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CITY OF MUSKEGON
PLANNING COMMISSION MEETING
January 15, 2026 @ 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 regular meeting on December 11,
2025. Planning
☐ PUBLIC HEARINGS:
☐ UNFINISHED BUSINESS:
☐ NEW BUSINESS:
A. 2026-01: Request for a site plan review for a building addition at 2246
Olthoff Dr, by AB Electrical Wires, Inc. Planning
☐ ANY OTHER BUSINESS:
A. 2026 Planning Commission Goal Setting Planning
B. Approval of the 2026 Planning Commission meeting calendar Planning
☐ 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
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
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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
December 11, 2025 @ 4:00 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
CALL TO ORDER
L. Willet-Leroi called the meeting to order at 04:00 PM, and a roll call was taken.
ROLL CALL
Members Present: Jonathan Seyferth, Shonie Blake, Lea Willett LeRoi, Bryon
Mazade, Jill Montgomery-Keast, and Lashae Simmons
Member(s) Absent: None.
Member(s) Excused: Ken Johnson, Destinee Keener, Steve Gawron
Staff Present: M. Franzak and S. Romine
Others Present: None.
APPROVAL OF MINUTES
A. Approval of the minutes from the regular meeting of November 13, 2025.
Planning
A motion to approve the minutes of the regular Planning Commission meeting
on November 13, 2025, was made by None, supported by None, and
unanimously approved.
PUBLIC HEARINGS
A. Case 2025-43: Request for a special use permit to operate a car sale lot
at 2382 S Getty St, by Freeway Auto. Planning
The applicant withdrew this request from the agenda.
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UNFINISHED BUSINESS
None.
NEW BUSINESS
None.
ANY OTHER BUSINESS
A. Update on the action steps outlined in the master plan. Planning
Staff provided the Planning Commissioners with a printout of the goals and
action steps from the Master Plan. The printout highlights the goals/action steps
that the City has made progress on, and can be used to help generate any
goals that the Planning Commissioners would like to add for 2026. Updates to
the goals/action steps will take place at the January 15, 2026, Planning
Commission meeting.
GENERAL PUBLIC COMMENT
None.
ADJOURNMENT
The Planning Commission meeting adjourned at 4:20 p.m.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: January 15, 2026 Title: 2026-01: Request for a site plan review for a
building addition at 2246 Olthoff Dr, by AB
Electrical Wires, Inc.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request for a site plan review for a 39,750 sf building addition at 2246 Olthoff Dr, by AB Electrical
Wires, Inc.
Detailed Summary & Background:
AB Electrical Wires operates out of the existing 31,500 sf building on the corner of Black Creek Rd and
Olthoff Dr. They are seeking site plan approval for a 39,750 sf building addition. They have acquired
the adjacent property to the east at 2304 Olthoff Dr and will be demolishing the small office building
on site and combining the properties to make room for the addition.
There are 59 parking spaces at the existing facility and the new parking lot will add another 131
spaces for a total of 190 spaces. The larger lot in the back will include landscaping islands. The
landscaping plans include a good mixture of red maple and evergreen trees along Olthoff Dr.
The Engineering Department has requested that the existing driveway entrance on Olthoff Dr be
moved east to match the driveway entrance on the other side of the street at 2291 Olthoff Dr. This
would eliminate left-turn lock up.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move to approve the site plan for 2246 Olthoff Dr with the following conditions:
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1. A stormwater permit is granted by the Engineering Dept.
2. The existing driveway entrance on Olthoff Dr is moved east to match the entrance at 2291 Olthoff
Dr.
Approvals: Guest(s) Invited / Presenting:
Immediate Division x No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: January 15, 2026 Title: 2026 Planning Commission Goal Setting
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
The Planning Commission will set their goals for the 2026 calendar year. Board members have been
asked to review the attached materials to discuss their preferences at the meeting.
Detailed Summary & Background:
The Planning Commission will set their goals for the 2026 calendar year. Board members have been
asked to review the attached materials to discuss their preferences at the meeting.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life
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 following list as the 2026 Planning Commission goals:
(list after discussion)
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
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Legal Review
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2025 MASTER PLAN
PROGRESS REPORT
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Master Plan Progress Report
The charts in this report outline the progress made on the goals and action steps listed in the master plan. A green highlight indicates
that progress has been made for the specific recommendation. The yellow highlight explains in detail what progress has been made.
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ECONOMIC DEVELOPMENT
Goal 1: Bolster business retention, expansion, and attraction initiatives with a robust portfolio of economic development programs and
services.
Recommendation Time Frame Task Leaders
E1.1 Maintain an up-to-date tax abatement policy. Ongoing DS
The Development Services Division maintains the tax abatement policy and currently reviews abatement requests as a team, using the policy
to guide its recommendations to the Commission. The policy was updated again in 2025.
E1.2 Identify land for future business expansion. Ongoing DS
Staff is working to find a developer for the remaining parcel in the Port City Industrial Park that was acquired from the jail. Staff also continues
to work with existing businesses on expansion projects.
Goal 2: Create viable commercial corridors and neighborhood commercial/social nodes
E2.1 Invest in placemaking opportunities that capitalize on community assets. Ongoing DS, PC, DDA, DPW
The city adopted an Accessory Commercial Unit ordinance utilizing the community nodes identified in the future land use map.
E2.2 Encourage the formation of business district associations and develop corridor Ongoing DS
improvement plans for active business districts.
Staff has created a Corridor Improvement Checklist that will assist business owners in establishing business associations, addressing corridor
issues, and creating a vision for their corridor. The Checklist is intended to incrementally improve business corridors rather than developing
full-scale corridor improvement plans that may not be necessary. Staff is currently working with businesses on Getty St to determine the best
path forward for improvements to the corridor. The Apple Ave Corridor Improvement Plan was completed 2024, which includes a new street
design that was approved by the City Commission in 2025.
E2.3 Support retail development, growth, and expansion through zoning amendments Now DS, PC
and economic incentives that encourage a range of potential unit sizes.
The city continues to operate Western Market. However, the space for the Century Club is for sale and small retailers may lose their space.
Staff will research possible zoning amendments and the tax abatement policy for ways to address the need for smaller retail spaces. City staff
continues to encourage developers to provide smaller retail spaces, however, we do not currently have any incentives specific to this goal.
Properties along Peck, Beidler and 3rd St (Midtown) were rezoned to bring these existing businesses into conformance and allow new business
expansion.
E2.4 Promote walkability through pedestrian-focused ground-level activities and use Now DS, PC
micro-transit to bridge long distances.
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Staff updated the outdoor seating policy in 2024 and continues to approve outdoor seating requests. A new food truck parking lot has opened
behind the Corner building next to Hackley park. The city continues to operate the downtown tram service. The city started operating a
beach shuttle to transport people to the beach. Electronic scooters were briefly available in the summer of 2023, but an official contract
never materialized.
E2.5 Simplify zoning regulations to permit flexibility in business types. Now DS, PC
The zoning ordinance was amended to allow marinas in the Lakeside FBC. It was also amended to allow for cat cafes in numerous zoning
districts. Additional efforts are needed to increase allowable use-types for existing commercial building within neighborhoods. The Accessory
Commercial Unit ordinance was approved.
Goal 3: Create opportunities for local residents to participate in the workforce.
E3.1 Improve workforce training efforts and opportunities. Now DS
E3.2 Create a pipeline of workforce talent from schools to local industries. Now DS
Goal 4: Create a business community that is reflective of the diversity of the city.
E4.1 Help create networking and mentoring opportunities for those interested in local Now DS, COM
business opportunities.
E4.2 Create a community engagement portal to address the concerns and needs of Now DS, COM
local entrepreneurs.
The Corridor Improvement Checklist was created to address business-owner concerns. Staff continues to meet with different business
corridors.
Goal 5: Utilize our natural resources to develop a strong blue economy.
E5.1 Increase and enhance publicly-accessible amenities along the waterfront and Ongoing DS, PC
soften shorelines where possible.
The land swap project was approved, which will increase publicly-accessible amenities along the waterfront.
E5.2 Become regionally and nationally designated by organizations that will bring Next DS
visibility and economic development to Muskegon Lake.
The city participated in the creation of the Shoreline Trails and Greenways Plan.
Goal 6: Provide a diverse supply of housing options that focuses on infill development.
E6.1 Maintain a database of available lots and incentives for residential development Now DS
The Planning Department maintains an online database/map of available city-owned, vacant residential properties.
E6.2 Engage with developers to create agreements to provide diverse types of housing Ongoing DS
options.
The Planning Department continues to work with developers on lot sales, requiring them to maximize unit counts by utilizing the most
efficient site layouts.
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Transportation and Mobility
Goal 1: Design streets to safely accommodate all users of the street equitably, putting people first.
Recommendation Time Frame Task Leaders
T1.1 Develop a consistent approach to evaluating the conditions of city streets to Ongoing DPW
ensure that they are sized appropriately and designed to serve all users. Prioritize
traffic studies and design interventions on streets identified as those which
impede safe, comfortable, and convenient travel for all users.
T1.2 Create and maintain a detailed inventory of existing, typical street design Now DPW, DS
components used throughout the city including, but not limited to, right-of-way
width, pavement width, travel and parking lane configuration, intersection
treatments, design speeds and posted speed limits.
The City entered into a three-year contract for traffic volume and speed data software to address traffic mobility across the city.
T1.3 Establish and adopt street design standards that consider existing, typical street Now DPW, DS
design components and incorporate best practices in urban street design and
construction. Complete all new street design projects in a way that exemplifies a
safe streets approach and promotes safe, comfortable, and convenient use of the
street by all.
Staff continues work on developing formal street design standards.
Goal 2: Strengthen walkability, accessibility, and connectivity at major corridors and neighborhood centers.
T2.1 Incorporate pedestrian and other active transportation amenities into the design Now DPW, DS
of streets at commercial corridors and community nodes that improve access and
mobility for all users.
The Apple Ave redesign includes reduced driving lanes and includes a new bike lane. The Lakeshore/Laketon Trail Connector on Sanford and
Terrace designs were approved and will be constructed in 2026.
T2.2 Maintain the existing street grid and reestablish it where it has been lost. Ongoing DPW, DS
Goal 3: Establish a local funding source for street right-of-way improvements.
T3.1 Launch a citizen education campaign to increase the general understanding of Next DPW, DS, COM
the means of financing public right-of-way projects and ongoing maintenance
needs.
T3.2 Consider methods of establishing local funding for right-of-way projects and Next DPW, DS, CM
maintenance
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Goal 4: Improve access to public transportation.
T4.1 Partner with MATS to complete improvements to the public realm surrounding Now DPW, DS
bus stops throughout the city.
T4.2 Within 1/4-mile of existing bus stops in residential areas, enable transit- Now DS, PC
supportive housing densities/a housing supply that can support transit.
Properties along Peck St were rezoned to FBC, allowing denser developments, especially the properties closest to Laketon Ave.
T4.3 Partner with MATS to ensure public transportation options that service new or Ongoing DS, CM
planned housing, employment, and commercial centers.
Goal 5: Utilize less land for vehicle parking throughout the city.
T5.1 As parking demand fluctuates, travel habits change, and new development Ongoing DS, DPW
occurs, follow the strategies outlined in the City of Muskegon Parking Strategy,
expanding the area of focus.
The zoning ordinance was amended to reduce the minimum number of parking spaces required for residential units from two to one.
T5.2 Make better use of on-street parking where it exists and/or where it can be Now DS, DPW
accommodated.
The Traffic Committee regularly reviews parking restrictions city-wide.
Goal 6: Promote and improve active transportation through maintenance and expansion of the network of sidewalks and nonmotorized trails.
T6.1 Establish an active transportation plan. Next DS, DPW
The Shoreline Trails and Greenways plan was completed in 2025. An ongoing committee meets to address implementation of the plan.
T6.2 Using the plan as a guide, expand the city’s active transportation network. Next DS, DPW
Goal 7: Require new developments to incorporate strong connections to the existing transportation network.
T7.1 Update the City’s subdivision standards to encourage expansion of the existing Now DS
street grid into newly-platted areas, creation of small blocks, and to restrict
construction of new disconnected streets.
T7.2 When reviewing new developments, involve public transportation entities to Ongoing DS
incorporate connections that serve new residents.
T7.3 Ensure that all new development located adjacent to existing or proposed non- Ongoing DS, PC
motorized transportation facilities provides intentional public connections to
those facilities.
Goal 8: Establish a process to complete quick-build street projects to improve safety within the city’s neighborhoods.
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T8.1 Create a series of steps for neighborhood associations and business Now DS, DPW
improvement districts to follow when requesting alterations to streets.
T8.2 Establish a means of measuring the success of projects undertaken through the Now DS, DPW
quick-build program, consistently building on successful projects and evaluating
failures.
Goal 9: Inventory and establish a policy for alley vacations and establishment of new alleys.
T9.1 Encourage increased and continued use of public alleys through an improved Now DS, DPW
maintenance plan, a more rigid access management policy, and education on
and, when necessary, enforcement of parking regulations.
The city continues to utilize grant funding to pave public alleys and offers residents the option to improve their alleys.
T9.2 Adopt standards for approving future requests for alley vacations. Next DS, DPW
Goal 10: Ensure transportation connections to the greater region and other population centers.
T10.1 Seek partnerships with public transportation services in neighboring Ottawa and Next DS, DPW
Kent Counties to establish connections to their population centers and
associated transportation options.
T10.2 Establish more frequent, state-wide bus service to and from Muskegon. Next DS, CM
T10.3 Lobby for extension of passenger rail service to Muskegon. Study the feasibility Next DS, CM
of passenger rail connections to Muskegon.
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Housing & Neighborhoods
Recommendation Time Frame Task Leaders
Goal 1: Adopt policies that provide housing choice within all neighborhoods.
H1.1 Evaluate existing land uses throughout the city to determine where housing Now DS
options can best be integrated into the city’s neighborhoods.
Zoning reform was approved in 2024. Duplexes, triplexes and ADU’s are now allowed in all residential zoning districts. Later amendments
included the addition of cottage courts.
H2.2 Study the needs of neighborhoods as well as shortcomings and weaknesses in Now DS
the city’s housing stock.
The Development Services Department plans on updating the housing needs study in 2026. A housing dashboard is being developed to track
ongoing progress towards the city’s housing goals.
H3.3 Foster public-private partnerships that assist in the creation of affordable Now DS
housing units.
The city was awarded six LIHTC developments in the past two years and staff continues to work with developers on providing affordable
housing units, including the newly created scattered site PILOT agreements.
Goal 2: Infill vacant residential lots with new housing options.
H2.1 Track vacant property in the city and utilize the information in marketing pieces Ongoing DS
and sale policies.
Vacant, city-owned properties can be found on the City’s website here. The lot sale policy was updated in 2025.
H2.2 Educate and partner with other groups or individuals that own large quantities Next DS
of vacant land in the city (Muskegon County, State of Michigan, private property
owners) to create additional opportunities for infill housing construction on
vacant lots, regardless of ownership.
The County of Muskegon has partnered with Allen Edwin Homes to build 30 homes. Planning Department staff has begun compiling a list of
privately-owned buildable lots.
H2.3 Partner with developers to construct infill housing. Explore unique development Ongoing DS, CM
agreements that utilize the City’s resources that pair with a developer’s strengths
to construct new housing in established residential areas.
The Development Services Division continues to work with a wide variety of developers, many of them local.
H2.4 Involve a wide range of developers to ensure variety in housing products and to Ongoing DS
provide architectural diversity. Require individual developers to provide multiple
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floorplans and interior layouts that draw from the needs and architectural styles
of the immediate neighborhood.
The Planning Department continues to work with a wide variety of large and small-scale developers to build housing. We continue to sell lots
for a mixture of different housing types and sizes, including duplexes, ADU’s and smaller houses under 600 sf. City staff is developing pre-
approved housing plans that developers can utilize.
Goal 3: Create walkable community nodes within a short distance of all residents.
H3.1 Identify existing or potential community nodes in each city neighborhood to Now DS
serve as a strong center(s) from which the neighborhood can orient itself and
build upon.
Community nodes have been identified and incorporated into the future land use map. An Accessory Commercial Unit ordinance was
approved in 2025, using the community nodes identified in the future land use map.
H3.2 Update land use regulations to permit better integration of different land uses at Now DS, PC
identified community nodes.
The rezonings on Peck St, Beidler, Midtown, and Lakeshore Dr have allowed for a variety of land uses and reinforced these locations as
community nodes.
Goal 4: Require new development to provide identified public amenities for existing and future residents.
H4.1 Work with developers of major projects to incorporate needed amenities as Now DS
identified by neighborhood residents.
H4.2 Create a database that identifies the public amenity needs of certain areas. Ongoing DS
Developers that are seeking information on potential investments can be notified
early on about the needs of the community.
Goal 5: Encourage participation in neighborhood associations to create strong neighborhoods with invested
residents empowered to address their common needs.
H5.1 Provide staff assistance to neighborhood associations so they have the ability to Ongoing DS
meet regularly and have the knowledge to legally operate.
The city continues to host the monthly Neighborhood Associations of Muskegon (NAM) meetings at City Hall.
H5.2 Offer financial incentives to neighborhood associations that partner with the city Ongoing DS, CM
on general maintenance and services that would otherwise go unaddressed.
The city continues to provide the Neighborhood Empowerment Program grants to individual neighborhood associations.
Goal 6: Strive to protect existing neighborhood residents from displacement and safeguard the cultural practices of diverse groups within
the same space.
H6.1 Create programs and partnerships with neighborhood associations and Ongoing DS, CM
neighborhood task forces to limit the negative effects of reinvestment and
ensure that existing residents benefit from such changes.
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H6.2 Continue to offer and expand housing stability programs. Ongoing DS
H6.3 Continue to provide affordable housing units in all neighborhoods. Ongoing DS, PC
In 2025, the city programmed 121 units (between single family and duplex homes) of scattered site PILOT housing that will create affordable
housing units with reduced taxes. We have also programmed 294 units for LIHTC development, which include subsidized apartment units
available for those making between 30-120% of area median income. These projects include Froebel School, Apple Crossings, Amity Crossings,
Allen Crossings, Nelson School and Pivotal (former McDonalds on Webster Ave).
Natural Features
Goal 1: Protect the quality of the Muskegon Lake watershed.
Recommendation Time Frame Task Leaders
N1.1 Implement land-use regulations that will help filter and clean water before it Now DS, PC
enters the watershed.
N1.2 Create a program through which lakefront property owners can receive funding Next DS, DDA
to plant native vegetation along their property.
N1.3 Promote sustainable practices through education and outreach. Now DS, COM
Goal 2: Balance the different interests on Muskegon Lake
N2.1 Allow for a wide variety of land uses along the Muskegon Lake shoreline Ongoing DS, PC
considering the necessity of certain land uses and paying special attention to
location, past planning efforts, existing context, and market demand.
N2.2 Conduct a carrying capacity study for Muskegon Lake. Now DS
Goal 3: Create wildlife corridors with small natural pathways that connect large natural areas.
E3.1 Conduct a wildlife corridor study that focuses on linking existing corridors. Now DS, DPW
The Muskegon Rotary Club created a micro forest on Marquette, using this goal as inspiration.
E3.2 Bolster Muskegon’s urban tree canopy. Now DPW
The city completed a tree inventory that identifies the health of all trees in public spaces. The City continues to apply for urban tree grants
and plants around 100 trees per year.
Goal 4: Improve the environmental quality of greenway corridors by cleaning up contaminated sites, safeguarding areas highly susceptible
to private land use, and reducing dumping.
E4.1 Help remediate contaminated open spaces with phytoremediation efforts. Next DPW
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E4.2 Require low impact design techniques at sites near environmentally sensitive Now DS
ecosystems.
E.4.3 Prioritize the development of residential lots at the end of streets and those Now DS
adjacent to open spaces.
Goal 5: Strengthen climate resilience efforts.
E5.1 Create a climate action plan. Now CM
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Potential 2026 Planning Commission Goals
• Consolidating some commercial zoning districts (B-1, B-2, etc.) & eliminating obsolete
zoning designations (RT, B-3).
• Rezone business districts to FBC where appropriate. Identify B-1, B-2, & B-4 commercial
districts that would function better as FBC.
• Signage ordinance updates
• Updating landscaping requirements (amount of landscaping required, vegetation buffers
along the waterfront, more street trees, etc.)
• Institute residential lot-width maximums in R districts. These already exist in FBC districts.
• Incorporating low impact design standards. Here is a good example of LID parking lot
improvements.
• Identifying community needs as it pertains to PUD’s
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: January 15, 2026 Title: Approval of the 2026 Planning Commission
meeting calendar
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Approval of the 2026 Planning Commission meeting calendar.
Detailed Summary & Background:
Approval of the 2026 Planning Commission meeting schedule.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 1: Destination Community & Quality of Life
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:
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 23 of 24
2026 MEETING SCHEDULE &
DEVELOPMENT SERVICES APPLICATION DEADLINE DATES
2 3 1. 7 2 4. 67 02 | 933 Terrace St, Muskegon, MI 49440-1397 | www.shorelinecity.com
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