PUD) approval for a mixed-use development at 920, 1000, 1010, 1050 and 1060 W Western Ave be (approved/denied). • I move that the request for final Planned Unit Development (PUD) approval for a mixed-use development at 920, 1000, 1010, 1050 and 1060 W Western Ave be recommended to the City Commission for (approval/denial). 4 Hearing, Case 2019-03: Request for several departures from the Form Based Code section of the zoning ordinance for the proposed residential development at 241 & 245 W Western Ave. SUMMARY 1. The two parcels are zoned FBC, Mainstreet. Both lots combined have 241 feet of frontage along Western Ave and have a depth of 60 feet. New 16 feet wide by 60 feet deep parcels will be created. 2. Zero lot line setbacks in the rear will allow garage access from the public parking lot in the back. 3. The proposed rowhouse development meets the form base code, except for the following regulations, which will need to receive departures: • Two story buildings are required, this development proposes three stores. Staff prefers the three-story development because of its location on Western Ave. • Units are required to be a minimum of 18 feet, this development proposes 16 feet widths. Staff finds this acceptable because of the space created from the additional floor. • The code limits the maximum number of attached rowhouses to eight, this development proposes 15 attached units. Staff prefers this amount of units because of the amount of road frontage on Western Ave, which will allow for more density. • The development does not meet all of the requirements of one the two choices for frontages, including “lightwell” or “stoop.” It meets all of the requirements of the stoop option, except the stoop will only be raised 5 inches off of grade, rather than the required 18 inches. Please see the regulations for these on the following pages. • The amount of windows facing Jefferson St does not meet the minimum requirement of 10% of the upper stories facade. This requirement falls just short. 5 Zoning Map Aerial Map 6 Lightwell Requirements 7 8 Stoop Requirements 9 10 STAFF RECOMMENDATION Staff recommends approval of the departures. DELIBERATION I move that departures from the Form Based Code section of the zoning ordinance, as proposed, for the residential development at 241 & 245 W Western Ave be (approved/denied). 11
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