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CITY OF MUSKEGON
PLANNING COMMISSION MEETING
June 12, 2025 @ 4:00 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
☐ CALL TO ORDER:
☐ ROLL CALL:
☐ APPROVAL OF MINUTES:
☐ PUBLIC HEARINGS:
A. Case 2025-19: Request for a special use permit to operate an urban
commercial farm at 2407 Barclay St, by Coty Sloan. Planning
B. Case 2025-20: Request for a special use permit to operate a cat café at
926 2nd Street, by The Arc of Muskegon. Planning
C. Case 2025-21: Request to rezone the property at 62 Irwin Avenue from R,
Neighborhood Residential to RM-1, Low-Density Multiple Family
Residential. Planning
D. Case 2025-22: Request to rezone the property at 1188 Lakeshore Drive
from Lakefront Recreation to Form Based Code, Urban Residential.
Planning
E. Case 2025-23: Request to amend the Planned Unit Development at
1148/1204 W Western Ave (Adelaide Point) to allow retail and other
commercial uses in the boat storage/warehousing buildings. Planning
☐ UNFINISHED BUSINESS:
☐ NEW BUSINESS:
A. Case 2025-24: Request for a site plan review for building additions at
2034, 2084, and 2140 Latimer Dr, by GE Aerospace. Planning
☐ ANY OTHER BUSINESS:
☐ GENERAL PUBLIC COMMENT:
► Reminder: Individuals who would like to address the City Commission shall do the following: ►Fill out a
request to speak form attached to the agenda or located in the back of the room. ► Submit the form to
the City Clerk. ► Be recognized by the Chair. ► Step forward to the microphone. ► State name. ►Limit of
3 minutes to address the Commission.
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☐ ADJOURNMENT:
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETINGS OF THE CITY OF
MUSKEGON AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
To give comment on a live-streamed meeting the city will provide a call-in telephone
number to the public to be able to call and give comment. For a public 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
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: June 12, 2025 Title: Case 2025-19: Request for a special use
permit to operate an urban commercial farm at
2407 Barclay St, by Coty Sloan.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request for a special use permit to operate an urban commercial farm at 2407 Barclay St.
Detailed Summary & Background:
SUMMARY
The applicant is an urban flower farmer and is moving his business, Restoring Eden, from Georgia to
Michigan. He is requesting a special use permit to operate an urban commercial farm at 2407
Barclay St. He would grow flowers on site and supply them to florists, event planners, and customers.
The ordinance allows for urban commercial farms in this zoning district with the issuance of a special
use permit, but it does not allow for retail sales on site.
The property is zoned R, Neighborhood Residential, and there is an existing duplex on site. The parcel
is fairly secluded, with no residential neighbors in the back and a storage facility to the south. The
applicant will own the duplex and live in the unit to the north, and a tenant (not involved with the
farm) will rent the unit to the south (closest to the farm). Ruddiman Creek runs through the
southernmost portion of the lot. The parcel measures 1.7 acres.
Please see the enclosed site plan document that shows the layout of the farm. Please also see the
copy of the Community Gardens, Private Gardens, and Urban Commercial Farms ordinance.
Notice was sent to all properties within 300 feet of the property. At the time of this writing, staff did not
receive any comments from the public.
EXERCISE
Planning Commissioners, please be prepared to answer and discuss the following questions as they
relate to Section 2332.4 of the zoning ordinance:
1. Do you believe this use is consistent with all adjacent uses and structures?
2. Do you believe the proposed use would be considered offensive or a nuisance for any of the
following reasons?
a. Increased traffic
b. Noise
c. Vibration
d. Light
3. Do you find that adequate water and sewer infrastructure exists or will be constructed to service
the use?
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STAFF RECOMMENDATION
Staff recommends approval of the special use permit for the urban commercial farm. Furthermore,
staff believe this would be a great location for on-site sales, although the ordinance does not allow
for it. It may be worth exploring an amendment to the accessory commercial unit (ACU) ordinance
to provide an opportunity for urban farms to operate sales carts/booths on-site, and also designating
this area, which is fairly commercial, as an allowed ACU designation.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move to approve the special use permit to operate an urban commercial farm at 2407 Barclay St
based on the findings of facts listed in the staff report.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: June 12, 2025 Title: Case 2025-20: Request for a special use
permit to operate a cat café at 926 2nd Street,
by The Arc of Muskegon.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request for a special use permit to operate a cat café at 926 2nd Street, by The Arc of Muskegon.
Detailed Summary & Background:
The property is zoned FBC, Mainstreet. Cat cafes are allowed as a special use permitted under the
following conditions:
a. Keeping of domestic animals shall be consistent with the provisions of Chapter 26, noise, and
Chapter 70, nuisances/littering of the City’s Code of Ordinances.
b. Limited to cats (felines) only.
c. Capacity: The establishment must provide 62 square feet per one (1) cat and no more than 15 on-
site at any one time. d. The cats shall always be kept separate from food preparation areas.
e. The boarding of cats shall take place entirely indoors.
f. Any cats leaving the establishment must be in a carrier.
g. A sign indicating a 24-hour emergency phone number shall be kept current and posted on the site
in a place clearly visible from the exterior.
The building unit measures 907 sq ft, which would allow up to 14 cats on site. The applicant has stated
that they plan on having between 4-6 cats.
Notice was sent to all properties within 300 feet of this parcel. At the time of this writing, staff had
received one email in support of the project.
EXERCISE
Planning Commissioners, please be prepared to answer and discuss the following questions as they
relate to Section 2332.4 of the zoning ordinance:
1. Do you believe this use is consistent with all adjacent uses and structures?
2. Do you believe the proposed use would be considered offensive or a nuisance for any of the
following reasons?
a. Increased traffic
b. Noise
c. Vibration
d. Light
3. Do you find that adequate water and sewer infrastructure exists or will be constructed to service
the use?
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STAFF RECOMMENDATION
Staff recommends approval of the special use permit with a maximum number of 14 cats.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move to approve the special use permit to allow a cat cafe, with a maximum number of 14 cats, at
926 2nd St based on the findings of facts listed in the staff report.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: June 12, 2025 Title: Case 2025-21: Request to rezone the
property at 62 Irwin Avenue from R,
Neighborhood Residential to RM-1, Low-Density
Multiple Family Residential.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request to rezone the property at 62 Irwin Avenue from R, Neighborhood Residential to RM-1, Low-
Density Multiple Family Residential.
Detailed Summary & Background:
The property is zoned R-1, Neighborhood Residential. The parcel measures 13,200 sq ft, and the
former, vacant church on-site measures 2,583 sq ft. The applicant would like to convert the former
church building into residential units. The current zoning would allow up to a duplex, but the building
is large enough to host more units. A rezoning to RM-1 would allow up to 16 units per acre, which
would be four units on this property, assuming each unit would meet the necessary size requirements.
With RM-1 zoning, the applicant would also have the option to apply for a special use permit for a
single-room occupancy building, which he is also considering.
The parcels to the west along Peck St are also zoned RM-1. However, staff have been holding focus
group discussions with these business owners about the possibility of rezoning the district to form-
based code. Initial discussions were very positive and well-received. Even if these parcels were to be
rezoned away from RM-1, the rezoning of 62 Irwin should still be considered for a rezoning to this
designation, and staff do not believe this would be considered a spot zone. The Master Plan
specifically talks about being flexible with the zoning of former civic buildings and allowing more
density in their redevelopment.
Notice was sent to all properties within 300 feet of this parcel. At the time of this writing, staff had not
received any comments from the public.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning to RM-1. This zoning designation will allow the
redevelopment of this civic building into a reasonable number of residential units, which will not vary
from what already exists in the area. This request is consistent with the goals of the Master Plan to
redevelop former civic buildings into multi-family housing or mixed-use developments.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
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Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move that the request to rezone the property at 62 Irwin Ave from R to RM-1 be recommended to
the City Commission for approval.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: June 12, 2025 Title: Case 2025-22: Request to rezone the
property at 1188 Lakeshore Drive from Lakefront
Recreation to Form Based Code, Urban
Residential.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request to rezone the property at 1188 Lakeshore Drive from Lakefront Recreation (LR) to Form Based
Code, Urban Residential (FBC-UR).
Detailed Summary & Background:
This vacant lot measures 1.6 acres and is zoned LR, Lakefront Recreation. It is located between the
Lakeshore Yacht Harbour marina and Adelaide Point and is owned by Cole's Quality Foods. The
applicant is considering purchasing the property and would like to build a single-family house to live
in. The LR zoning designation does not allow for housing. The lot does not have frontage on a street,
but the applicant is working with Lakeshore Yacht Harbour to obtain an easement from the southern
end of this lot to W. Western Ave.
The applicant is requesting to rezone the property to Form Based Code, Urban Residential, which
would allow up to a duplex and an accessory dwelling unit, in terms of density. However, he is only
planning on developing one single-family house. Much of the lot is unusable for construction as it lies
below the ordinary high watermark, and there is also a large slope in the building footprint area.
Utilities will need to be installed underneath the former railroad ROW, and the applicant will be
responsible for obtaining easements from CSX. A driveway will also need to be installed at the end of
the cul-de-sac and across the bike path. A permit from the City Engineering Department will be
required.
The future land use map in the Master Plan identifies this parcel as "Lakeshore," which is described 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."
A site plan is not required for a rezoning request, but one has been provided to show how the
development would work. The applicant has worked with city staff to create a driveway that would
be placed in a way to minimize conflict with the bike path.
STAFF RECOMMENDATION
Staff recommends approval of the request, with the condition that the project moves forward. The
applicant will have to purchase the property and obtain easements for the driveway and utilities
before permits can be pulled. While the rezoning to FBC, UR does not totally align with the mixed-use
designation in the future land use map, the low elevation of most of the lot prevents its
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redevelopment into anything substantial. A single-family house may be about as large of a
development that could fit on this lot, given its development challenges. The addition of a housing
unit will contribute to the mixed-use along the shoreline.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move that the request to rezone the property at 1188 Lakeshore Dr from LR to FBC, UR be
recommended to the City Commission for approval with the following conditions:
1. The applicant receives permission to install all necessary utilities under the former railroad easement
within the next 18 months of this meeting.
2. Building permits are issued within 24 months of this meeting.
3. The zoning of the property shall revert back to LR, Lakefront Recreation if these conditions are not
met.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: June 12, 2025 Title: Case 2025-23: Request to amend the
Planned Unit Development at 1148/1204 W
Western Ave (Adelaide Point) to allow retail and
other commercial uses in the boat
storage/warehousing buildings.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request to amend the Planned Unit Development at 1148/1204 W Western Ave (Adelaide Point) to
allow retail and other commercial uses in the boat storage/warehousing buildings.
Detailed Summary & Background:
The applicant is requesting to amend the uses allowed in buildings C8 and C9 on the site plan.
Currently, these buildings are designated for boat storage/service. The applicant would like to offer
commercial and retail options in these buildings as well. These are large buildings with many large
bay doors used for warehousing. There are also several entrance doors located around the buildings.
The applicant would like to be able to offer commercial space in any portion of these buildings,
along with the boater services/warehousing component.
The applicant has updated the site plan to reflect the retail components of buildings C8 and C9. Staff
have asked the applicant to show more detail on the parking configurations and pedestrian
improvements around these buildings. An updated site plan should be available at the meeting.
Notice was sent to all properties within 300 feet of this development. At the time of this writing, staff
had not received any comments from the public.
STAFF RECOMMENDATION
Staff recommends approval of the amendment with the condition that the site plan be updated to
show parking configurations and pedestrian improvements around the two buildings. The parking lot
on the north side of buildings C8/C9 is not well-defined and it will be important to identify how retail
customers will park in relation to boats being moved in and out of the warehouses. There are
pedestrian sidewalks around portions of the buildings, but they are not complete and they are also
not identified on the plan. There appears to be gravel used in some of the parking lots, which not an
allowed pavement type and is not suitable for striping.
Adelaide Point is a mixed-use development and retail components in this portion of the development
should be welcomed. However, it must be safe for pedestrians to access this area, which up until
now has been used mostly for boating services/warehousing. There are currently cars being parked in
the rear of building C9 that do not follow any type of parking plan or traditional layout.
Goal/Focus Area/Action Item Addressed:
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Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
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.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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Project :
MAY 21ST, 2025
21
189
24
188
187
190
186
23
25
185
191
184
183
192
22
2
18
181
26
19
3
180
179
194
20
178
27
177
195
176
175
196
19
174
28
173
197
172
171
198
18
170
29
169
199
168
167
200
17
166
Consultants:
30
165
201
164
163
202
16
162
31
161
203
160
159
RETAIL//BOAT
RETAIL / BOATSERVICE/
SERVICE BOAT
/ BOATSTORGAGE
STORAGE
204
15
158
32
157
205
156
155
206
14154
33
RETAIL//BOAT
RETAIL / BOATSERVICE/
SERVICE BOAT
/ BOATSTORGAGE
STORAGE
153
207
152
151
208
13150
34
149
209
148
147
210
12146
35
145
211
144
143
212
11142
36
141
213
140
139
214
10
138
37
137
215
136
135
216
9134
38
133
217
132
131
218
8130
39
129
219
128
127
220
7 126
40
104B
125
221
124
102A
123
105
222
6
101A
122
41
121
223
120
110
101B
109B
119
224
102
5
103
118
42
109A
101
104
111
117
225
110
100
109
116
105
108
107
115
106
226
4
43
114
113
227
112
1
11
23
2
0
11
46
3
109
23
3
108
7
10
23
4
6
10
47
2
105
23
5
104
3
10
48
23
6
2
10
1
23
101
7
49
PU
SITE LOCATION:
10 FEC-1
G15
PU
G16
10 FE-1
REVISION Date: 12/06/2022
Project No: 21-004
NORTH
Scale: 1"=100'-0" @ 24x36
0 100' 200'
Seal:
Project Phase:
PUD SUBMITTAL
Sheet Title:
SITE PLAN
Sheet Number:
C-1.00
P:\2021\21-004 AP\CAD\SHEETS\PUD\C-SHEETS\C-1.00 SITE PLAN.DWG Page 40 of 51
Page 41 of 51
Page 42 of 51
Page 43 of 51
Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: June 12, 2025 Title: Case 2025-24: Request for a site plan review
for building additions at 2034, 2084, and 2140
Latimer Dr, by GE Aerospace.
Submitted by: Department: Planning
Brief Summary:
Request for a site plan review for a 33,800 sf building addition, a 3,360 sf maintenance building
addition, and parking lot expansion at 2034, 2084, and 2140 Latimer Dr, by GE Aerospace.
Detailed Summary & Background:
GE Aviation owns the three contiguous parcels at 2034, 2084, and 2140 Latimer Dr. The buildings at
2034 and 2084 Latimer Dr were combined a long time ago, although it is unclear how that was
accomplished on two separate parcels. The proposed 33,800 sf addition will connect the rear
portions of these two buildings. The maintenance building is located on 2084 Latimer Dr, but the
proposed addition to it will be located on 2140 Latimer Dr. At the staff's request, the applicant has
begun the process of combining the lots. This review can be conducted as all three parcels have
been combined.
The plan also proposes 244 additional parking spaces with improvements made to the northern
portion of the parcel. Trees and landscaping have been added to the parking islands. The
stormwater permits for the properties must be updated with the Engineering Department.
The parcel is zoned I-2, General Industrial and is located in the Port City Industrial Park. Please see the
attached site plan.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
Page 44 of 51
I move to approve the site plan for 2034, 2084, and 2140 Latimer Dr with the conditions that the lots
be combined and the stormwater permits are amended.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
Page 45 of 51
Legal Description (from File No.: 61-24-692-000-0032-00
Land Situated in the State of Michigan, County of Muskegon, City of
Muskegon.
Lot 30-32, Port City Industrial Center No. 2, according to the recorded
plat thereof, as recorded in Liber 20 of Plats, Page 22,
Muskegon County Records.
Notes:
1. Description of record and recorded easement information shown hereon is based on Chicago Title Insurance
Company, File No.611085856NTS, with a commitment date of May 31, 2019.
2. The bearings shown hereon are based on Port City Industrial Center No. 2 according to the plat thereof recorded in
Liber 81 of Plats, Page 43 of Kent County Records.
3. This property contains 14.3 acres.
4. This properties are accessed by vehicular traffic from Latimer Drive which is a public right-of-way.
5. Utility structures visible on the ground surface have been located and shown per actual measurements. Underground
utility lines have been shown per available records and should not be interpreted as the exact location or the only
utilities in this area. Lacking excavation, the exact location of underground features cannot be accurately, completely
and reliably depicted.
6. The dimensions of the structures shown hereon are based on exterior building measurements at ground level.
Calculations for the square footage of buildings are based on exterior building measurements.
Notes regarding Schedule B - Section II Exceptions (see Note 1 for title commitment information):
(Numbers correspond to specific exceptions listed)
Covenants, conditions, restrictions and other provisions, as set forth in the document recorded as Liber 1449,
Page 210.
Easement for public utilities over the South 10 feet of the subject property, as disclosed in Liber 20 of Plats, page
22.
P:\Projects\2024\241640\Drawings\241640.dwg, 01-TOPO, 5/14/2025 12:52:28 PM, ckidwell
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660 www.exxelengineering.com
Page 46 of 51
P:\Projects\2024\241640\Drawings\241640.dwg, 02-DEMO, 5/14/2025 12:52:40 PM, ckidwell
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660 www.exxelengineering.com
Page 47 of 51
GENERAL NOTES
1. Parking Calculations
East Parking Lot +113 Spaces
West Parking Lot -68 Spaces
Total Net Parking 45 Spaces
2. Snow storage shall be along the perimeter green spaces & within the retention basin area.
3. This property is located within a I-2 General Industrial zoning district per City of Muskegon
zoning map. General Industrial district regulations for this property include:
Front setback: 30 feet minimum
Side setback 15 feet minimum, 25 feet total
Rear setback 10 feet minimum
P:\Projects\2024\241640\Drawings\241640.dwg, 03-SDP, 5/14/2025 12:52:53 PM, ckidwell
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660 www.exxelengineering.com
Page 48 of 51
LEACHING BASIN DETAIL
P:\Projects\2024\241640\Drawings\241640.dwg, 04-SUP, 5/14/2025 12:53:05 PM, ckidwell
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660 www.exxelengineering.com
Page 49 of 51
”
P:\Projects\2024\241640\Drawings\241640.dwg, 05-GRD, 5/14/2025 12:53:16 PM, ckidwell
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660 www.exxelengineering.com
Page 50 of 51
P:\Projects\2024\241640\Drawings\241640.dwg, 06-LAND, 5/14/2025 12:53:29 PM, ckidwell
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660 www.exxelengineering.com
Page 51 of 51
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