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CITY OF MUSKEGON
PLANNING COMMISSION MEETING
November 13, 2025 @ 4:00 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
☐ CALL TO ORDER:
☐ ROLL CALL:
☐ APPROVAL OF MINUTES:
A. Approval of the minutes from the special meeting of October 23, 2025.
Planning
☐ PUBLIC HEARINGS:
A. Case 2025-40: Request for a special use permit to operate a gas station
at 2021 Marquette Ave, by Jaswinder Singh. Planning
B. Case 2025-41: Staff-initiated request to amend Section 2307 of the zoning
ordinance to modify the permitted yard encroachment criteria. Planning
C. Case 2025-42: Staff-initiated request to amend Section 2319 of the zoning
ordinance to modify the residential design criteria. Planning
☐ UNFINISHED BUSINESS:
☐ NEW BUSINESS:
☐ 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.
☐ 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
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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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CITY OF MUSKEGON
PLANNING COMMISSION MEETING
October 23, 2025 @ 4:30 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
CALL TO ORDER
L. Willett-Leroi called the meeting to order at 4:31 PM, and a roll call was taken.
ROLL CALL
Members Present: Ken Johnson, Jonathan Seyferth, Destinee Keener, Shonie Blake, Steve
Gawron, Lea Willett LeRoi, Bryon Mazade, Jill Montgomery-Keast, Lashae Simmons
Member(s) Absent:
Member(s) Excused:
Staff Present: M. Franzak and S. Romine
Others Present:
APPROVAL OF MINUTES
A. Approval of the minutes from the regular meeting of September 11,
2025. Planning
A motion to approve the Minutes of the regular Planning Commission meeting on September 11,
2025, was made by D. Keener, supported by B.Mazade, and unanimously approved.
PUBLIC HEARINGS
A. Case 2025-38: Request to rezone a portion of the property at 560 Mart St
from Waterfront Marine (WM) to Waterfront Industrial PUD (WI-PUD), by
West Michigan Dock & Market Corp. Planning
SUMMARY
The applicant is requesting to rezone 23.5 acres of the 43.5-acre site to WI-PUD. The area to be
rezoned is located behind the existing security fence (please see attachment). This area has
historically been used for port-related activities. Although these uses are not allowed in the WM
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zoning district, they are considered legally non-conforming (grandfathered). Rezoning this
portion of the property to WI-PUD would allow the applicant to apply for a PUD for port-related
uses, which would allow them to become legally conforming. The rest of the parcel would
remain under Waterfront Marine (WM) zoning. Please see the enclosed zoning ordinance
excerpts.
This rezoning request is related to the "land swap" project between the City, Mart
Dock, and Verplank. More information regarding the project can be found
here: https://muskegon-mi.civilspace.io/en/projects/connecting-community-to-
the-water-ports-and-parks
The land swap project would help complete several goals identified in city plans,
including the following:
o Increasing publicly-accessible land along the waterfront - Imagine Muskegon
Lake (page 10).
o Increasing publicly-accessible shoreline - Imagine Muskegon Lake (page 10)
o Increasing multi-use paths and trails align the shoreline - Imagine Muskegon
Lake (page 10)
o Increasing mixed-use development along the waterfront - Imagine
Muskegon Lake (page 11)
o Activating the Mart Dock property as an activity center - Imagine Muskegon
Lake (page 37,40,41)
o Habitat restoration at the future park on the Verplank site - Imagine
Muskegon Lake (page 59)
o Connecting the Western & Central Waterfront Districts to Downtown -
Imagine Muskegon Lake (page 15)
o Become regionally and nationally designated by organizations that will bring
visibility and economic development to Muskegon Lake - Master Plan
(Economic Development, page 19)
o Improve the environmental quality of greenway corridors by cleaning up
contaminated sites, safeguarding areas highly susceptible to private land use,
and reducing dumping - Master Plan (Natural Features, page 13)
o Increase and enhance publicly-accessible amenities along the waterfront and
soften shorelines where possible - Master Plan (Economic Development,
page 18)
o Invest in placemaking opportunities that capitalize on community assets -
Master Plan (Economic Development, page 10)
o Increase access to the Muskegon Lake shoreline - Master Plan (Jackson Hill,
page 11).
STAFF RECOMMENDATION
I move that the request to rezone a portion of the property at 560 Mart St from Waterfront
Marine to Waterfront Industrial PUD be recommended to the City Commission for approval.
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PUBLIC HEARING COMMENCED
J. Eckholm, Director of Development Services: Supports this rezoning and spoke about it as a
component of the "land-swap" agreement with 560 Mart Street.
CLOSE PUBLIC HEARING — MOTION
A motion to close the public hearing was made by S. Gawron, supported by J. Montgomery-
Keast, and unanimously approved.
MOTION PASSES
MOTION
Motion by L. Simmons, second by D. Keener, that the request to rezone a portion of the property
at 560 Mart St from Waterfront Marine to Waterfront Industrial PUD be recommended to the
City Commission for approval.
ROLL VOTE: Ayes: L. Willett-Leroi, J. Montgomery-Keast, J. Seyferth, S. Gawron, B.
Mazade, S. Blake, and L. Simmons II
Nays: K. Johnson and D. Keener
MOTION PASSED
B. Rezoning of 501 E Western Ave from Open Space Recreation (OSR) to
Waterfront Industrial PUD (WI-PUD). Planning
SUMMARY
Staff is requesting to rezone a portion of Fisherman's Landing (501 E Western) to WI-PUD to
allow for port activities on-site. Once the property is rezoned to WI-PUD, the owner would be
able to apply for a PUD for port-related activities. The remainder of the property will remain
OSR zoning, and the boat launch, fishing areas, and bathrooms will remain open to the public.
About 3.5 of the 5 parking lots on-site will remain (about 46 parking spaces to be eliminated).
Please see the enclosed map depicting the portion of the property to be rezoned and the
zoning ordinance excerpts for WI-PUD and OSR.
This rezoning request is related to the "land swap" project between the City, Mart Dock, and
Verplank. More information regarding the project can be found here: https://muskegon-
mi.civilspace.io/en/projects/connecting-community-to-the-water-ports-and-parks
The land swap project would help complete several goals identified in city plans, including the
following:
o Increasing publicly-accessible land along the waterfront - Imagine Muskegon Lake
(page 10).
o Increasing publicly-accessible shoreline - Imagine Muskegon Lake (page 10)
o Increasing multi-use paths and trails align the shoreline - Imagine Muskegon Lake (page
10)
o Increasing mixed-use development along the waterfront - Imagine Muskegon Lake
(page 11)
o Activating the Mart Dock property as an activity center - Imagine Muskegon Lake (page
37,40,41)
o Habitat restoration at the future park on the Verplank site - Imagine Muskegon Lake
(page 59)
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o Connecting the Western & Central Waterfront Districts to Downtown - Imagine
Muskegon Lake (page 15)
o Become regionally and nationally designated by organizations that will bring visibility
and economic development to Muskegon Lake - Master Plan (Economic Development,
page 19)
o Improve the environmental quality of greenway corridors by cleaning up contaminated
sites, safeguarding areas highly susceptible to private land use, and reducing dumping -
Master Plan (Natural Features, page 13)
o Increase and enhance publicly-accessible amenities along the waterfront and soften
shorelines where possible - Master Plan (Economic Development, page 18)
o Invest in placemaking opportunities that capitalize on community assets - Master Plan
(Economic Development, page 10)
o Increase access to the Muskegon Lake shoreline - Master Plan (Jackson Hill, page 11).
STAFF RECOMMENDATION
I move that the request to rezone a portion of the property at 501 E Western Ave from Open
Space Recreation to Waterfront Industrial PUD be recommended to the City Commission for
approval.
PUBLIC HEARING COMMENCED
None.
CLOSE PUBLIC HEARING — MOTION
A motion to close the public hearing was made by S. Gawron, supported by J. Montgomery-
Keast, and unanimously approved.
MOTION
Motion by D. Keener, second by K. Johnson, that the request to rezone a portion of the property
at 501 E Western Ave from Open Space Recreation to Waterfront Industrial PUD be
recommended to the City Commission for approval.
ROLL VOTE: Ayes: L. Willett-Leroi, K. Johnson, J. Montgomery-Keast, J. Seyferth, S. Gawron,
B. Mazade, L. Simmons II
Nays: D. Keener and S. Blake
MOTION PASSED
UNFINISHED BUSINESS
None.
NEW BUSINESS
None.
ANY OTHER BUSINESS
None.
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GENERAL PUBLIC COMMENT
None.
ADJOURNMENT
The Planning Commission meeting adjourned at 5:14 pm.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: November 13, 2025 Title: Case 2025-40: Request for a special use
permit to operate a gas station at 2021
Marquette Ave, by Jaswinder Singh.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request for a special use permit to operate a gas station at 2021 Marquette Ave.
Detailed Summary & Background:
The properties at 2021 and 2033 Marquette Ave are zoned B-2, Convenience & Comparison Business.
The property at 2021 Marquette currently operates as a convenience store. The property at 2033
Marquette is currently a self-service car wash. The applicant plans on combining the properties into
one, adding an addition to the convenience store, and adding a gas station.
The current convenience store measures 2,673 sf and the proposed addition measures 1,920 sf. There
are no additional parking spaces proposed, but the 12 spaces that currently exist will remain, which
meet the zoning ordinances parking standards.
The gas station will include eight pumps under one canopy. The underground storage tank will be
located to the south of the existing car wash building.
A fence is proposed on the southern property line to screen the apartments to the south. However,
the fence will not be placed where the new parking lot connection to the alley is proposed to the
east of the convenience store.
The rear setback requirement is 10 feet. However, there is a provision in the zoning ordinance that
allows for zero lot line setbacks, as long as the following conditions below are met. It appears these
conditions have been met (the rear setback will be 4.9', the same as the existing building, not all the
way to zero).
a. The building has an approved fire rating for zero-lot line development under the building code.
b. The building has adequate fire access preserved pursuant to fire code requirements.
c. The zero lot line side is not adjacent to a street.
d. A maintenance access easement is granted by the adjacent property owner and recorded with
the County Register of Deeds and provided to the zoning administrator with the site plan or plot
plan.
e. It is not adjacent to wetlands, or waterfront.
Planning Exercise
Prior to authorization of any Special Land Use, the Planning Commission shall give due regard to the
nature of all adjacent uses and structures. It shall determine the consistency with the adjacent use
and development. In addition, the Planning Commission shall find that the proposed use or activity
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would not be offensive or a nuisance, by reason of increased traffic, noise, vibration, or light. Further,
the Planning Commission shall find that adequate water and sewer infrastructure exists or will be
constructed to service the Special Land Use or activity.
Staff will answer the following questions and ask the Planning Commissioners if they disagree with
each statement at the meeting (Staff answers in italics).
Would the proposed expansion be considered offensive, or a nuisance, because of any of the
following:
1. Increased traffic - No
2. Increased noise - No
3. Increased vibration - No
4. Increased light - No
Does adequate water and sewer infrastructure exist, or will it be constructed to service the Special
Land Use or activity? Yes, it currently exists.
Special Use Permit requirements specific to gas stations:
1. The curb cuts for ingress and egress to a service station shall not be permitted at such locations
that will tend to create traffic hazards in the streets immediately adjacent thereto. Entrances shall be
no less than twenty-five (25) feet from a street intersection (measured from the roadway) or from
adjacent residential property, and subject to other Ordinances of the City. Condition met
(Engineering Dept still reviewing at the time of this writing).
2. The minimum lot area shall be ten thousand (10,000) square feet, and so arranged that ample
space is available for motor vehicles which are required to wait. Condition met
3. There shall be provided, on those sides abutting or adjacent to a residential district, a four foot (4’)
completely obscuring wall or fence. The height of the wall or fence shall be measured from the
surface of the ground. Condition mostly met. No screening where driveway connects to alley.
4. All lighting shall be shielded from adjacent residential districts and from abutting streets. Condition
met
5. All rest rooms doors shall be shielded from adjoining residential property. Condition met
Staff Recommendation
Staff recommends approval of the special use permit with the condition that a stormwater permit is
obtained from the Engineering Department. Also, the Engineering Department is still working with the
applicant on possibly reducing the width of the curb cut off Marquette Ave (closest to Quarterline
Dr). Staff will update the Commission on those discussions at the meeting.
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
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Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move the request for a special use permit to operate a gas station at 2021 Marquette Ave be
approved based on the findings of facts in the exercise in the staff report with the condition that a
stormwater permit is obtained from the Engineering Department.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 10 of 30
PLAN INDEX
FILE NO. DESCRIPTION NO.
SUNNY MART SITE DESIGN
D-6470-01 TITLE SHEET 01
D-6470-02 NOTES SHEET 02
D-6470-03 SITE DETAILS 03
D-6470-04 OVERALL PLAN 04
RAJU SINGH D-6470-05
D-6470-06
DEMOLITION PLAN
SITE PLAN
05
06
D-6470-07 GRADING PLAN 07
D-6470-08 LANDSCAPING PLAN L1
D-6402 BOUNDARY & TOPOGRAPHIC SURVEY
N
MUSKEGON
COUNTY
AREA MAP
NOT TO SCALE
SECTION 15
SECTION 14
SECTION 16
SECTION 15
FOUR MILE CREEK
SECTION 15
SECTION 22
HARVEY ST
DONALD ST
FOREST DR
SHONAT ST
N
US-31
S SHERIDAN DR
PROJECT
LOCATION
MARQUETTE AVE
S QUARTERLINE RD
DUCEY AVE
SECTION 22
SECTION 21
MARLANE ST
SUELANE ST
SECTION 23
SECTION 22
P:\Proj2025\138798SG2025_Sunny_Mart_Site_Design\2_AutoCAD_GIS\C3D\_Sheets\Spicer Cover Sheet 2021.dwg, 10/16/2025 10:56:19 AM, _DWG To PDF.pc3
WEST ST
EAST ST
SECTION22, T.10 N-R.16 W.
,
CITY OF MUSKEGON ,
GLEN OAKS DR MUSKEGON COUNTY , MICHIGAN - - -
ALBERT AVE MTS SITE PLAN REVIEW SUBMITTAL 10/16/2025
BY MARK REVISIONS DATE
THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
WESLEY AVE FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
SURREY PL
S SHERIDAN DR
ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
CANTON ST
CENTER ST
OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
RAJU SINGH
WEST ST
IN
MONICA LN
HOLLAND DRA 2021 MARQUETTE AVENUE
RD MUSKEGON , MI 49442
G E
R IA MARVIN AVE
R
CA TITLE SHEET
MANISTEE OFFICE
302 River Street
Manistee, MI 49660
LOCATION MAP Tel. 231-794-5620
www.SpicerGroup.com
NOT TO SCALE C 2025
DE. BY: MTS CH. BY: BMB PROJECT NO.
DR. BY: MTS APP. BY: LMR 138798SG2025
STDS. - SHEET 01 OF 08 C
DATE
SCALE
OCTOBER, 2025
N/A
FILE NO.
D-6470-01 01
Page 11 of 30
GENERAL NOTES GENERAL NOTES CONT.
NO WORK SHALL BE PERFORMED BEFORE 7:00 AM OR AFTER 7:00 PM MONDAY THROUGH SATURDAY. NO WORK SITE WORK
SHALL HAPPEN ON SUNDAYS OR HOLIDAYS. UNLESS AUTHORIZED BY THE OWNER. ELECTRIC SERVICE TO BUILDING AND PARKING LOT LIGHTS SHALL BE UNDERGROUND. ALL UTILITY COMPANY
ABBREVIATIONS LINE TYPE LEGEND
SERVICE LINES AND PAD LOCATIONS ARE SHOWN FOR REFERENCE ONLY. EXACT LOCATIONS TO BE COORDINATED
CONTRACTOR SHALL NOTIFY ENGINEER 48 HOURS PRIOR TO START OF CONSTRUCTION, CONSTRUCTION STAKING WITH UTILITY COMPANY. BC = BACK OF CURB - EXISTING ROAD CENTERLINE
AND INSPECTION. BM = BENCH MARK
ALL TRENCHED CONSTRUCTION UNDER GRAVEL, PAVED SURFACES OR UTILITIES SHALL BE BACKFILLED WITH CLASS
W W - EXISTING WATER MAIN
C/C = CENTER TO CENTER
CONTRACTOR TO PROVIDE DUST CONTROL AND SWEEP ROADS DAILY. II SAND OR OTHER APPROVED GRANULAR MATERIAL IN 12" LAYERS AND COMPACTED TO 95% OF ITS MAXIMUM UNIT CB = CATCH BASIN - EXISTING SANITARY SEWER OR FORCEMAIN
WEIGHT. CL = CENTERLINE - EXISTING STORM SEWER
ALL EXCAVATED MATERIAL NOT TO BE REUSED OR DISPOSED OF ON SITE SHALL BE REMOVED FROM SITE. THE CJ = CONSTRUCTION JOINT
CONTRACTOR IS RESPONSIBLE FOR DISPOSING MATERIALS ACCORDING TO LOCAL AND STATE REQUIREMENTS. UNPAVED AREAS SHALL BE SMOOTHLY GRADED AND THE SURFACE STABILIZED BY SEEDING OR OTHERWISE. THE CMP = CORRUGATED METAL PIPE
T T - EXISTING TELEPHONE CABLE
MAXIMUM DESIRABLE SLOPE IS 3 HORIZONTAL TO 1 VERTICAL UNLESS NOTED OTHERWISE. CSP = CORRUGATED STEEL PIPE G G - EXISTING GAS MAIN
UNDERGROUND UTILITIES/MISS DIG CONC = CONCRETE
FOR PROTECTION OF UNDERGROUND UTILITIES AND IN CONFORMANCE WITH PUBLIC ACT 174, 2013, THE CONTRACTOR SHALL SAWCUT PAVEMENT AND CURB & GUTTER FOR A CLEAN EDGE TO INSTALL PROPOSED
E E - EXISTING ELECTRIC
DI = DUCTILE IRON PIPE
CONTRACTOR SHALL DIAL 1-800-482-7171 OR 811 A MINIMUM OF THREE FULL WORKING DAYS, EXCLUDING PAVEMENT AND CURB & GUTTER. EF = EACH FACE - EXISTING DRAINS (OTHER)
SATURDAYS, SUNDAYS, AND HOLIDAYS PRIOR TO BEGINNING EACH EXCAVATION IN AREAS WHERE PUBLIC UTILITIES ELEC = ELECTRIC - PROPOSED UTILITY
HAVE NOT BEEN PREVIOUSLY LOCATED. MEMBERS WILL THUS BE ROUTINELY NOTIFIED. THIS DOES NOT RELIEVE CONTRACTOR IS RESPONSIBLE TO MAINTAIN POSITIVE DRAINAGE PATTERN TO ENSURE NO PONDING OF WATER ON EL OR ELEV = ELEVATION
THE CONTRACTOR OF THE RESPONSIBILITY OF NOTIFYING UTILITY OWNERS WHO MAY NOT BE A PART OF THE "MISS ADJACENT EXISTING AND PROPOSED PAVED SURFACES. EOM = EDGE OF METAL - EXISTING CURB & GUTTER
DIG" ALERT SYSTEM. EOP = EDGE OF PAVEMENT - PROPOSED CURB & GUTTER
DIMENSIONS SHOWN ARE GIVEN TO THE BACK OF CURBS AND FACE OF BUILDINGS UNLESS NOTED OTHERWISE. EQ/SP = EQUALLY SPACED
THE EXISTING UTILITIES ON THESE DRAWINGS HAVE BEEN SHOWN ACCORDING TO THE BEST AVAILABLE x x x - FENCE LINE
ESMT = EASEMENT
INFORMATION. CONTRACTOR SHALL FIELD LOCATE ALL UTILITIES PRIOR TO BEGINNING CONSTRUCTION AND SHALL STORM SEWER EW = EACH WAY // - OVERHEAD UTILITY
NOTIFY THE ENGINEER AS TO WHERE POSSIBLE CONFLICT EXISTS. PIPE MATERIALS SHALL BE AS FOLLOWS: EX OR EXIST = EXISTING - RAILROAD TRACKS
· 12" DIAMETER AND ABOVE - CONCRETE PIPE, C-76, ASTMOR
C-443
PVC PIPE SDR35. FF = FINISH FLOOR 1+00
ALL CONSTRUCTION UNDER EXISTING UTILITIES, INCLUDING HOUSE SERVICES, SHALL BE COMPLETELY BACKFILLED · LESS THAN 12" DIAMETER - PVC PIPE SDR35,
OR HIGH DENSITY POLYETHYLENE (HDPE), DUAL WALL, CORRUGATED. FL = FLOW LINE - STATION LINE
WITH SAND, IN 12" LAYERS, AND COMPACTED TO NOT LESS THAN 95% OF THE MAXIMUM UNIT WEIGHT. FS = FINISH SURFACE - LIMITS OF RIGHT OF WAY
SANITARY SEWER FG = FINISH GROUND
ANY UTILITIES ENCOUNTERED DURING CONSTRUCTION SHALL BE SUPPORTED, PER THE SPECIFICATIONS OF THE ALL SANITARY SEWER SHALL BE PVC, SDR35, TYPE PSM PLASTIC, CONFORMING TO ANSI/ASTM D3034 WITH RUBBER GALV = GALVANIZED - EASEMENT
INDIVIDUAL UTILITY COMPANY CLAIMING OWNERSHIP OF THE UTILITY. GASKET JOINTS, UNLESS SPECIFIED OTHERWISE. G = GUTTER - SILT FENCE
HDG = HOT DIP GALVANIZED - REVERSE PAN CURB & GUTTER
SOIL EROSION AND SEDIMENTATION CONTROL MEASURES HDPE = HIGH DENSITY POLYETHYLENE
APPROPRIATE SOIL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE IN PLACE PRIOR TO WATER MAIN HP = HIGH POINT - TREE LINE
EARTH-DISTURBING ACTIVITIES. PLACE TURF ESTABLISHMENT ITEMS AS SOON AS POSSIBLE ON POTENTIAL WATER MAIN PIPE SHALL CONFORM TO THE MUNICIPALITY'S STANDARDS AND SHALL BEOR
PVC
DUCTILE
C-900 HMA = HOT MIX ASPHALT 600
ERODABLE SLOPES AS DIRECTED BY THE ENGINEER. CRITICAL DITCH GRADES SHALL BE PROTECTED WITH EITHER IRON, CLASS 52, CEMENT LINED. HYD = HYDRANT - EXISTING CONTOURS
SOD OR SEED/MULCH OR MULCH BLANKET AS DIRECTED BY THE ENGINEER. INV = INVERT
WATER SERVICE PIPE FROM 3/4" TO 2-1/2" SHALL BE SEAMLESS, TYPE-K COPPER. LP = LOW POINT 0 - PROPOSED CONTOURS
IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO ENSURE THAT SOIL EROSION AND SEDIMENTATION CONTROL OC = ON CENTER 60
MEASURES ARE IN PLACE AND MAINTAINED UNTIL THE CONTRACT HAS BEEN COMPLETED AND ACCEPTED. WATER MAIN SHALL HAVE A MINIMUM COVER OF 5'-6" UNLESS OTHERWISE SPECIFIED. OH = OVERHEAD
MEASURES SHALL ONLY BE PAID FOR ONCE. MH = MANHOLE
CONTRACTOR SHALL SECURE ALL VERTICAL BENDS WITH A MINIMUM OF TWO 3/4" ANCHOR RODS PER FITTING MIN = MINIMUM
ALL CATCHBASINS AND SEDIMENTATION TRAP/BASIN SHALL BE CLEANED OUT UPON COMPLETION OF THE PROJECT. EITHER TO A CONCRETE BLOCK, WELDED STEEL PIPE SLEEVE, OR PIPE COLLAR. METHOD USED SHALL BE MON = MONUMENT
DETERMINED BY THE ENGINEER. NFL = NOT FIELD LOCATED
ALL DEWATERING REQUIRED FOR CONSTRUCTION SHALL BE INCLUDED IN THE UNIT PRICE BID FOR UTILITY BEING
INSTALLED. ALL FITTINGS SHALL BE MECHANICAL JOINT. ALL HYDRANTS AND VALVES SHALL CONFORM TO THE MUNICIPALITY'S
NTS = NOT TO SCALE
PROP = PROPOSED
SYMBOL LEGEND
ALL RIPRAP SHALL BE MDOT PLAIN RIPRAP TYPE MATERIAL, UNLESS OTHERWISE NOTED.
STANDARDS. PVC = POLYVINYL CHLORIDE EXISTING SYMBOLS
RCP = REINFORCED CONCRETE PIPE
ALL BURIED FERROUS PARTS SHALL RECEIVE A 10 MIL (DRY MILL THICKNESS) COATING OF COAL TAR EPOXY. ROW = RIGHT OF WAY
CONTRACTORS SHALL FINISH GRADE, SEED, FERTILIZE, AND MULCH DAILY ON ALL DISTURBED AREAS. SAN = SANITARY
SB = SOIL BORING - MANHOLE - SPRINKLER
CONTRACTOR SHALL CONFORM TO SOIL EROSION AND SEDIMENTATION CONTROL ACT, PART 91 OF ACT 451 OF SS = STAINLESS STEEL - CATCH BASIN - RAILROAD SIGNAL
1994. STA = STATION
STM = STORM - CURB CATCH BASIN - ANTENNA
PROPERTY OWNERS SWR = SEWER - FIRE HYDRANT - SATELLITE DISH
PROPERTY OWNERS' NAMES, WHERE SHOWN, ARE FOR INFORMATION ONLY, AND THEIR ACCURACY IS NOT T/B = TOP AND BOTTOM
GUARANTEED. - GAS VALVE AC - AIR CONDITIONING UNIT
TC = TOP OF CURB SB#
TOB = TOP OF BANK - WATER VALVE - SOIL BORING
ADJUSTING MONUMENT BOXES TOS = TOE OF SLOPE
ALL GOVERNMENT CORNERS ON THIS PROJECT SHALL BE PRESERVED, WHETHER SHOWN OR NOT. IT MAY BE - TELEPHONE PEDESTAL - BENCH MARK
TELE = TELEPHONE
NECESSARY TO PLACE OR ADJUST MONUMENT BOXES, AS REQUIRED. TRW = TOP OF RETAINING WALL - POWER POLE - FOUND SURVEY CORNER
TW = TOP OF WALK - TELEPHONE POLE - SET 1/2" IRON ROD
TRAFFIC UNO = UNLESS NOTED OTHERWISE
THE CONTRACTOR SHALL MAINTAIN LOCAL TRAFFIC AT ALL TIMES. SIGNAGE MUST BE IN ACCORDANCE WITH THE WM = WATER MAIN - POWER AND TELEPHONE POLE - 1/4 SECTION CORNER
MICHIGAN MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES AND SHALL BE COORDINATED WITH THE ENGINEER - LIGHT POLE
AND GOVERNING ROAD AGENCY. PERMITS MAY BE REQUIRED. MAINTENANCE PROGRAM FOR SESC MEASURES WS = WATER SURFACE ELEVATION - BREAK IN LINE
GENERAL MAINTENANCE
- GUY ANCHOR AND POLE - EXISTING SIGN-1 POST
PERMITS - MAIL BOX
PRIOR TO COMMENCING CONSTRUCTION, THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS · TEMPORARY SESC MEASURES SHALL BE INSTALLED, MAINTAINED, AND REMOVED BY THE - EXISTING SIGN-2 POST
CONTRACTOR. - WATER METER
REQUIRED BY THE APPROPRIATE AGENCIES. - STUMP
T - TELEPHONE MANHOLE
· - WETLANDS
CONSTRUCTION PROCEDURES SHALL CONFORM TO THE REQUIREMENTS OF THE APPROPRIATE AGENCIES. TEMPORARY MEASURES MUST BE MAINTAINED AND IN PLACE UNTIL AREAS ARE PERMANENTLY
STABILIZED.
SOIL EROSION AND SEDIMENTATION CONTROL NOTES E - ELECTRIC MANHOLE
- PINE
1. TEMPORARY SEEDING SHALL BE CONDUCTED ON ALL DISTURBED AREAS THAT WILL M.W.- MONITORING WELL
CONTACTS · PERMANENT MEASURES SHALL BE INSTALLED AND MAINTAINED BY THE CONTRACTOR UNTIL FINAL BE FINISH GRADED AT A LATER DATE. - BUSH
COMPLETION. - HAND HOLE
- TREE
· DAILY MAINTENANCE IS THE CONTRACTOR'S RESPONSIBILITY.
2. FINAL SEEDING AND/OR PLANTING AND POLYMER APPLICATION SHALL BE COMPLETED - TRANSFORMER
MUSKEGON COUNTY RESOURCE RECOVERY CENTER WASTEWATER WITHIN 72 HOURS OF FINAL GRADING. WEEKLY INSPECTIONS OF SEEDED AND - ELECTRICAL PEDESTAL
ATTN: SAM BENDER, PE · TEMPORARY SESC MEASURES SHALL BE REMOVED AT THE END OF THE PROJECT ONCE PERMANENT PLANTED AREAS SHALL BE COMPLETED TO VERIFY GROWTH. ANY AREAS NOT
698 N. MAPLE ISLAND ROAD MEASURES ARE ESTABLISHED. ESTABLISHED SHALL BE FERTILIZED, SOILS AMENDED AND RE-SEEDED OR - BARRIER FREE PARKING
MUSKEGON, MI 49442 RE-PLANTED AS NECESSARY. ALL COST FOR ESTABLISHMENT OF SEEDED OR
PHONE: (231) 724-3441 · TEMPORARY SESC MEASURES SHALL BE INSTALLED PRIOR TO OR AT THE TIME OF EARTH PLANTED AREAS SHALL BE INCLUDED IN THE UNIT BID PRICE FOR THE SEEDING OR
EMAIL: bendersa@co.muskegon.mi.us DISTURBANCE. PLANTING PAY ITEM. PROPOSED SYMBOLS
DTE GAS · CONTRACTOR SHALL PROVIDED DAILY DUST CONTROL ON ALL DISTURBED AREAS, UNTIL TEMPORARY
3. CONTRACTOR TO INSTALL AND MAINTAIN ALL SOIL EROSION AND SEDIMENTATION
ATTN: SARAH MCKENZIE AND PERMANENT STABILIZATION METHODS ARE IN PLACE AND EFFECTIVE. CONTROL MEASURES IN ACCORDANCE WITH THE APPROVED PLANS PRIOR TO - MANHOLE
PHONE: (313) 378-0346 COMMENCEMENT OF CONSTRUCTION OR MASS GRADING. - CATCHBASIN
EMAIL: sarah.mckenzie@dteenergy.com SEEDING, PLANTING AND MULCHING
- FIRE HYDRANT
· 4. ALL MUD, DIRT AND DEBRIS TRACKED ONTO EXISTING ROADWAYS SHALL BE
SEEDING AND PLANTING PRACTICES INCLUDE TOPSOIL (AS DIRECTED BY ENGINEER), SEED, POLYMER
FRONTIER FIBER OPTIC SILT STOP, AND MULCH OR MULCH MATTING (AS DIRECTED BY ENGINEER OR WHERE SHOWN ON PROMPTLY REMOVED BY THE CONTRACTOR NO LESS THAN ON A DAILY BASIS BY - WATER VALVE
ATTN: CANDY TAPHOUSE PLANS). SCRAPING AND SWEEPING.
PHONE: (517) 266-5755 - BARRIER FREE PARKING
CELL: (517) 314-5018 · WHERE NECESSARY, APPROPRIATE MULCH MATTING MUST BE APPLIED BASED ON SLOPE AND 5. ALL PERMANENT SOIL EROSION CONTROL MEASURES SHALL BE IN PLACE WITHIN 72 - LIGHT POLES
EMAIL: candytaphouse1@ftr.com GROWING CONDITIONS AS APPROVED BY THE PROJECT ENGINEER. HOURS OF FINAL GRADE (GRADE LISTED ON PLANS) OR PRIOR TO A RAINFALL EVENT - DRAINAGE FLOW
WHICHEVER IS SOONER. THIS INCLUDES ALL VEGETATIVE STABILIZATION. VEGETATIVE
PEARCE SERVICES FIBER OPTIC · ALL SLOPES AND HIGHLY EROSIVE AREAS WILL BE SEEDED AND/OR PLANTED AND MULCHED WHEN STABILIZATION WILL BE ONGOING. DAILY PERMANENT SEEDING IS REQUIRED UNLESS 600.00
LABEL - SPOT ELEVATION LABELS
ATTN: ABHINAV SINGH CONSTRUCTION ACTIVITY IS NOT TAKING PLACE.
AUTHORIZED BY THE ENGINEER. SEED, POLYMER SILT STOP, MULCH MATTING AND/OR G = GUTTER
EMAIL: Abhinav.Singh6872@pearce-services.com RIPRAP MUST BE IN PLACE BEFORE PROCEEDING TO THE NEXT WORK AREA. TW = WALK
· SEED, PLANTINGS AND MULCH ARE TO BE INSPECTED FOLLOWING EACH RAIN EVENT TO DETERMINE IF
CONCENTRATED FLOWS ARE PRESENT. REMOVAL OF TEMPORARY MEASURES, FOLLOWING ACCEPTANCE OF THE PROJECT, IS TC = TOP OF CURB
THE RESPONSIBILITY OF THE CONTRACTOR. FS = FINISH SURFACE
· IN THE EVENT THAT SEED, PLANTINGS AND MULCH ARE REMOVED BY EROSIVE RUNOFF, REPAIRS ARE
TO BE MADE IMMEDIATELY. COST TO BE INCLUDED IN THE BID PRICE FOR SOIL EROSION AND 6. ALL SOIL EROSION CONTROL MEASURES SHALL BE INSPECTED DAILY BY THE
SEDIMENTATION CONTROL MEASURES. CONTRACTOR, AND INSPECTED AFTER EACH RAIN EVENT TO ENSURE PROPER
MAINTENANCE OF THE SOIL EROSION CONTROL MEASURES. ANY DEFICIENCIES OR
· ALL AREAS DURING CONSTRUCTION WILL BE PERMANENTLY STABILIZED WITHIN 24 HOURS OF FINAL REPAIRS TO SOIL EROSION CONTROL MEASURES ARE TO BE CORRECTED
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GRADE (GRADE LISTED ON PLAN). IMMEDIATELY.
SILT FENCE
7. INSTALL TEMPORARY SOIL EROSION AND SEDIMENTATION CONTROL MEASURES
· SILT FENCE IS TO BE TRENCHED IN NO LESS THAN 6 INCHES BELOW THE GROUND SURFACE. BEFORE OR UPON COMMENCEMENT OF THE EARTH CHANGE ACTIVITY AND MAINTAIN
MEASURES ON A DAILY BASIS. REMOVE TEMPORARY SOIL EROSION AND
· INSPECT SILT FENCE DAILY AND IMMEDIATELY FOLLOWING EACH RAINFALL. SEDIMENTATION CONTROL MEASURES AFTER PERMANENT SOIL EROSION MEASURES - - -
ARE IN PLACE AND THE AREA IS STABILIZED ("STABILIZED" MEANS THE MTS SITE PLAN REVIEW SUBMITTAL 10/16/2025
· REPAIR WHEN SILT FENCE IS SAGGING OR HAS BEEN REMOVED/TORN DOWN. ESTABLISHMENT OF VEGETATION OR THE PROPER PLACEMENT, GRADING, OR BY MARK REVISIONS DATE
COVERING OF SOIL TO ENSURE ITS RESISTANCE TO SOIL EROSION, SLIDING, OR THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
· WHEN SILT COLLECTS TO HALF THE HEIGHT OF THE FENCE ALL SILT IS TO BE REMOVED AND FENCE OTHER EARTH MOVEMENT). FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
REPAIRED. ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
8. CONTRACTOR IS RESPONSIBLE TO ENSURE THAT MEASURES ARE INSTALLED IN DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
· REMOVE SILT FENCE WHEN PERMANENT SESC MEASURES ARE IN PLACE AND VEGETATION IS OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
ESTABLISHED. COMPLIANCE WITH THE APA MANUAL AND THAT THE SESC MEASURES ARE
MONITORED AND MAINTAINED UNTIL ALL DISTURBED AREAS ARE STABILIZED AND RAJU SINGH
COMPLIANCE WITH PART 91 OF PA 451 TEMPORARY MEASURES ARE REMOVED. CONTRACTOR ACKNOWLEDGES THAT SESC 2021 MARQUETTE AVENUE
MEASURES MAY NEED TO BE ADAPTED, ADJUSTED, OR ADDED BASED ON SITE
· RESPOND IMMEDIATELY TO STORMWATER OPERATOR AND/OR SOIL EROSION AND SEDIMENTATION CONDITIONS IN ORDER TO REMAIN IN COMPLIANCE WITH PART 91 REQUIREMENTS. MUSKEGON , MI 49442
CONTROL INSPECTOR CONCERNS. MAKE CORRECTIVE MEASURES AS REQUIRED IMMEDIATELY AS
DETAILED BY THE APPROVED APA MANUAL(S) THAT APPLY. 9. CONTRACTOR IS RESPONSIBLE FOR CLEANUP & RESTORATION INCLUDING PROGRESS
CLEANING. PROGRESS CLEANING INCLUDES BUT NOT LIMIT TO REMOVAL OF WASTE
MATERIALS, DEBRIS, RUBBISH, AND EXCESS SPOILS, COMPLETE LEVELING AND
SOIL EROSION AND SEDIMENTATION CONTROL MEASURES
RESTORE DAMAGE NOT MORE THAN 1000 FEET BEHIND CONSTRUCTION. ALSO NOTES SHEET
· APPROPRIATE SOIL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE IN PLACE PRIOR TO INCLUDES DAILY CLEANING OF ALL ROAD SURFACES.
EARTH-DISTURBING ACTIVITIES. PLACE TURF ESTABLISHMENT ITEMS AS SOON AS POSSIBLE ON
POTENTIAL ERODABLE SLOPES AS DIRECTED BY THE ENGINEER. CRITICAL DITCH GRADES SHALL BE
PROTECTED WITH EITHER SOD OR SEED/MULCH OR MULCH BLANKET AS DIRECTED BY THE ENGINEER.
MANISTEE OFFICE
· IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO ENSURE THAT SOIL EROSION AND SEDIMENTATION 302 River Street
CONTROL MEASURES ARE IN PLACE AND MAINTAINED UNTIL THE CONTRACT HAS BEEN COMPLETED GENERAL MAINTENACE PROCEDURES Manistee, MI 49660
Tel. 231-794-5620
AND ACCEPTED. MEASURES SHALL ONLY BE PAID FOR ONCE. www.SpicerGroup.com
1. MONITOR ALL DISTURBED AREAS AND AREAS PROTECTED WITH SESC C 2025
· ALL CATCHBASINS AND SEDIMENTATION TRAP/BASIN SHALL BE CLEANED OUT AFTER ANY STORM MEASURES ON A DAILY BASIS. MAINTAIN SESC MEASURES DAILY.
EVENT AND REMOVED UPON COMPLETION OF THE PROJECT. DE. BY: MTS CH. BY: BMB PROJECT NO.
2. APPLY SEED, MULCH, POLYMER, ADDITIONAL PLANTINGS AS REQUIRED
· CONTRACTOR SHALL CONFORM TO SOIL EROSION AND SEDIMENTATION CONTROL ACT, PART 91 OF TO PREVENT SOIL EROSION, OR AS DIRECTED BY ENGINEER.
DR. BY: MTS APP. BY: LMR 138798SG2025
ACT 451 OF 1994.
STDS. - SHEET 02 OF 08 C
DATE
SCALE
OCTOBER, 2025
N/A
FILE NO.
D-6470-02 02
Page 12 of 30
2.0" HMA WEARING COURSE M.D.O.T. TRENCH SLOPE
4EL COMPACTED TO 92% DENSITY SHALL BE PER TRENCH WIDTH CHART
OSHA & MIOSHA PRECAST CONCRETE M.H.
REGULATIONS.
2.0" HMA LEVELING COURSE M.D.O.T. PIPE SIZE TRENCH WIDTH
4EL COMPACTED TO 92% DENSITY MINIMUM MAXIMUM
6" 18" 24"
12" M.D.O.T. NO. 21AA OR EQUAL 8" & 10" 24" 30"
CRUSHED AGGREGATE BASE COMPACTED 12" & 15" 30" 36"
TO 98% DENSITY 18" 34" 40"
21" 38" 42"
24" 42" 46"
12" CLASS II GRANULAR SAND SUBBASE 27" 45" 49"
OR EQUIVALENT COMPACTED IN 12" LIFTS 30" 49" 53"
COMPACTED TO 95% DENSITY 36" 56" 60"
LARGER THAN 36" I.D.+20" I.D.+24"
PROVIDE MDOT CLASS II
HEAVY DUTY ASPHALT PAVEMENT GRANULAR BACKFILL TO
A MIN. OF 12" OVER
NOT TO SCALE TOP OF PIPE AND PLACE FRAME AND COVER. THE TOP OF THE STRUCTURE
COMPACT TO 95% OF SHALL BE CLEANED, DAMPENED, AND A MINIMUM OF 1/2"
MAXIMUM DENSITY. PLAN BEAD OF NON-SHRINK MORTAR SHALL BE PLACED BETWEEN
THE STRUCTURE, CASTING, AND GRADE RINGS OR
CONCRETE BRICK. SEE PLAN SHEETS FOR RIM ELEVATIONS.
PIPE
NOT TO SCALE
O.D.
GRADE RING OR
4" MIN. CONCRETE BRICK
WRAP STRUCTURE WITH
GEOTEXTILE FABRIC.
SEE SPECIFICATIONS
12" MIN.
2'-0"
VARIES
PROPOSED SIGN TO REMAIN SAME
SIZE AS EXISTING SIGN, 72 SQ. FT.
STORM SEWER TRENCH DETAIL M.H. STEPS
6' NOT TO SCALE
BARRIER FREE
1.8
7"R 12"
@ 15" CTRS.
PARKING SIGN . MDOT TYPE J CASTING & COVER MASTIC SEALED JOINT WITH
RESERVED
INSTALLED IN SMOOTH MORTAR INSIDE.
FOR
HANDICAPPED PARKING LOT. RESERVED
4'-0" TO 6'-0" DIA.
PARKING
STORM
LOCATE SIGN DIRECTLY OVER PAVEMENT STRIPE (OR VAN
SEWER PIPE
18"
ACCESSIBLE
BEHIND WALK) AS SHOWN ON PLANS.
SIGNS REQUIRED ON BOTH SIDES OF POST IF 6 FT. (MIN.) GALV.
SPACES OPPOSE EACH OTHER. STEEL U-2 SIGN ONLY R.C.P. C-76 60T
POST. (3 LB. CLASS) MDOT TYPE VG CASTING & COVER CLASS 2 - PRECAST
12' SHADED LINES INDICATE ADA BLUE COLOR CONCRETE M.H.
BOLLARD HEIGHT - TYP.
SIDE PANELS ON
ACTUAL SIGN NON-SHADED LINES INDICATE
WILL VARY FROM YELLOW OR WHITE COLOR
(OWNER TO SPECIFY) VAN
SAMPLE DETAIL 6" STEEL PIPE ACCESSIBLE
PHOTO FILLED W/ CONC.
PAINT YELLOW
ADD THIS SIGN
4'-6"
(MIN.)
STANDARD VAN- STANDARD
24"
TO ALL VAN
SPACE ACCESSIBLE SPACE ACCESSIBLE
SPACE PARKING SPACES 6" COMPACTED
MDOT 6A CRUSHED STONE
1"
6"
20'
R7-8 (12" x 18")
R7-8P (12" x 6")
WHITE ON BLUE
SECTION
NOT TO SCALE
6"
2-#4 BARS
18" LONG
10' 10' 10' 10' 4' - 6' DIA. COMBINATION M.H.-C.B.
CONC. FTG.
VAN ACCESSIBLE SPACES SHALL BE ADJACENT TO 8'
WIDE NO-PARKING AREAS AND SHALL INCLUDE AN
24" DIA.
6"
ADDITIONAL SIGN READING "VAN ACCESSIBLE". SEE
SIGN DETAILS.
LINES SHALL BE 4" WIDE, WATERBORNE-TYPE
PAINTED STRIPES. MATERIALS SHALL BE AS SIGN POST DETAILS
APPROVED BY MDOT.
NOT TO SCALE
SAMPLE FREE STANDING
GAS STATION SIGN DETAIL PARKING SPACES DETAIL
NOT TO SCALE NOT TO SCALE
SIDEWALK CONSTRUCTION NOTES: CONCRETE JOINT
PROVIDE EXPANSION JOINTS: 4" THICK CONC. WALK
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- AROUND STRUCTURES LOCATED WITHIN
THE SIDEWALK. 2" RADIUS
FINISH
- AT SLAB ADJACENT TO DRIVEWAY GRADE SLOPE 1/4" / FT.
CROSSING. 14" 16"
- - -
5 1/2"
4"
- AT SPACING AS SPECIFIED. MTS SITE PLAN REVIEW SUBMITTAL
3 1/4" 10/16/2025
- AT SAWCUT JOINTS R. 13 1/2" BY MARK REVISIONS DATE
8" CONCRETE SLAB (4,000 p.s.i.) THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
- THICKNESS OF CONCRETE SHALL BE: 2 #4 BARS CONT. FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
6" THICK AT ALL DRIVE CROSSINGS.
15"
@ TOP & BOTTOM ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
8 1/2"
4" THICK ALL REMAINING AREAS. 5'-0" UNLESS TOPSOIL, GRADING 1"/FT SLOPE DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
6"x 6" -1.4X1.4 W.W.M.
15 1/2"
OTHERWISE SHOWN AND SEEDING ALL OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
DISTRUBED AREAS RAJU SINGH
1 1/4"
MATCH EXIST. GRADE (TYP.) 4" MDOT CLASS II SAND 2021 MARQUETTE AVENUE
10"
EXIST. GROUND 8" M.D.O.T. NO. 21AA OR EQUAL 2-#4 BARS
VARIES CRUSHED AGGREGATE BASE MUSKEGON , MI 49442
COMPACTED TO 98% DENSITY
4"
4" 4"
8" CLASS II GRANULAR SAND SUBBASE
6"
SITE DETAILS
THIS AREA SHALL OR EQUIVALENT COMPACTED IN 12" LIFTS EXPANSION JOINTS
BE UNDISTURBED COMPACTED TO 95% DENSITY 9" NOT TO EXCEED 300'
OR COMPACTED 4" MIN. GRANULAR MATERIAL 6 X 6 NO. 10 WIRE MESH
IN PLACE PER PLACED AT MID. DEPTH MANISTEE OFFICE
SPECIFICATIONS. TYPICAL CONC. WALK WITH CONCRETE CURB AND GUTTER DETAIL 302 River Street
Manistee, MI 49660
CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT CROSS-SECTION INTEGRAL CURB DETAIL ROLLED REVERSE PAN Tel. 231-794-5620
www.SpicerGroup.com
C 2025
NOT TO SCALE NOT TO SCALE NOT TO SCALE NOT TO SCALE
DE. BY: MTS CH. BY: BMB PROJECT NO.
DR. BY: MTS APP. BY: LMR 138798SG2025
STDS. - SHEET 03 OF 08 C
DATE
SCALE
OCTOBER, 2025
N/A
FILE NO.
D-6470-03 03
Page 13 of 30
TM
12" S
30" STM
ST 30" STM
STORM MANHOLE
RIM EL. 634.77
12" RCP SSW INV. 627.12
12" RCP SSE INV. 626.92
12" RCP NNE INV. 627.12
30" RCP W. INV. 618.32
30" RCP E. INV. 618.37
12
CATCHBASIN SUMP EL. 618.27
"
RIM EL. 634.42 CATCHBASIN
ST
10
" ST RIM EL. 634.00
MARQUETTE
M
12" RCP NW INV. 630.32
M
SUMP EL. 630.32 12" RCP NNW INV. 630.05
SUMP EL. 629.50 AVENUE SANITARY MANHOLE
RIM EL. 635.11
18" CLAY E. INV. 624.56
10" WATER
18" CLAY W. INV. 624.56
SUMP EL. 624.56
CONC. WALK 18" SAN
20.0' FRONT
S88°-32'-24"E 314.00' CONC. WALK SA
SETBACK
18" SAN
TM
TOP OF BANK CONC. WALK
12" S
12" STM
BENCH
17.3'
BM #1451
17.4'
PROPOSED
8" 10# GAS
LANDSCAPING
30" STM
SNOW STORAGE AREA
VACUUM
VACUUM
AVENUE
CONC. WALK
ST
STM
10"
24" STM
PROPOSED BIT. SURFACE
57.5'
10.0' 10.0'
STORM MANHOLE CANOPY
1-1/4" GAS
RIM EL. 635.28 FRONT
10" RCP SW INV. 630.13 SETBACK
12" RCP SE INV. 630.08 CATCHBASIN
24" RCP S. INV. 621.88 RIM EL. 635.12
30" RCP N. INV. 618.18
CONC.
12" RCP N. INV. 631.67
N01°-23'-24"E 139.98'
12
SUMP EL. 617.78
"S
12" RCP SSE INV.
TM
631.72
SUMP EL. 631.07
26.7'
CONC. WALK
10" WATER
15.0'
N00°-42'-17"E 143.88'
N00°-42'-17"E 144.00'
ELEC METER 64.0'
S. QUARTERLINE
EXISTING CAR WASH BUILDING
28.2'
3293 SQ. FT.
GAS METER
19.4' 64.0'
7.8'
24.0' CONC. WALK
CONC.
CONC. WALK
66.5'
PROPOSED 8" CONCRETE FUEL TANK
12" STM
12.0'
PAD FOR UNDERGROUND FUEL TANKS SIDE
SETBACK
40.2'
EXISTING CONVENIENCE STORE BUILDING
40.3'
2673 SQ. FT.
2021 MARQUETTE AVENUE PROPOSED 8.7'
BUILDING EXPANSION
CONC. WALK
8" 10# GAS
SETBACK
REAR
10.0'
GAS METER LANDSCAPING
1-1/8" GAS
66.3'
4.9' FENCE
6.7'
ELEC METER CONC. WALK
STORM MANHOLE
ST
RIM EL. 635.83
10" RCP E. INV. 633.93
PROPOSED FENCE
S87°-48'-46"E 315.75'
0.1'
12" RCP NNW INV. 633.88
0.1'
CATCHBASIN
SUMP EL. 633.68
0.1'
BIT. DRIVE
19.9'
RIM EL. 635.93
17.2'
10" RCP W. INV. 633.98
1.0'
SUMP EL. 633.78
PROPOSED FENCE
1.0'
BIT. DRIVE
16.9'
13.8'
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- - -
MTS SITE PLAN REVIEW SUBMITTAL 10/16/2025
BY MARK REVISIONS DATE
THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
N RAJU SINGH
2021 MARQUETTE AVENUE
MUSKEGON , MI 49442
OVERALL PLAN
MANISTEE OFFICE
302 River Street
Manistee, MI 49660
Tel. 231-794-5620
www.SpicerGroup.com
C 2025
DE. BY: MTS CH. BY: BMB PROJECT NO.
DR. BY: MTS APP. BY: LMR 138798SG2025
0 5 10 20 STDS. - SHEET 04 OF 08 C
SCALE:1" = 20' DATE
SCALE
OCTOBER, 2025
1" = 20'
FILE NO.
D-6470-04 04
Page 14 of 30
30" STM
ST 30" STM
STORM MANHOLE
RIM EL. 634.77
12" RCP SSW INV. 627.12
12" RCP SSE INV. 626.92
12" RCP NNE INV. 627.12
30" RCP W. INV. 618.32
30" RCP E. INV. 618.37
SUMP EL. 618.27
12
26.1'
"S
TM
10 CATCHBASIN EXISTING VEHICLE ACCESS
"S
TM RIM EL. 634.42
12" RCP NW INV. 630.32
SUMP EL. 630.32
TO REMAIN
CATCHBASIN
RIM EL. 634.00
MARQUETTE AVENUE
12" RCP NNW INV. 630.05
LIMITS OF EXISTING LIMITS OF EXISTING SUMP EL. 629.50 LIMITS OF EXISTING SANITARY MANHOLE
CURB CUT EXISTING VEHICLE ACCESS LIMITS OF EXISTING
CURB CUT CURB CUT CURB CUT RIM EL. 635.11
TO REMAIN
18" CLAY E. INV. 624.56
18" CLAY W. INV. 624.56
10" WATER
SUMP EL. 624.56
635
CONC. WALK
635
CONC. WALK SA
635
20.0' FRONT
S88°-32'-24"E 314.00' 635
5.7'
SETBACK
TOP OF BANK CONC. WALK
TM
12" S
BENCH
5
R SIGN 63
12" STM
63
17.5'
LIMITS OF STORM WATER 5
17.3'
PIPE REMOVAL
63
R
5
5
63
635
BM #1451 REMOVE AND REPLACE EXISTING
17.4'
CONVENIENCE STORE SIGN WITH MOBIL CATCHBASIN
GAS STATION SIGN OF THE SAME SIZE. R RIM EL. 634.48
8" PVC SW INV. 632.23
EXISTING VACUUM TO BE (POSSIBLE BLIND BEND)
8" 10# GAS
635
REMOVED OR RELOCATED 12" PVC N. INV. 632.18
R
28.7'
R SUMP 631.48
R
3.6' R
6" STM VACUUM VACUUM
635 635
CONC. VACUUM
R 6" S
TM
UNDERGROUND ELECTRIC
CATCHBASIN UTILITY CONFLICT (TO BE
R
GRAVEL DRIVE
LIMITS OF EXISTING RIM EL. 634.75 RELOCATED BY OTHERS)
CURB CUT 6" PVC SW INV. 631.65
6" PVC SE INV. 631.60
CONC. WALK
BIT. PARKING
12" RCP NNE INV. 630.50
SUMP EL. 629.90
BIT. SURFACE
57.5'
63
10.0'
5
FRONT M R
ST
1-1/4" GAS
SETBACK 8"
CATCHBASIN
RIM EL. 635.12
EXISTING VEHICLE 12" RCP N. INV. 631.67
ACCESS TO REMAIN
12
12" RCP SSE INV. 631.72
"S
SUMP EL. 631.07
2
TM
TELEPHONE PEDESTAL TO
BE RELOCATED BY OTHERS R FIN FLOOR ELEV
R EL= 636.31
AVENUE
BIT. PARKING
N01°-23'-24"E 139.98'
26.7'
CONC. WALK
1 15.0'
64.0' 4.9'
FIN FLOOR ELEV
10" WATER
ELEC METER
R FIN FLOOR ELEV EL= 636.34
FIN FLOOR ELEV
EL= 636.27 EL= 636.28 FIN FLOOR ELEV FIN FLOOR ELEV
R FIN FLOOR ELEV EL= 636.34
EL= 636.36 EL= 636.30
636
N00°-42'-17"E 143.88'
N00°-42'-17"E 144.00'
636
LIMITS OF EXISTING EXISTING CAR WASH BUILDING
636 3293 SQ. FT.
CURB CUT
28.2'
636
FIN FLOOR ELEV
S. QUARTERLINE
EL= 636.29
FIN FLOOR ELEV FIN FLOOR ELEV
EL= 636.28 EL= 636.30 FIN FLOOR ELEV FIN FLOOR ELEV
EL= 636.27 EL= 636.30
GAS METER
CONC. WALK 64.0'
24.0' 19.4' R
R CONC. WALK
UNDERGROUND GAS UTILITY R
(TO BE RELOCATED BY OTHERS)
8" STM
FIN FLOOR ELEV
EL= 637.09
R
12" STM
636
12.0'
R SIDE
FENCE
SETBACK
EXISTING CONVENIENCE STORE BUILDING CATCHBASIN
40.2'
2673 SQ. FT. RIM EL. 634.98
2021 MARQUETTE AVENUE 8" PVC N. INV. 633.33
40.3'
SUMP EL. 632.48
FENCE
BIT. SURFACE
636
CONC. WALK
8" 10# GAS
R
GAS METER TOE OF SLOPE
1-1/8" GAS
66.3'
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4.9'
FENCE 636
ELEC METER CONC. WALK
R
STORM MANHOLE - - -
4.0'
4.4'
RIM EL. 635.83 MTS SITE PLAN REVIEW SUBMITTAL 10/16/2025
10" RCP E. INV. 633.93 R
ST 12" RCP NNW INV. 633.88 636 BY MARK REVISIONS DATE
SUMP EL. 633.68 S87°-48'-46"E 315.75' FENCE THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED 6.7'BY THE ENGINEER
0.1'
FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
0.1'
CATCHBASIN ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
0.1'
RIM EL. 635.93 BIT. DRIVE DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
19.9'
10" RCP W. INV. 633.98 OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
SUMP EL. 633.78
N
17.2'
RAJU SINGH
2021 MARQUETTE AVENUE
MUSKEGON , MI 49442
BENCH MARKS SPECIAL LEGEND
BM # 1451 - BOLT ON FIRE HYDRANT, 4'± E. OF E. EDGE
OF BIT OF S. QUARTERLINE AVENUE AND 25'± S. OF S.
EDGE OF BIT OF MARQUETTE AVENUE. HMA SURFACE REMOVAL
DEMOLITION PLAN
NAVD88ELEV 636.89
EXISTING BUILDING
DEMOLITION/REMOVAL MANISTEE OFFICE
302 River Street
Manistee, MI 49660
Tel. 231-794-5620
SIDEWALK/CONCRETE PAVEMENT www.SpicerGroup.com
REMOVAL C 2025
DE. BY: MTS CH. BY: BMB PROJECT NO.
DR. BY: MTS APP. BY: LMR 138798SG2025
0 5 10 20 STDS. - SHEET 05 OF 08 C
SCALE:1" = 10' DATE
SCALE
OCTOBER, 2025
1"N/A
= 10'
FILE NO.
D-6470-05 05
Page 15 of 30
30" STM
ST 30" STM
STORM MANHOLE
RIM EL. 634.77
12" RCP SSW INV. 627.12
12" RCP SSE INV. 626.92
12" RCP NNE INV. 627.12
30" RCP W. INV. 618.32
30" RCP E. INV. 618.37
SUMP EL. 618.27
12
"S
TM
10 CATCHBASIN
"S
PROPOSED FREE STANDING
TM RIM EL. 634.42
12" RCP NW INV. 630.32
SUMP EL. 630.32
CATCHBASIN
RIM EL. 634.00
MARQUETTE AVENUE
12" RCP NNW INV. 630.05
GAS STATION SIGN. SEE SHEET C3 SUMP EL. 629.50 CURB & GUTTER, MDOT SANITARY MANHOLE
DETAIL B-2 REVERSE RIM EL. 635.11
PAN 18" CLAY E. INV. 624.56
18" CLAY W. INV. 624.56
10" WATER
SUMP EL. 624.56
45.3' CONC. WALK 18" SAN
3.5' 10.0' 10.0' 3.0'
CONC. WALK SA
18" SAN
20.0' FRONT
S88°-32'-24"E 314.00'
SETBACK
TOP OF BANK CONC. WALK
'
5'
.0
29.6'
TM
0
R1
12" S
R1
0.0
BENCH
BOLLARD (TYP.)
12" STM
18.4'
'
25.0'
17.3'
13.0'
EXISTING
HYDRANT BM #1451 SITE CIRCULATION (TYP.)
17.4'
R5
8" 10# GAS
0.
0'
20.0'
102.0' VACUUM
VACUUM
3.0' (TYP.)
CURB & GUTTER, MDOT
DETAIL B-2 REVERSE PROPOSED
CONC. WALK
PAN CANOPY
24.0'
BIT. SURFACE
57.5'
15 FT HEIGHT
W/ DOWN LED LIGHTS 10.0'
10.0'
5.0' (TYP.)
AND 3 FT FASCIA
12.0'
25.0'
FRONT
GASOLINE ISLAND (TYP.)
1-1/4" GAS
SETBACK
8" THICK CONCRETE, SEE SHEET C2
12
24.0'
"S
TM
FIN FLOOR ELEV
EL= 636.31
39.9'
AVENUE
19.2'
N01°-23'-24"E 139.98'
26.7'
19.1'
CONC. WALK
15.0'
64.0'
10.0' (TYP.) 10.0' (TYP.) FIN FLOOR ELEV
10" WATER
ELEC METER
EL= 636.34
FIN FLOOR ELEV FIN FLOOR ELEV
FIN FLOOR ELEV EL= 636.34
EL= 636.36 EL= 636.30
N00°-42'-17"E 143.88'
N00°-42'-17"E 144.00'
18.0' (TYP.)
EXISTING CAR WASH BUILDING
3293 SQ. FT.
28.2'
S. QUARTERLINE
FIN FLOOR ELEV FIN FLOOR ELEV
EL= 636.28 EL= 636.30 FIN FLOOR ELEV FIN FLOOR ELEV
SWR-P EL= 636.27 EL= 636.30
4.2' GAS METER
7.8'
CONC. WALK 64.0'
24.0' 19.4'
7.5'
DUMPSTER PAD CONC. WALK
66.5'
FIN FLOOR ELEV
5.0'
PROPOSED LOADING SPACE EL= 637.09
17.4'
3.0'
CONCRETE WALK WITH
12" STM
INTEGRAL CURB
25.0'
12.0'
ONE (1) ACCESSIBLE VAN SPACE 55.0' SIDE
WITH NEW SIGN SETBACK
EXISTING CONVENIENCE STORE BUILDING
40.2'
2673 SQ. FT. PROPOSED
41.0'
40.3'
2021 MARQUETTE AVENUE
40.3'
BUILDING EXPANSION
10.0'
PROPOSED 8" CONCRETE
40.0'
1,920 SQ. FT.
FINISHED FLOOR ELEVATION: 637.0 FUEL TANK PAD FOR
MATCH EXISTING BUILDING HEIGHT UNDERGROUND FUEL TANKS
SETBACK
12.0'
REAR
1.0'
CONC. WALK
8" 10# GAS
10.0'
GAS METER
12.0'
1-1/8" GAS
46.5'
90.0'
66.3'
66.0'
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4.9'
ELEC METER FENCE
CONC. WALK
11.0'
48.0'
- - -
5.0'
STORM MANHOLE
1.0'
RIM EL. 635.83 MTS SITE PLAN REVIEW SUBMITTAL 10/16/2025
10" RCP E. INV. 633.93 PROPOSED FENCE
ST 12" RCP NNW INV. 633.88 BY MARK REVISIONS DATE
3.4'
SUMP EL. 633.68 S87°-48'-46"E 315.75' THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
0.1'
FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
0.1'
4.2'
CATCHBASIN ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
0.1'
RIM EL. 635.93 BIT. DRIVE DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
19.9'
10" RCP W. INV. 633.98 OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
SUMP EL. 633.78
N
17.2'
PROPOSED FENCE
PARCEL DATA RAJU SINGH
1.03 ACRES 2021 MARQUETTE AVENUE
TAX #61-24-760-000-0001-00 MUSKEGON , MI 49442
SPECIAL LEGEND
PARKING
TOTAL PARKING SPACES REQUIRED:
CONVENIENCE RETAIL ESTABLISHMENTS: THREE (3) HEAVY DUTY ASPHALT PAVEMENT
SPACES PER EACH ONE THOUSAND (1,000) SQ. FT. OF
GROSS FLOOR AREA. SITE PLAN
4" CONCRETE SIDEWALK PER MDOT
VEHICLE WASH (SELF-SERVICE OR COIN OPERATED): STANDARD PLAN R-29-I
TWO (2) STAKING SPACES FOR EACH WASHING STALL, IN
ADDITION TO, THE STALL ITSELF. MANISTEE OFFICE
8" THICK CONCRETE 302 River Street
THREE (3) FOR EVERY 1,000 SQ FT - 4,593 SF/1,000 = 5 SPACES Manistee, MI 49660
Tel. 231-794-5620
SWR- SIDEWALK RAMP - TYPE www.SpicerGroup.com
C 2025
PARKING SPACES REQUIRED = 5 SPACES
PROPOSED EXTERIOR LED
DE. BY: MTS CH. BY: BMB PROJECT NO.
WALL PACK FULL CUTOFF LIGHT
PARKING SPACES PROVIDED = 10 SPACES
FIXTURE. MATCH EXISTING HEIGHT. DR. BY: MTS APP. BY: LMR 138798SG2025
BARRIER FREE PARKING SPACES PROVIDED
= 1 VAN ACCESSIBLE SPACE 0 5 10 20 STDS. - SHEET 06 OF 08 C
TOTAL PARKING SPACES PROVIDED = 10 SPACES SCALE:1" = 10' DATE
SCALE
OCTOBER, 2025
1" = 10'
FILE NO.
D-6470-06 06
Page 16 of 30
30" STM
ST 30" STM
STORM MANHOLE
RIM EL. 634.77
12" RCP SSW INV. 627.12
12" RCP SSE INV. 626.92
12" RCP NNE INV. 627.12
30" RCP W. INV. 618.32
30" RCP E. INV. 618.37
SUMP EL. 618.27
12
PROPOSED CATCH BASIN #1
"
ST
10 CATCHBASIN
MDOT TYPE VG CASTING & COVER
M
"S RIM: 634.50
TM RIM EL. 634.42
12" RCP NW INV. 630.32 EX 12" N INV 629.51
CATCHBASIN
RIM EL. 634.00
MARQUETTE AVENUE
PROPOSED CATCH BASIN #3
SUMP EL. 630.32 E INV 629.51 12" RCP NNW INV. 630.05 MDOT TYPE VG CASTING & COVER
SW INV 629.51 SUMP EL. 629.50 SANITARY MANHOLE
RIM: 634.50 RIM EL. 635.11
MATCH TC
12" W INV 630.1 18" CLAY E. INV. 624.56
MATCH EX 635.10 18" CLAY W. INV. 624.56
635.10
10" WATER
SUMP EL. 624.56
635 MATCH EX
MATCH EX MATCH EX
635.45 635.30 635.10 CONC. WALK MATCH EX MATCH TC 18" SAN
634.83 634.90 MATCH TC S51
634.82 CONC. WALK
635.47 T 5 SA
18" SAN
20.0' FRONT
S88°-32'-24"E 314.00' 63
SETBACK
TOP OF BANK MATCH EX CONC. WALK
TM
TC 635
12" S
E6 MATCH EX
635.30 E8 634.96
E6 E8
BENCH TC P P TC MATCH EX
55 LF OF 12" ADS HP STORM S58 E6 E8
12" STM
TC 635.41 635.55 634.91
P P 634.96 TC
17.3'
ASTM F2881 @ 0.5% P P
635
T 635.34 FS
FS 635.40 S58
FS 635.05 T 635
BM #1451 TC S58 635 634.80 FS MATCH EX MATCH EX
17.4'
T MATCH EX
635.51 FS FS FS 634.97 634.84 634.68 634.54
S51 635.01 PROPOSED CATCH BASIN #2 634.84 634.91 PROPOSED CATCH BASIN #8
63
MDOT TYPE VG CASTING & COVER 63 LF OF 12" ADS HP STORM
635
T
5
8" 10# GAS
TC RIM: 634.68 15 LF OF 6" STORM DRAIN ASTM F2881 @ 0.5% MDOT TYPE VG CASTING & COVER
635.68 S58 RIM: 634.48
6" S INV 630.18 LINE FOR ROOF CONNECTOR T
12" W INV 629.78 CONNECTIONS - SDR-35, PVC, EX " SW INV 632.18
FS 12" E INV 629.78 BELL END W/RUBBER RINGS. FS VACUUM
635.18 ASTM D3034 @ 0.56% 635.65
FS FS VACUUM
MATCH EX 5 635.65 635.65 MATCH EX
635.57 52 LF OF 12" ADS HP STORM 63 635.09
635
ASTM F2881 @ 0.5% 6" S INV 630.26
MATCH TC
635.74
MATCH EX
CONC. WALK
635.08
MATCH EX BIT. SURFACE
57.5'
635.74 636
10.0'
10.0' PROPOSED CATCH BASIN #4
FRONT
MDOT TYPE VG CASTING & COVER
1-1/4" GAS
SETBACK
RIM: 635.40
CATCHBASIN 12" NE INV 629.77
RIM EL. 635.12 12" E INV 629.77 6
12" RCP N. INV. 631.67 FS 36
PROPOSED CATCH BASIN #5 FS
12
12" RCP SSE INV. 631.72 636
636.25 MDOT TYPE VG CASTING & COVER
"
SUMP EL. 631.07 636.25
ST
S58 RIM: 635.80
M
T 636 FS FIN FLOOR ELEV
59 LF OF 12" ADS HP STORM 12" W NV 630.07
ASTM F2881 @ 0.50% 636.25 EL= 636.31
12" E INV 630.07
AVENUE
636 636.28
MATCH EX
N01°-23'-24"E 139.98'
26.7'
CONC. WALK
PROPOSED CATCH BASIN #6
S58 MDOT TYPE VG CASTING & COVER 15.0'
T 69 LF OF 12" ADS HP STORM S58 RIM: 635.76
S53 64.0'
636 ASTM F2881 @ 0.50% 12" W NV 630.42 FIN FLOOR ELEV
10" WATER
T T ELEC METER
635.52 FS FS 12" S INV 630.42 EL= 636.34
FS 635.80 636.36 FIN FLOOR ELEV FIN FLOOR ELEV
FS 636.06 636.36 FIN FLOOR ELEV
EL= 636.30 EL= 636.34
FS EL= 636.36
N00°-42'-17"E 143.88'
N00°-42'-17"E 144.00'
MATCH EX
635.80
636 EXISTING CAR WASH BUILDING
636 3293 SQ. FT.
MATCH EX
28.2'
636.23
MATCH EX MATCH EX
636.24 636.41
70
S. QUARTERLINE
MATCH EX 6. 78
MATCH EX FS
63 . 636.80 FS FS 58 LF OF 12" ADS HP STORM FIN FLOOR ELEV FIN FLOOR ELEV
635.90 36 90 636.63 FS FIN FLOOR ELEV
6 6. 636.63 636.63 FS ASTM F2881 @ 0.50% EL= 636.28 EL= 636.30 FIN FLOOR ELEV
EL= 636.30
MATCH TW MATCH TW 63 636.63 636.63 EL= 636.27
636.42 GAS METER
636.25
MATCH TW TW TW TW TW
7.8'
CONC. WALK 636.80 TW 64.0'
24.0' 636.96 636.63 636.63 636.96
19.4'
637.00 636.96 FS
TW CONC. WALK 636.30
636.27 636.27 MATCH EX
66.5' 637.00 MATCH EX
636.24
636.27 MATCH EX MATCH EX
FIN FLOOR ELEV FS 636.30
EL= 637.09
636.25 636
636
MATCH EX
636.31 FS
12" STM
FS PROPOSED CATCH BASIN #7
636.27 12.0'
MATCH EX
MDOT TYPE VG CASTING & COVER FS SIDE
636.19 RIM: 634.98 635.56 SETBACK
EXISTING CONVENIENCE STORE BUILDING 12" N INV 630.71
40.2'
2673 SQ. FT.
2021 MARQUETTE AVENUE 635.83
40.3'
FS
SETBACK
S58
REAR
CONC. WALK
8" 10# GAS
FS
10.0'
T 635.58
GAS METER 635.31 FS 635.92
MATCH EX
1-1/8" GAS
MATCH EX
635.47
637.09 66.3' FS 636 MATCH EX
MATCH EX
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637 637.09 636.27 636.01
4.9'
MATCH EX MATCH EX
635.47 FENCE
636.24 ELEC METER CONC. WALK 0MATCH EX E6 E8
MATCH EX .4 636.40 0 E6 E8 - -
STORM MANHOLE
63
6
.2 P P -
RIM EL. 635.83
636.42 6 P P . 34 5
63 .2 MTS SITE PLAN REVIEW SUBMITTAL
63
6 10" RCP E. INV. 633.93
MATCH EX
636
636 636 10/16/2025
ST 12" RCP NNW INV. 633.88 636 BY MARK REVISIONS DATE
SUMP EL. 633.68 S87°-48'-46"E 315.75' THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
0.1'
S51 636.48 FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
0.1'
CATCHBASIN MATCH EX
MATCH EX ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
0.1'
RIM EL. 635.93 BIT. DRIVE T 636.47
DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
19.9'
10" RCP W. INV. 633.98
SUMP EL. 633.78 MICHIGAN DEPARTMENT OF MANAGEMENT AND BUDGET S-E-S-C KEYING SYSTEM OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
N
17.2'
RAJU SINGH
636
2021 MARQUETTE AVENUE
SYMBOLOGY FOR INSERTION INTO MUSKEGON , MI 49442
CONSTRUCTION DRAWINGS:
#
= PERMANENT MEASURE
P
GRADING PLAN
#
T = TEMPORARY MEASURE
MANISTEE OFFICE
302 River Street
Manistee, MI 49660
Tel. 231-794-5620
www.SpicerGroup.com
C 2025
DE. BY: MTS CH. BY: BMB PROJECT NO.
DR. BY: MTS APP. BY: LMR 138798SG2025
0 5 10 20 STDS. - SHEET 07 OF 08 C
SCALE:1" = 10' DATE
SCALE
OCTOBER, 2025
1" = 10'
FILE NO.
D-6470-07 07
Page 17 of 30
ST
MARQUETTE AVENUE
SANITARY MANHOLE
RIM EL. 635.11
18" CLAY E. INV. 624.56
10" WATER
18" CLAY W. INV. 624.56
SUMP EL. 624.56
CONC. WALK 18" SAN
20.0' FRONT
CONC. WALK SA
SETBACK
18" SAN
TOP OF BANK CONC. WALK
TREE SUPPORT SYSTEM (4) GUYING
BENCH CABLES WITH HOSES AT BRANCHING
17.3'
1
BM #1451 SET ROOT COLLAR 8 DEPTH OF ROOT
17.4'
PRUNE TO 7' CLEAR
BALL ABOVE SURROUNDING FINISH GRADE
8" 10# GAS
LANDSCAPING
2" MULCH-EXCEPT TAPER TO 0" AT
VACUUM
BEGINNING (BOTTOM) OF TRUNK FLARE
VACUUM TREE
REMOVE BURLAP AND ROPE ON TOP THIRD
OF BALL TO FULLEST EXTENT POSSIBLE
CONC. WALK
ST
MULCHED
HARDWOOD STAKE (4) AREA
BIT. SURFACE
57.5'
120°'
10.0' 10.0'
FINISH GRADE
1-1/4" GAS
FRONT
SETBACK
'
0°
CATCHBASIN
RIM EL. 635.12
PLANTING SOIL MIX, 8" DEPTH MIN. 12
(MECHANICALLY MIXED, TESTED, AND
CONC.
12" RCP N. INV. 631.67
12" RCP SSE INV.
631.72 APPROVED); BACKFILL WITH SOIL DIKE EQUAL TO
SUMP EL. 631.07 - 70% EXISTING SOIL, TREE BALL DIA.
26.7' - 30% COMPOSTED SEWAGE SLUDGE OR
AVENUE
CONC. WALK
LEAF MOLD,
10" WATER
- 1 LB./1" CAL. 10-6-4 (80% SLOW RELEASE)
TREE ANCHOR
SCARIFY TO PROMOTE DRAINAGE
EXISTING CAR WASH BUILDING
3293 SQ. FT.
LARGE TREE PLANTING TREE PLANTING PLAN VIEW, TYP.
S. QUARTERLINE
7.8'
24.0' CONC. WALK
CONC.
CONC. WALK
66.5'
TREE SUPPORT SYSTEM (3) GUYING
STAKES WITH HOSE AND TWO STRANDS 2" MULCH, FORM INTO
OF 12 GAUGE GALVANIZED WIRE SAUCER AROUND
12.0'
SIDE TWISTED FOR SUPPORT. PLANTING SOIL MIX;
SETBACK
EACH PLANT BACKFILL WITH
EXISTING CONVENIENCE STORE BUILDING SET ROOT FLAIR ABOVE
PLANTING SOIL - 70% EXISTING SOIL,
2673 SQ. FT. SURROUNDING FINISH GRADE
2021 MARQUETTE AVENUE 8.7'
MIX AND - 30% COMPOSTED
NO MORE THAN 1/8 THE
PLANTING BED SEWAGE SLUDGE OR
CONC. WALK
DEPTH OF THE ROOT BALL
8" 10# GAS
LEAF MOLD,
SETBACK
CONTINUOUS
REAR
10.0'
2" MULCH- DO NOT COVER TRUNK FLAIR - 1 LB./1" CAL. 10-6-4 (80%
LANDSCAPING BETWEEN
1-1/8" GAS
REMOVE BURLAP AND WIRE BASKET PLANTS SLOW RELEASE)
TO FULLEST EXTENT POSSIBLE
PROVIDE 3"-4" SAUCER FINISH
4.9'
GRADE
CONC. WALK
FENCE STAKE MINIMUM 8" BEYOND EXCAVATION
IN UNDISTURBED SOIL
ST FINISH GRADE
0.1'
2'-0"
0.1'
0.1'
BIT. DRIVE
PLANTING SOIL MIX; BACKFILL WITH
19.9'
17.2'
- 70% EXISTING SOIL,
- 30% COMPOSTED SEWAGE SLUDGE
OR LEAF MOLD,
6"
BIT. DRIVE
16.9'
- 1 LB./1" CAL. 10-6-4 (80% SLOW RELEASE)
13.8'
3X ROOT BALL
SCARIFY EXCAVATION
MULTISTEM TREE PLANTING SHRUB PLANTING
PLANT_SCHEDULE
CC 6 Carpinus caroliniana / American Hornbeam B&B 2" Cal. 16' o.c.
AR 10 Acer rubrum 'Bowhall' / Red Maple B&B 2" Cal. 16' o.c.
VT 21 Viburnum trilobum / American Cranberrybush B&B 36" Ht 5' o.c.
IG 15 Ilex glabra 'Compacta' / Compact Inkberry Cont. 24" Ht 30" o.c.
SJ 17 Spiraea japonica ‘Anthony Waterer’ / Spirea Cont. 18"-24" Ht 30" o.c.
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- - -
LANDSCAPING CALCULATIONS PLANTING NOTES MTS SITE PLAN REVIEW SUBMITTAL 10/16/2025
LANDSCAPING REQUIREMENTS: 1. DECIDUOUS CANOPY TREES SHALL BE A MINIMUM OF TWELVE (12) FEET IN HEIGHT AND A MINIMUM CALIPER OF TWO BY MARK REVISIONS DATE
INCHES AT FOUR AND ONE-HALF FEET ABOVE THE GROUND. UNDERSTORY TREES SHALL BE A MINIMUM OF SIX FEET THE WORK REPRESENTED BY THIS DRAWING WAS DESIGNED BY THE ENGINEER
- (1) CANOPY OR SHADE TREE, (2) UNDERSTORY OR EVERGREEN TREES AND (2) HIGH AT PLANTING. FOR THIS SPECIFIC APPLICATION AND SPECIFIC LOCATION DESCRIBED HEREON IN
SHRUBS, FOR EACH THIRTY (30) LINEAL FEET (OR MAJOR PORTION THEREOF) OF ACCORDANCE WITH THE CONDITIONS PREVALENT AT THE TIME THE DESIGN WAS
2. CONTRACTOR IS RESPONSIBLE FOR LOCATING ALL SITE UTILITIES. DONE. THE ENGINEER DOES NOT GUARANTEE AND WILL NOT BE LIABLE FOR ANY
FRONTAGE ABUTTING THE RIGHT-OF-WAY. 3. CONTRACTOR SHALL OBTAIN PROJECT MANAGER'S APPROVAL OF ALL STAKED OUT LAYOUT BEFORE PROCEEDING WITH OTHER LOCATION, CONDITION, DESIGN OR PURPOSE.
4.
CONSTRUCTION.
NO PLANT MATERIAL SHALL BE PUT INTO THE GROUND BEFORE FINISHED GRADE AND BED PREP HAVE BEEN APPROVED
N RAJU SINGH
- 314 FT FRONTAGE + 139 FT FRONTAGE = 453 FT 2021 MARQUETTE AVENUE
BY THE PROJECT MANAGER.
FRONTAGE / 30 LINEAL FT = 16 CANOPY OR SHADE TREES AND 32 UNDERSTORY 5. THE CONTRACTOR SHALL PROCEED WITH LANDSCAPE INSTALLATION IN ACCORDANCE WITH ALL THE REQUIREMENTS
OR EVERGREEN TREES AND SHRUBS
MUSKEGON , MI 49442
SHOWN ON THIS SHEET.
6. CONTRACTOR SHALL VERIFY PLANT QUANTITIES PRIOR TO BIDDING AND ANY DISCREPANCIES SHALL BE BROUGHT TO
LANDSCAPING PROVIDED: THE ATTENTION OF THE PROJECT MANAGER. SUBSTITUTIONS SHALL NOT BE MADE WITHOUT THE WRITTEN APPROVAL
OF THE OWNER. THE PLAN SHALL TAKE PRECEDENCE OVER THE PLANT LIST IF DISCREPANCIES OCCUR.
7. CONTRACTOR SHALL BE RESPONSIBLE DURING THE CONTRACT AND UP TO THE TIME OF ACCEPTANCE FOR KEEPING THE
PLANTING AND WORK INCIDENTAL THERETO IN GOOD CONDITION BY REPLANTING, PLANT REPLACEMENT, WATERING,
LANDSCAPING PLAN
WEEDING, CULTIVATING, PRUNING AND SPRAYING, STAKING, CLEANING UP AND BY PERFORMING ALL OTHER NECESSARY
OPERATIONS OF CARE FOR PROMOTION OF GOOD PLANT GROWTH, SO THAT ALL WORK IS IN SATISFACTORY CONDITION
AT THE TIME OF ACCEPTANCE, AT NO ADDITIONAL COST TO THE OWNER. ALL PLANT MATERIAL SHALL BE GUARANTEED
FOR A PERIOD OF 1 YEAR BEYOND THE DATE OF FINAL ACCEPTANCE. MANISTEE OFFICE
302 River Street
Manistee, MI 49660
Tel. 231-794-5620
www.SpicerGroup.com
C 2025
DE. BY: CAT CH. BY: CAT PROJECT NO.
DR. BY: MMC APP. BY: CAT 138798SG2025
0 5 20 40 STDS. - SHEET 08 OF 08 C
SCALE:1" = 20' DATE
SCALE
OCTOBER, 2025
1" = 20'
FILE NO.
D-6470-08 L1
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: November 13, 2025 Title: Case 2025-41: Staff-initiated request to
amend Section 2307 of the zoning ordinance to
modify the permitted yard encroachment
criteria.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Staff-initiated request to amend Section 2307 of the zoning ordinance to modify the permitted yard
encroachment criteria.
Detailed Summary & Background:
This amendment is to clarify some information found in Section 2307 (permitted yard encroachments)
of the zoning ordinance. The amendment will clean up some language regarding porches that
encroach on the front setback requirement and will also allow steps on a porch to encroach a little
further than currently allowed. This amendment will also eliminate #4 in the section that describes
regulations for subdivisions that were 90% developed prior to 1940. Zoning reform has replaced the
need for these requirements. Please see the redline version of the amendments in the attachments.
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 the request to amend Section 2307 of the zoning ordinance to modify the permitted yard
encroachment criteria be recommended to the City Commission for approval.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
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Information
Technology
Other Division Heads
Communication
Legal Review
Page 23 of 30
ARTICLE XXIII – GENERAL PROVISIONS
SECTION 2305: REDUCTION OF PARCELS BELOW MINIMUM REQUIRED SIZE, WIDTH, OR DEPTH
No parcel, whether or not platted as a lot, shall be split or reduced in size, width, or depth by any conveyance,
survey, leasing, occupancy, or other means which creates a parcel substandard in size, width, or depth according
to the requirements of this zoning ordinance. The splitting of a lot or parcel to add to another shall not be
allowed unless the remaining portion is of legal size, width, and depth for the zone where the split parcel is
located, or it is simultaneously combined by conveyance with a contiguous parcel which will thereafter be of
legal size, width, and depth. Further, if contiguous nonconforming lots or parcels whether or not of record, are
under common ownership or control, they shall be combined to meet the provisions of this Ordinance prior to
permitting future site development or the issuance of a building permit.
SECTION 2306: ALLOCATION OF LOT AREAS & CONFIGURATION OF LOTS
1. Setback and yard allocations: No portion of a lot can be used more than once in complying with the
provisions for lot area and yard dimensions for construction or alteration of buildings.
2. Corner Lots: Corner lots shall have the minimum lot width and front setback as required by that zoning
district for each property line which is adjacent to a public or private road.
a. A corner lot shall have the required front setback measured from both the principal and
secondary front lot lines.
b. The remaining setbacks shall be a rear and a side setback. The rear setback shall be measured
from the rear lot line.
c. The driveway of the principal building on a corner lot shall be located on the secondary front lot
line.
d. The width of a corner lot shall be determined by the length of the principal front lot line.
3. Width to depth ratios: The depth of lot(s) or parcel(s) created in all zoning districts after the effective
date of this Ordinance shall not be more than three (3) times longer their width.
4. Frontage required: All parcels shall have the required minimum lot width along and adjacent to a public
road or approved private road.
SECTION 2307: PERMITTED YARD ENCROACHMENTS
Encroachments may be made upon required yards under the following conditions:
1. Architectural elements: Existing buildings or structures shall be permitted to encroach upon the
minimum setback requirements of this Ordinance with architectural elements that are necessary to the
integrity of the structure of the building, or health or safety of the occupants such as cornices, gutters,
chimneys, pilasters, outside stairways, fire escapes, and similar features. Such features may project into
a required setback area no more than five (5) feet.
2. Patios, porches and decks: Patios and uncovered decks no more than two feet above grade may be built
to the rear or side property line where an established fence line exists. If no established fence line exists,
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ARTICLE XXIII – GENERAL PROVISIONS
patios and uncovered decks no more than two feet above grade must be a minimum of three (3) feet
from rear and side property lines. All decks or porches more than two feet above grade, must comply
with the setback requirements of the principal structure.
3. Unenclosed structures, front yard: Unenclosed porches, steps or similar facilities and stoops (not
including steps) may project into a required front setback and beyond a required front build-to-zone for
a distance not to exceed five (5) ten (10) feet, but shall be no closer than five (5) feet to the front property
line. Steps may completely encroach into the front setback or front build-to-zone, but shall not extend
beyond the front property line. In the case of a handicap wheelchair ramp, the Zoning Administrator may
waive setback requirements at his/her their discretion, if no other options are available to provide a
ramp, provided that the applicant agrees to remove the ramp if it is no longer necessary on the property.
A performance letter or performance guarantee may be required.
4. Additions: Additions to homes on minor streets (not collectors), built in subdivisions ninety percent
(90%) developed with homes prior to 1940 may encroach upon existing yards so long as:
a. A minimum 10 foot front setback is maintained
b. A minimum 15 foot rear setback is maintained
c. Lot coverage, with accessory structures does not exceed 50%
d. The addition does not further encroach upon existing side yards
SECTION 2308: OUTDOOR SEATING
Outdoor seating for restaurants, cocktail lounges, and similar uses is permitted, provided:
1. The area devoted to outdoor seating must be ancillary to the main use of an indoor restaurant, cocktail
lounge, bakery, coffee shop, delicatessen, specialty food store, or similar establishment.
2. Where City bollards are located, they shall be treated as the curb as it pertains to this ordinance. These
bollards may be moved by the City. When the City bollards are to be moved, the outdoor seating area
may be moved, and it is the responsibility of the property owner to make sure the outdoor seating area
is still in compliance with this ordinance.
3. Pedestrian circulation and access to the building entrance shall not be impaired (see Figure 2-10). A
minimum of six (6) feet of sidewalk leading to the entrance to the establishment must be maintained
free of tables, chairs, and other encumbrances. Pedestrians must have at least six (6) feet of clearance
between the outdoor seating area and the building or at least six (6) feet of clearance between the
outdoor seating area and the curb or City bollards. Pedestrians must always have at least four (4) feet of
clearance around any fixed object. This distance is increased to six (6) feet if the pedestrian is directed
towards the curb/City bollard or any other area with a drop off such as a planting bed.
4. The seating area shall be limited to the same property directly adjacent to the permitted use to which
the seating area is accessory and shall not extend into adjoining sites.
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: November 13, 2025 Title: Case 2025-42: Staff-initiated request to
amend Section 2319 of the zoning ordinance to
modify the residential design criteria.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Staff-initiated request to amend Section 2319 of the zoning ordinance to modify the residential design
criteria.
Detailed Summary & Background:
These minor amendments are to address some incorrect information in the zoning ordinance that
was created when zoning reform was approved. These changes would also require a house to have
a door at the front of the house, which is not required as of now. The numbering of the design
requirements has also been updated. Please see the redline version of the ordinance excerpt that is
attached.
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 the request to amend Section 2319 of the zoning ordinance to modify the residential design
criteria be recommended to the City Commission for approval.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Page 26 of 30
Technology
Other Division Heads
Communication
Legal Review
Page 27 of 30
ARTICLE XXIII – GENERAL PROVISIONS
9. The cottage court development must contain a common, shared open space that is at least twenty (20)
feet but no more than sixty (60) feet in width and landscaped in grass, ground cover, perennials, and/or
other natural, living, landscape material.
10. All housing units that do not front on a street must front and have their main entrance face the shared
open space.
11. The lot must be serviced by an alley at the side or rear of the lot or, if an alley is not available, from a
single drive approach on a side street. If both an alley and side street is not available, parking may be
accessed from a single drive approach on a front street.
12. All units must meet the living area standards listed in Section 2319, and each unit shall not exceed a
maximum building footprint of 30’x30’.
13. Building facades facing streets or the shared open space shall have 10% to 50% of the facade be windows
between the adjacent grade and the cornice expression line or eave.
14. Accessory dwelling units are not permitted in cottage court developments.
SECTION 2319: RESIDENTIAL DESIGN CRITERIA
It is the intent and purpose of this section to establish design review standards and controls over housing
development in the City of Muskegon. It is recognized that there are unique design aspects inherent in the
community appearance that need to be preserved and enhanced. The adoption of these criteria will guide and
ensure that all future growth fits with the unique vernacular of the City of Muskegon’s urban setting. A positive
community image: enhances economic development opportunity; safeguards property values; curbs blight and
deterioration; and enhances public safety and welfare.
All single-family houses, duplexes, rowhouses and small multiplexes (3-6 units), other than a mobile home
located in a licensed mobile home park approved under the provisions of Article V, MHP Mobile Home Park
Districts, shall conform to the following regulations in addition to all other regulations of this Ordinance:
1. Each dwelling unit shall have a minimum living area of five hundred and fifty (550) square feet for a one
(1) bedroom dwelling. For each bedroom, an additional 100 square feet shall be provided. This shall be
measured from the outside wall of the unit as described on the site plan.
2. If a principal structure is less than 850 square feet and is to be located on a lot that is large enough to
split under the zoning regulations, it must be placed in such a fashion as to allow enough room to split
the lot and create an additional buildable lot. The lot does not actually have to be split at the time of
construction and may be done at a later date at the property owner’s discretion.
3. All buildings located in Neighborhood Residential districts must comply with Section 400.2 of the zoning
ordinance. Multiple family dwellings are only allowed in single-family residential districts if the home has
already been altered with prior approval to allow for multiple dwellings.
4.3. Roof drainage in the form of a roof overhang of at least twelve inches (12”) shall be provided to
direct storm or meltwater way from the foundation, unless a gambrel roof or other design elements
necessitate an alternative roof drainage system.
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ARTICLE XXIII – GENERAL PROVISIONS
5.4. The building shall have a minimum width across the front elevation view which is the lesser of:
a. Twenty-four (24) feet on lots that are at least forty feet wide or
b. The average width of the homes on the same street, one block in any direction.
6.5. A structure with a front elevation view of over 40 linear feet shall have a design offset including
but not limited to; bay windows, covered porches, or structural offsets from the principal plane of the
building.
6. The main entrance to the principal structure is required to be located at the front and shall be directly
accessed from and face the front street. In the case where a building contains multiple dwelling units, at
least one individual entrance or shared entrance to the principal structure is required to be located at
the front and shall be directly accessed from and face the front street.
7. In the case of an attached garage, garage doors may not comprise more than fifty percent (50%) of the
width of the front elevation view.
8. In the event that a dwelling unit is a mobile home as defined herein, it shall be installed with the wheels
removed. No dwelling unit shall have any exposed towing mechanism, undercarriage or chassis.
9. The subject building shall be aesthetically compatible in design and appearance with other buildings on
the same street, one block in any direction. The review shall include but not necessarily be limited to:
roof pitch, scale, size, mass, minimum transparency, orientation to the street, and overhangs. The
foregoing shall not be construed to prohibit innovative design concepts involving such matters as (but
not limited to) solar energy, view, or unique land contour.
10. The compatibility of design and appearance shall be determined in the first instance by the Zoning
Administrator upon review of the plans submitted for a particular building. The Zoning Administrator’s
decision may be appealed, to the Zoning Board of Appeals within a period of fifteen (15) days from the
receipt of notice to the official’s decision.
11. Each building shall have established vegetative ground cover no less than 12 months after occupancy.
Approval shall be given by zoning staff of the Planning Department as part of the initial residential site
plan review. A minimum of one shade tree, two and one-half inches (2.5”) in diameter, four feet (4’)
from the ground or one six foot (6’) evergreen tree shall be provided. Existing landscaping may be
accepted in lieu of this requirement.
12. Each building shall have a garage or a shed providing a minimum of sixty-four (64) square feet of storage.
All dwelling units within large multiplexes (6 units and above), mixed-use buildings, and accessory dwelling units
shall conform to the following regulations in addition to all other regulations of this Ordinance:
1.13. Each dwelling unit shall have a minimum size (excluding all basement area) of 375 square feet.
For each bedroom, an additional 100 square feet shall be provided. This shall be measured from the
outside wall of the unit as described on the site plan.
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ARTICLE XXIII – GENERAL PROVISIONS
2. All buildings located in Neighborhood Residential districts must comply with Section 400.2 of the zoning
ordinance. Multiple family dwellings are only allowed in single-family residential districts if the home has
already been altered with prior approval to allow for multiple dwellings. One-family dwellings may not
be altered to allow for multiple dwellings, nor may new homes be built for multiple dwellings.
3.14. Roof drainage in the form of a roof overhang of at least twelve inches (12”) shall be provided to
direct storm or meltwater away from the foundation, unless a gambrel roof or other design elements
necessitate an alternative roof drainage system.
15. At least one individual or shared entrance to the principal structure is required to be located at the front
and shall be directly accessed from and face the front street.
4.16. In the case of an attached garage, garage doors may not comprise more than fifty percent (50%)
of the width of the front elevation view.
5.17. The subject building shall be aesthetically compatible in design and appearance with other
buildings on the same street, one block in any direction. The review shall include but not necessarily be
limited to: roof pitch, scale, size, mass, minimum transparency, orientation to the street, and overhangs.
The foregoing shall not be construed to prohibit innovative design concepts involving such matters as
(but not limited to) solar energy, view, or unique land contour.
6.18. Each building shall have an established vegetative ground cover no less than 12 months after
occupancy. A minimum of one shade tree, two and one-half inches (2.5”) in diameter, four feet (4’) from
the ground or one six foot (6’) evergreen tree shall be provided. Existing landscaping may be accepted
in lieu of this requirement.
7.19. Each building shall have a garage or a shed providing a minimum of sixty-four (64) square feet of
storage.
SECTION 2320: PRIVATE STREETS
1. Private streets shall require a development permit.
2. Regulation Michigan State Highway stops signs shall be positioned and installed in accordance with the
Michigan State Manual of Uniform Traffic Control Devices on all private streets. Signs in the right of way
shall be reviewed and installed by the City.
3. All private streets shall have names approved by the “911” emergency services coordinating agency.
4. All private streets shall provide an adequate right-of-way approved by the city in the event the street is
eventually incorporated into the city street system.
5. Identification signs approved by the City shall be required for private streets and shall note they are
private.
6. All private streets servicing or intended to serve two (2) or more lots, parcels or condominium units shall
be under the control of an approved and recorded road maintenance agreement and deed restrictions
which provide for the perpetual maintenance of such roads and/or easements to a necessary and
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