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CITY OF MUSKEGON
PLANNING COMMISSION MEETING
May 15, 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. Hearing, Case 2025-17: Request for a special use permit to operate an
urban commercial farm at 2407 Barclay St, by Coty Sloan. Planning
B. Hearing, Case 2025-18: Staff-initiated request to rezone the property at
236 Monroe Ave from B-2, Convenience & Comparison Business to Form
Based Code, Urban Residential (FBC, UR). Planning
C. Hearing, Case 2025-19: Staff-initiated request to amend Article II of the
zoning ordinance to amend the definition of "family". Planning
D. Hearing, Case 2025-20: Staff-initiated request to amend the zoning
ordinance to create a section that allows for single-room occupancy
homes and rooming house uses. 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
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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: May 15, 2025 Title: Hearing, Case 2025-17: 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, by Coty
Sloan, owner of Restoring Eden.
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 property is zoned R, Neighborhood Residential and there is a single-family house on site. 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 parcel is fairly secluded, with no residential
neighbors in the back or south side yard.
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.
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 because 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?
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 have sales carts/booths on-site, and also designating this
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area, which is fairly commercial, as an allowed ACU designation.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
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 request for a special use permit to operate an urban commercial farm at 2407
Barclay St based on the finding of facts in the exercise in the staff report.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
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ARTICLE XXIII – GENERAL PROVISIONS
c. Cold Frame means transparent-roofed enclosure, built low to the ground, used to protect plants
from adverse weather. The transparent top admits sunlight and prevents heat escape via
convection that would otherwise occur, particularly at night. Essentially, a cold frame functions
as a miniature greenhouse to extend the growing season.
d. Compost means relatively stable decomposed organic matter for use in agricultural and other
growing practices, usually consisting of materials such as grass, leaves, yard waste, worms, and
also including raw and uncooked kitchen food wastes, but specifically excluding bones, meat, fat
grease, oil, raw manure and milk products.
e. Farm Animals means all animals traditionally found or used on an operating farm, including but
not limited to, horses, sheep, goats, cows, chickens, donkeys, turkeys and alpaca.
f. Farm Coordinator means an Urban Commercial Farm or Community Garden’s designated liaison
to the city.
g. Farm Equipment and Tools means those pieces of machinery and tools used to prepare the soil,
cultivate produce, fertilize, harvest, etc., including but not limited to, tractors, rototillers, rakes,
shovels, hoes, fertilizer, pesticide and herbicide spreaders and sprayers, etc.
h. Greenhouse means a building or structure whose roof and sides are made largely of glass or other
transparent or translucent material and in which the temperature and humidity can be regulated
for the cultivation of plants.
i. Hoop house means an unheated structure whose roof and sides are made largely of transparent
or translucent material (not glass) for the purpose of the cultivation of plants inside.
j. Orchard means the establishment, care, harvesting of a group of more than ten (10) fruit or nut
bearing trees.
k. Private Garden means an accessory or principal use where the owner or tenant grows and
harvests food crops and/or non-food crops for personal use by the owner or tenant of the land.
l. Rainwater Catchment System means a method of catching rainwater runoff from the roof of a
structure into rain gutters that channel into a rain barrel, drum or cistern.
m. Urban Commercial Farm means land used for the cultivation of fruits and vegetables, plants,
flowers or herbs for sale or profit. It is an accessory use on a residential or commercial property
requiring a special use permit and business license.
2. Agricultural Uses
The agricultural uses of Community Gardens, Private Gardens and Urban Commercial Farms are limited
to the cultivation of herbs, fruits, flowers, or vegetables, including the cultivation and tillage of soil and
the production, cultivation, growing and harvesting of any agricultural, floricultural, or horticultural
produce. Farm animals, including livestock, are prohibited.
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ARTICLE XXIII – GENERAL PROVISIONS
The agricultural uses of Community Gardens, Private Gardens and Urban Commercial Farms shall not be
detrimental to the physical environment or to the public health and general welfare by reason of
excessive production of noise, smoke, fumes, vibrations, odors, chemical or biological pollutants.
3. Property Maintenance
a. Property used for Community Gardens, Private Gardens and Urban Commercial Farms shall be
maintained in an orderly and neat condition, free of high grass (with the exception of purposely
cultivated native species, which shall be allowed), noxious weeds, or debris. Dead garden plants
shall be removed regularly, and in any instance, no later than November 30th of each year.
b. Plants from cultivated areas shall be prevented from encroaching onto adjacent properties or
onto the public right-of-way.
c. Seeds and harvested crops on site shall be stored so as not to attract animals.
d. Compost must be maintained and stored to avoid any odor reaching neighboring property.
e. Fencing is permitted, but requires a development permit from the city, and must comply with
existing fencing rules and regulations.
4. Applicable Laws
Community Gardens, Private Gardens and Urban Commercial Farms shall comply with all applicable
local, state and federal regulations.
5. Site Plan Requirements
A Site Plan is required for all Urban Commercial Farms and Community Gardens.
The Farm Coordinator shall submit a site plan to the Zoning Administrator for approval prior to beginning
a Community Garden or Urban Commercial Farm. The site plan must include the following:
a. The name of the Farm Coordinator.
b. The project address.
c. The project name (if any).
d. The legal owner of the parcel(s). If the Community Garden or Urban Commercial Farm is a tenant,
include the length of the current lease.
e. Gross site area of parcel(s) to be used, including dimensions.
f. Location of the following: principal and accessory structures, crop areas, fencing and walls,
ingress and egress, loading areas, compost piles, trash containers and dumpsters, signage,
restroom facilities (if any), and all bodies of water and wetlands adjacent to or in the immediate
vicinity of the parcel(s).
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ARTICLE XXIII – GENERAL PROVISIONS
g. A narrative description generally describing the following, as applicable:
i. The types, methods of application, storage of proposed pesticides, herbicides, fertilizers,
and any other chemicals that will be used.
ii. The type of machinery and equipment proposed and description of the noise, vibration,
smoke, odor, dust, dirt that may be a nuisance to surrounding properties.
iii. Evaluation of existing soil conditions and plans to mitigate soil issues, as necessary.
6. Community Gardens and Urban Commercial Farms
Community Gardens are intended to bring citizens together to work collaboratively in growing food for
their personal use or donation, or sales to generate income for garden activities that benefit the
community; to promote education with regard to agriculture, provide a positive communal environment
for children and adults living nearby and an opportunity for volunteer work among participants.
Community Gardens are not intended to be for-profit commercial farming operations. Urban
Commercial Farms, on the other hand, are intended to be for-profit commercial farming operations,
operated by an individual or a single group.
Community Gardens are a principal use permitted in B-1, Limited Business; B-5, Governmental Business;
MC, Medical Care; and all Residential (R-1, R-2, R-3, RT, RM-1, RM-2, RM-3) zoning districts.
Urban Commercial Farms are a Special Land Use permitted in B-1, Limited Business; B-5, Governmental
Business; MC, Medical Care; and all Residential (R-1, R-2, R-3, RT, RM-1, RM-2, RM-3) zoning districts.
Community Gardens and Urban Commercial Farms are permitted in their respective Zoning Districts
subject to the following conditions:
a. Each Community Garden and Urban Commercial Farm shall have a Farm Coordinator designated
as its liaison to the City. The Coordinator’s name and contact information shall be given to the
Zoning Administrator.
b. No on-site sales shall be permitted, unless the produce is grown on a site where sales of produce
are already permitted under the zoning laws, such as a grocery store or restaurant.
c. The Community Garden or Urban Commercial Farm must be designed and maintained so that
water, chemicals, dirt, mud or fertilizer will not drain into the streets, alleys or adjacent
properties. Any use of pesticides or fertilizers must comply with applicable state or federal
regulations.
d. Setback Requirements must be met:
i. Buildings and accessory structures must comply with the setback, height and size
requirements of the zoning district in which the garden or farm is located.
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ARTICLE XXIII – GENERAL PROVISIONS
ii. Rain barrel systems, crop areas, and planting beds must be set back at least five (5) feet
from all property lines. This may be reduced to three (3) feet within the presence of a
fence.
iii. Orchards and all crops reaching a height of five (5) feet at maturity shall be set back at
least fifteen (15) feet from all property lines. The side and back setbacks may be reduced
to five (5) feet within the presence of a fence.
iv. The required setback areas must be covered with ground plants, which may include native
or ornamental grasses and low ornamental plantings. Mulch may also be used as an
appropriate ground covering except in the first five (5) feet of the front setback.
v. Compost areas or waste bins must be less than sixteen (16) square feet in size and must
be set back at least ten (10) feet from all property lines and at least twenty (20) feet from
the nearest principal residential structure.
e. On-site amenities like picnic tables, garden art, benches, and bike racks are permitted as long as
they meet setbacks requirements, do not obstruct the clear vision at drives or intersections, and
do not create a nuisance for neighboring properties.
f. Community Gardens on vacant parcels may erect a hoop house or greenhouse as a primary
structure.
g. No water or irrigation wells may be installed unless by a state-licensed well-drilling firm, and with
approval and necessary permit from the city and county. All groundwater wells located on city
property must be removed by the responsible group, at their expense, when the garden is no
longer in use.
h. Oats, wheat and rye may be used as a winter cover crop, but not grown to full maturity in any
season.
i. Trash receptacles shall be located to the rear of the property unless the Department of Public
Works determines that another location creates less impact on the adjacent properties.
j. Lighting, if provided, shall be shielded so that all directly emitted light falls within the property.
k. Farm equipment, tools, supplies, and machinery shall be stored in an enclosed structure or
removed from the property daily. All chemicals and fuels shall be stored off of the ground, in an
enclosed, locked structure when the site is unattended.
l. Tractors and other diesel generated motorized vehicles within a residential zoning district shall
be restricted to hours beginning at 8:00am and ending at 8:00pm.
m. Temporary restroom facilities are permitted only during the growing season from April 15th
through October 15th. The facilities shall be screened on at least three (3) sides from public view
by fencing, structures or plantings of sufficient height.
7. Business License for Commercial Farming
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ARTICLE XXIII – GENERAL PROVISIONS
All Urban Commercial Farms and those Community Gardens wishing to engage in Commercial Farming
through the sale of any agricultural products must first obtain a business license through the City.
Community Gardens that do not engage in Commercial Farming are not required to obtain a business
license.
8. Private Gardens
a. Private Gardens are permitted uses in all zoning districts.
b. Commercial Farming, i.e., the sale of any agricultural products yielded, from a Private Garden is
prohibited.
c. No Site Plan is required for a Private Garden.
d. The requirements outlined above in Section 6 for Urban Commercial Farms and Community
Gardens do not apply to Private Gardens.
SECTION 2314: SHORT-TERM RENTAL OVERLAY DISTRICT
A Short-Term Rental Overlay District is hereby created as outlined in Figure 23-3. Within said overlay district, a
certain number of short-term rentals are licensed in each zone pursuant to City Code Sections 10-353 through
10-379. The zones were created using census tract information and will be periodically reviewed to ensure that
this ordinance reflects the appropriate balance of short-term rentals among other use types.
1. Overlay District:
a. Location: See Figure 23-3 for the location of the overlay district, which is separated into 11
different zones, each allowing their own maximum number of short-term rentals.
b. Number of short-term rentals allowed per zone: A short-term rental must be located in a unit
designated for residential use. The number of short-term rentals allowed in each zone is as
follows:
Zone 1 – 34
Zone 2 – 68
Zone 3 – 60
Zone 4 – 70
Zone 5 – 79
Zone 6 – 25
Zone 7 – 80
Zone 8 – 50
Zone 9 – 95
Zone 10 – 77
Zone 11 – 13
c. Exemptions: Properties located within the Downtown Development Authority, Lakeside Business
Improvement District, and Lakeside Corridor Improvement Authority boundaries are exempt
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: May 15, 2025 Title: Hearing, Case 2025-18: Staff-initiated
request to rezone the property at 236 Monroe
Ave from B-2, Convenience & Comparison
Business to Form Based Code, Urban Residential
(FBC, UR).
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Staff-initiated request to rezone the property at 236 Monroe Ave from B-2, Convenience &
Comparison Business to Form Based Code, Urban Residential.
Detailed Summary & Background:
At the April Planning Commission meeting, this property was recommended to be rezoned to FBC-MS
along with the property to the east. However, a neighbor at the Public Hearing noted that this
designation would allow for a parking lot to be built next to their townhouse. After further
examination, staff recommended that this property be rezoned to FBC-UR, which would allow for a
narrow housing unit, but not a parking lot.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
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 236 Monroe Ave from B-2, Convenience &
Comparison Business to Form Based Code, Urban Residential be recommended to the City
Commission for approval.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
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Information
Technology
Other Division Heads
Communication
Legal Review
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CITY OF MUSKEGON
MUSKEGON COUNTY, MICHIGAN
ORDINANCE NO.
An ordinance to amend the zoning map of the City to provide for a zone change for 236 Monroe Ave from
B-2 to Form Based Code, UR.
THE CITY COMMISSION OF THE CITY OF MUSKEGON HEREBY ORDAINS:
The zoning map of the City of Muskegon is hereby amended to change the zoning from B-2 to FBC, UR.
This ordinance adopted:
Ayes:
Nayes:
Adoption Date:
Effective Date:
First Reading:
Second Reading:
CITY OF MUSKEGON
By: __________________________
Ann Meisch, MMC
City Clerk
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CERTIFICATE
(Rezoning of 236 Monroe to FBC, UR)
The undersigned, being the duly qualified clerk of the City of Muskegon, Muskegon County, Michigan, does
hereby certify that the foregoing is a true and complete copy of an ordinance adopted by the City Commission
of the City of Muskegon, at a regular meeting of the City Commission on the 27th day of May, at which
meeting a quorum was present and remained throughout, and that the original of said ordinance is on file in the
records of the City of Muskegon. I further certify that the meeting was conducted and public notice was given
pursuant to and in full compliance with the Michigan Zoning Enabling Act, Public Acts of Michigan No. 33 of
2006, and that minutes were kept and will be or have been made available as required thereby.
DATED: ___________________, 2025 ________________________________
Ann Meisch, MMC
Clerk, City of Muskegon
Publish Notice of Adoption to be published once within ten (10) days of final adoption.
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CITY OF MUSKEGON
NOTICE OF ADOPTION
Please take notice that on May 27, 2025, the City Commission of the City of Muskegon adopted an ordinance
amending the zoning map to provide for the change of zoning for 236 Monroe Ave to FBC, UR.
Copies of the ordinance may be viewed and purchased at reasonable cost at the Office of the City Clerk in the
City Hall, 933 Terrace Street, Muskegon, Michigan, during regular business hours.
This ordinance amendment is effective ten days from the date of this publication.
Published ____________________, 2025
By ___________________________
Ann Meisch, MMC
City Clerk
---------------------------------------------------------------------------------------------------------------------
PUBLISH ONCE WITHIN TEN (10) DAYS OF FINAL PASSAGE.
Account No. 101-80400-5354
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: May 15, 2025 Title: Hearing, Case 2025-19: Staff-initiated
request to amend Article II of the zoning
ordinance to amend the definition of "family".
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Staff-initiated request to amend Article II of the zoning ordinance to amend the definition of "family."
Detailed Summary & Background:
Staff is proposing to amend the definition of "family" in the zoning ordinance to better reflect the
current living situations of many homes in the community. There are many homes throughout the city
that exceed the number of people allowed under the current definition of family, although it is rarely
enforced - mostly because there are not any complaints that would warrant investigation. Increasing
the number of unrelated people allowed in a house would better reflect many living situations
already present in the community. However, staff from various city departments have noted issues
with too many adults living within the same dwelling unit. These issues include stress on aging houses,
overcrowding, over-use of amenities/utilities, potential for emergency service calls, and storage of
materials. Staff agree that a couple more adults allowed in a housing unit should not warrant too
much concern on these issues, but any household larger than that should be situated in a group
home or single room-occupancy type building, which are better equipped to host these types of
living situations.
Please see the existing definition of Family in the zoning ordinance:
Family: means one of the following:
Family, Domestic: One or more persons living together and related by the bonds of blood, marriage,
guardianship, foster relation, or adoption, and not more than two additional unrelated persons, with
all such individuals being domiciled together as a single, domestic, housekeeping unit in the dwelling.
Functional Family: The following persons shall be considered a functional family: Persons living
together in a dwelling unit whose relationship is of a permanent and distinct character and is the
functional equivalent of a domestic family, with a demonstrable and recognizable bond which
constitutes the functional equivalent of the bonds which render the domestic family a cohesive unit.
All persons of the functional family must be cooking and otherwise housekeeping as a single,
nonprofit unit. At least one person in the functional family must be the record or equitable owner of
the property or dwelling unit, or the primary tenant under a written lease having a least one year’s
duration. This definition shall not include any society, club, fraternity, sorority, association, lodge,
coterie, organization, rooming house, rooming units, or group where the common living arrangement
and/or the basis for the establishment of the functional equivalency of the domestic family is likely or
contemplated to exist for a limited or temporary duration. The definition of functional family shall not
include a living arrangement where there exists less than 225 square feet of living space in the
dwelling unit per person residing therein, or insufficient off-street parking located entirely on the
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property for all vehicles used by the said residents.
Applicability: Living arrangements which would otherwise comply with the description of a family
shall not constitute a family if the said arrangements have occurred as a result of commercial or
other advertising, or the offering of rooms for rent. Any financial arrangement, except a true sharing
of the expenses of all the facilities in the single household unit shall be presumed to constitute renting
a room or rooms, and to have resulted from the offering of rooms for rent or commercial or other
advertising. Where rooms have been rented, or persons live in the house in response to commercial
advertising or the offering of rooms for rent, the living arrangement shall be presumed to constitute a
rooming house and not a family. A person claiming the status of family shall have the burden of proof
of each of the elements set forth in the relevant definitions of this ordinance.
The current definition of domestic family would allow up to three unrelated adults to live in a single
housing unit.
The current definition of a functional family would allow an unlimited amount of unrelated people to
share a home (as long as they function as a family as described by the ordinance and its not
commercially advertised), with the only restriction being a minimum of 225 sf of space per person. A
4,000 sf house would allow up to 17 people.
Staff is proposing to amend the definition of family to the following:
Family: One or more persons living together and related by the bonds of blood, marriage,
guardianship, foster relation, or adoption, and not more than four additional unrelated persons, with
all such individuals being domiciled together as a single, domestic, housekeeping unit in the dwelling.
This definition would increase the number of unrelated people allowed in a house from three to five.
Looking forward to the following case, rooming houses would allow opportunities for households
between 6-8 unrelated people and single-room occupancy homes would allow up to 25 unrelated
people.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
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 Section II of the zoning ordinance to amend the definition of family
be recommended to the City Commission for approval as presented.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
No
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Head
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: May 15, 2025 Title: Hearing, Case 2025-20: Staff-initiated
request to amend the zoning ordinance to
create a section that allows for single-room
occupancy homes and rooming house uses.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Staff-initiated request to amend the zoning ordinance to create a section that allows for single-room
occupancy homes and rooming house uses.
Detailed Summary & Background:
Staff had been asked by the City Commission to explore the option of allowing Single-Room Occupancy
homes in the City. A Single-Room Occupancy is a dwelling unit within a housing structure that does not
have its own kitchen, or usually even a bathroom, where the tenants share common amenities like
kitchens, bathrooms, laundry facilities, etc. This type of use actually happens under the radar quite often,
with inspectors finding them periodically in the City. Sometimes these non-permitted uses have the owner
living on-site, sometimes they do not. Through research, staff have discovered that the term "boarding
house" is often associated with a use where the owner or manager lives on-site and rents out rooms with
common amenities. The term "single-room occupancy" is often associated with a use where neither the
owner nor a manager resides on site and rents out rooms with common amenities. Our current zoning
ordinance does not have a definition for single-room occupancy, but it does have a definition for
"rooming house", although they are only allowed in RM-2 and RM-3 zoning districts and only up to five
people are allowed in the house. It also does not require the owner or manager to live on site. See
definition below.
Rooming House: A dwelling structure having single rooms for rent and having no common areas except
common places for the taking of meals, or baths, or laundry facilities, and not defined as a tourist home,
or state-licensed residential facility.
Staff recommend amending this definition to require the owner or manager to reside on-site, to distinguish
it from the proposed single-occupancy ordinance. Staff also recommend creating a new section in the
ordinance that regulates both "rooming houses" and "SRO's."
Most requests for SRO buildings will likely be for former assembly buildings, such as schools and churches,
or potentially commercial/office buildings. Most schools and churches have an R, Neighborhood
Residential zoning. The master plan recommends allowing higher density for adaptive reuse of these types
of buildings. Staff recommend that SRO's be allowed in RM-1, Low Density Multi-Family districts. This would
require rezoning most of these types of buildings, but would be supported by the master plan because it
allows different types of residential uses, so they would not be considered spot zones. The density
requirement proposed for these SRO's also closely resembles that of the RM-1 districts. Staff also
recommend that we amend the ordinance at a later date to allow "rooming houses," where the owner
lives on site, in the R, Neighborhood Residential and FBC, Urban Residential districts, with stricter guidelines
on spacing and fewer allowed roomers, so that traditional houses do not become overcrowded and
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stressed. A "rooming house" would be for fewer people and be allowed in more traditional houses while
an "SRO" would be for more people and be required to be in larger buildings more equipped for density.
Proposed definitions:
Rooming House: A dwelling structure having single rooms for rent and having no common areas except
common places for the taking of meals, or baths, or laundry facilities, and not defined as a tourist home,
or state-licensed residential facility. The owner or manager of the property must live on-site.
Single Room Occupancy (SRO) Home: A dwelling structure having single bedrooms for rent by tenants
and having common areas such as kitchens, bathrooms, or laundry facilities available to all tenants. The
owner of the property or manager may or may not live on-site. This does not include uses defined as a
tourist home, or state-licensed residential facility.
Proposed ordinance:
Section 2318: Single-Use Occupancies & Rooming Houses
Rooming Houses are allowed as a principal use permitted in R, Neighborhood Residential, FBC, Urban
Residential and RM-1 districts under the following conditions:
1. The owner or property manager must live on site.
2. There may be up to two people per bedroom. A bedroom must have at least 100 sf of space for a
single tenant and at least 200 sf of space for two tenants.
3. Houses at least 2,000 sf in size may allow up to six people to live on-site. Houses at least 2,500 sf may
allow up to eight people to live on-site.
4. Parking requirements of the zoning district must be followed.
Single-Room Occupancy Homes are allowed as a special use permitted in RM-1 districts under the
following conditions:
1. The property owner or manager may or may not live on site.
2. There may be up to two people per bedroom. A bedroom must have at least 100 sf of space for a
single tenant and at least 200 sf of space for two tenants.
3. There shall not be more than 20 bedrooms per building.
4. There shall not be more than 25 people per building, regardless of the number of two-bedrooms
available.
5. There shall only be one building that houses people per parcel.
4. All bedroom occupants shall have access to common areas and amenities such as kitchen, bathrooms,
laundry, etc.
5. At least 90% of the SRO units shall be occupied by the same tenants for a continuous period of at least
90 days.
6. One parking space is required for every 3 bedrooms.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
Amount Requested: Budgeted Item:
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 that the request to amend Section 2318 of the zoning ordinance to create regulations for
single-room occupancy and rooming houses be recommended to the City Commission for approval.
Approvals: Guest(s) Invited / Presenting:
Immediate Division
Head No
Information
Technology
Other Division Heads
Communication
Legal Review
Page 27 of 27
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