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CITY OF MUSKEGON
PLANNING COMMISSION MEETING
February 12, 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 January 15, 2026.
Planning
☐ PUBLIC HEARINGS:
A. Case 2026-02: Request to amend Section 2321 of the zoning ordinance
to allow wireless communication service facilities (cell towers) as a
special use permitted at a specific location at 1800 Peck St (Marsh Field),
by Vertical Bridge. Planning
B. Case 2026-03: Request to amend the zoning ordinance to define
veterinary clinic and to allow them in several zoning districts (B-2, B-4,
FBC-MS, FBC-NE, FBC-NC, FBC-MSW, LFBC-LC, LFBC-HC). Planning
☐ UNFINISHED BUSINESS:
☐ NEW BUSINESS:
A. 2026-04: Request to amend the Planned Unit Development at Hartshorn
Village (0 Boardwalk Cove Dr, parcel #24-427-000-0000-00), by
Hartshorn Village. Planning
☐ ANY OTHER BUSINESS:
A. Election of Officers Planning
B. Planning Commission representative on the Zoning Board of Appeals
Planning
C. 2026 Planning Commission Goal Setting 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
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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
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
January 15, 2026 @ 4:00 PM
MUSKEGON CITY COMMISSION CHAMBERS
933 TERRACE STREET, MUSKEGON, MI 49440
MINUTES
CALL TO ORDER
L. Willett-Leroi called the meeting to order at 4:42 p.m, and a roll call was taken.
ROLL CALL
Members Present: Ken Johnson, Jonathan Seyferth, Destinee Keener, Steve Gawron, Lea
Willett-LeRoi, Bryon Mazade
Member(s) Absent: Shonie Blake, Lashae Simmons
Member(s) Excused: Jill Montgomery-Keast
Staff Present: M. Franzak and S. Romine
Others Present: None
APPROVAL OF MINUTES
A. Approval of the minutes from the regular meeting on December 11,
2025. Planning
A motion to approve the minutes, with a correction to L. Willett-Leroi's name, of the
regular Planning Commission meeting on December 11, 2025, was made by S.
Gawron, supported by J. Seyferth, and unanimously approved.
PUBLIC HEARINGS
None.
UNFINISHED BUSINESS
None.
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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
SUMMARY
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.
STAFF RECOMMENDATION
I move to approve the site plan for 2246 Olthoff Dr with the following conditions:
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.
MOTION
Motion by D. Keener, second by S. Gawron, to move to approve the site plan for 2246
Olthoff Dr with the following conditions:
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.
ROLL VOTE: Ayes: L. Willett-Leroi, K. Johnson, J. Seyferth, S. Gawron, D. Keener, and B.
Mazade.
Nays: None.
MOTION PASSED
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ANY OTHER BUSINESS
A. 2026 Planning Commission Goal Setting Planning
This item was removed from the agenda until all Planning Commissioners are in
attendance next month.
B. Approval of the 2026 Planning Commission meeting calendar Planning
MOTION
Motion by J. Seyferth, second by K. Johnson, to approve the 2026 Planning
Commission meeting calendar.
ROLL VOTE: Ayes: L. Willett-Leroi, K. Johnson, J. Seyferth, S. Gawron, D. Keener, and B.
Mazade.
Nays: None.
MOTION PASSED
GENERAL PUBLIC COMMENT
None.
ADJOURNMENT
The Planning Commission meeting adjourned at 4:53 p.m.
Respectfully Submitted,
Ann Marie Meisch, MMC City Clerk
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: February 12, 2026 Title: Case 2026-02: Request to amend Section
2321 of the zoning ordinance to allow wireless
communication service facilities (cell towers) as a
special use permitted at a specific location at
1800 Peck St (Marsh Field), by Vertical Bridge.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request to amend Section 2321 of the zoning ordinance to allow wireless communication service
facilities (cell towers) as a special use permitted at a specific location at 1800 Peck St (Marsh Field),
by Vertical Bridge.
Detailed Summary & Background:
The zoning ordinance defines a Wireless Communication Support Facilities (WCSF) as "A monopole,
guyed, or lattice type tower designed for the attachment of or as support for wireless communication
antennas or other antennas."
WCSF's are allowed as a special use permitted in eight specific locations throughout the city. A
specific location at Marsh Field (behind the center field fence) was approved as a location in
January 2020. However, a WCSF was never approved for a special use permit as nobody ever
applied.
This proposed amendment will slightly increase the area where a WCSF could be placed. This will
allow for a taller structure than was previously proposed. A taller structure will accommodate co-
location of services.
If this ordinance amendment is approved, a company may apply for a special use permit for a WCSF
at this location. If it is denied, a company could apply for a special use permit for a WCSF at the
already approved location at Marsh Field (same location, just smaller area).
This request was brought forward by a private company, Verticle Bridge. They will be hosting an
informational meeting at City Hall on February 11 from 4:30-6:30pm. A Connect Muskegon page has
been made for this request and can be viewed at the link below.
https://muskegon-mi.civilspace.io/en/projects/marsh-field-cell-tower
Please see the attached zoning ordinance excerpt for WCSF's.
Goal/Focus Area/Action Item Addressed:
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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 the request to amend Section 2321 of the zoning ordinance to allow wireless communication
service facilities as a special use permitted at the location identified in the survey be recommended
to the City Commission for approval.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
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ARTICLE XXIII – GENERAL PROVISIONS
to use the road. Provisions shall be included to allow ingress and egress of emergency and other
public vehicles for whatever public services are necessary.
d. A notice that if repairs and maintenance are not made, the City Commission may bring the road
up to the design standards specified in this Ordinance and assess owners of parcels on the private
road for the improvements, plus an administrative fee.
e. A notice that no public funds of the City of Muskegon are to be used to build, repair or maintain
the private road.
SECTION 2321: WIRELESS COMMUNICATION SERVICE FACILITIES
This section provides for appropriate areas for the siting of wireless communication antenna, support facilities
and equipment shelters in recognition of the public need and demand for advanced telecommunication and
information technologies and services balanced against the impacts such facilities may have on properties
within the City. It is the further purpose and intent of these regulations to:
1. Provide for the appropriate location and development criteria for wireless communication support
facilities and wireless communication antenna within the City.
2. Allow and encourage the location of wireless communication support facilities in the overlay zoning
district.
3. Minimize the adverse effects of such facilities through careful design, siting and screening criteria.
4. Maximize the use of existing and future wireless communication support facilities and encouraging
multiple uses and co-location of such facilities.
5. Protect the character of residential areas throughout the City from the effects of wireless
communication facilities.
6. Promote the public health, safety, and welfare.
USES PERMITTED:
Wireless Communication Antenna (WCA) shall be considered a permitted accessory use in any zoning district
when:
1. Placed on or attached to any existing structure at least five (5) stories in height which constitutes a
principal use, including existing communication towers and water towers provided:
a. In the case of a five (5) story building, that any WCA shall not extend more than thirty (30) feet
above the roofline of the structure to which it is attached.
b. In the case of a six (6) story building, that any WCA shall not extend more than forty (40) feet
above the roofline of the structure to which it is attached.
c. In the case of a seven (7) story building, that any WCA shall not extend more than fifty (50) feet
above the roofline of the structure to which it is attached.
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ARTICLE XXIII – GENERAL PROVISIONS
d. In the case of an eight (8) story building, that any WCA shall not extend more than sixty (60) feet
above the roofline of the structure to which it is attached.
e. In no case shall any WCA extend more than sixty (60) feet above the roofline of the structure to
which it is attached.
2. Placed on an existing utility or light pole which will serve as a wireless telecommunications facility and
where the height of said existing pole or other structure is not increased more than twenty (20) feet and
the existing pole and other structure is not proposed to be modified in a manner which would materially
alter the pole or structure and/or result in an impairment of sight lines or other safety interest.
PROVIDED:
1. WCAs shall require no personnel on the premises except as necessary for maintenance and repair.
2. All WCAs shall be designed to blend into or meet the aesthetic character of the principal (primary)
structure where reasonably practical taking into consideration the location of the WCA and the line of
sight angle and distance from the right-of-way and neighboring uses.
3. A WCA proposed to be located on a historic landmark or in a designated historic district may be denied
if the WCA would create an adverse impact on the historic character of the historic landmark or district.
4. Associated wireless telecommunication equipment shelters meet accessory use height and setback
requirements of the district, and receive administrative approval.
5. This section shall not exempt the applicant from such other government review and permitting
procedures of the Federal Communications Commission or Federal Aeronautics Administration.
Overlay District Established for Wireless Communication Support Facilities
Intent: An overly zone is hereby created for the siting of wireless communication facilities (WCF) and wireless
communication antenna (WCA). The zone is identified as:
1. The Pulaski Lodge, 871 Pulaski Avenue described as: W 589 ft of E 757 ft of N 10 acres of SE ¼ of SE ¼
exc N 25 ft thereof Sec 37 T10N R17W.
2. City of Muskegon That Part of NE 1/4 of SE 1/4 Sec 33 T10N R16W Lying S of Consumers Power Co 100
Ft R/W W Of US 31 State Hwy E Of Relocated C & O R R R/W & N Of Little Black Creek.
3. City property near the terminus of Yuba Street, described as: Lot 1 Blk 1 & that part of Lot 3 Blk 1 & N ½
of SE ½ Sec 17 T10N R16W lying Sly & Ely of Muskegon River & Nly of US 31 business rte and Lots 1, 2 &
3 Blk 121.
4. A portion of the Muskegon Community College campus, 221 S. Quarterline Road, described as:
Commencing at the S ¼ corner of Section 15, T10N, R16W, City of Muskegon, Muskegon County,
Michigan, thence N 01°04’25” E 815.71 feet along the N-S ¼ line of said Section 15 and the centerline of
Quarterline Road (66 feet wide); thence N 88°56’41” W 1035.89 feet to the Point of Beginning; thence
continuing N 88°56’41” W 60.00 feet; thence N 01°03’19” E 60.00 feet; thence S 88°56’41” E 60.00 feet;
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ARTICLE XXIII – GENERAL PROVISIONS
thence S 01°03’19” W 60.00 feet along the West face of an existing building to the point of beginning
being a part of the SW ¼ of Section 15, T10N, R16W, City of Muskegon, Muskegon County, Michigan,
and containing 0.083 acres or 3600 sq. ft. of land, more or less, subject to easements and restrictions of
record, if any.
5. Marsh Field
AN EASEMENT FOR CELL TOWER LEASE LOCATED IN SECTION 32, TOWN 10 NORTH, RANGE 16 WEST,
PLAT A, BLOCKS 5 & 6, CITY OF MUSKEGON HEIGHTS, MUSKEGON COUNTY, MICHIGAN, DESCRIBED AS
FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SAID SECTION 32; THENCE SOUTH 87 DEGREES
58 MINUTES 34 SECONDS WEST ALONG THE NORTH LINE OF SAID SECTION 32, A DISTANCE OF 663.60
FEET, TO THE CENTERLINE OF JIROCH STREET; THENCE SOUTH 02 DEGREES 01 MINUTES 27 SECONDS
WEST ALONG THE CENTERLINE OF JIROCH STREET, A DISTANCE OF 449.35 FEET, TO THE POINT OF
BEGINNING; THENCE NORTH 87 DEGREES 58 MINUTES 33 SECONDS WEST, A DISTANCE OF 68.31 FEET;
THENCE SOUTH 07 DEGREES 58 MINUTES 30 SECONDS WEST, A DISTANCE OF 40.00 FEET; THENCE
SOUTH 87 DEGREES 58 MINUTES 33 SECONDS EAST, A DISTANCE OF 72.46 FEET; THENCE NORTH 02
DEGREES 01 MINUTES 01 SECONDS EAST, A DISTANCE OF 40.00 FEET TO THE POINT OF BEGINNING.
6. Water Filtration Plant
COMMENCE AT THE NORTHEAST CORNER OF BLOCK 715 OF THE REVISED PLAT OF THE CITY OF
MUSKEGON, ADOPTED APRIL 9, 1903; THENCE WEST 1554 FEET FOR POINT OF BEGINNING; THENCE
NORTH 15° 11’ 30” WEST 433.10 FEET; THENCE NORTH 72° 56’ 30” WEST 363 FEET; THENCE SOUTH 84°
30’ WEST 315 FEET MORE OR LESS TO THE EAST SHORE OF LAKE MICHIGAN; THENCE SOUTHEASTERLY
ALONG SAID SHORE TO A POINT WHERE A LINE BEARING SOUTH 70° WEST FROM THE SOUTHEAST
CORNER OF BLOCK 716, OF SAID REVISED PLAT, INTERSECTS SAID SHORE; THENCE NORTH 70º EAST 393
FEET, MORE OR LESS TO THE SOUTHEAST CORNER OF SAID BLOCK 716; THENCE NORTH 199.95 FEET TO
POINT OF BEGINNING. BEING A PART OF BLOCKS 714, 716 AND 731 OF SAID REVISED PLAT.
7. Muskegon Central Fire Station
Wireless communication support facilities are permitted as special land uses in the overlay zone and shall be
permitted under the purview of Section 2332 after review and approval of the use by the Planning Commission,
after public hearing, subject to the applicable conditions imposed by the Planning Commission:
1. The facility shall comply with all applicable Federal Aeronautics Administration and the Federal
Communications Commission requirements.
2. All WCSF shall be constructed in compliance with all applicable construction codes, including, without
limitation, the Electronic Industries Association/Telecommunications Industry Association (EIA/TIA)
Structural Standards of Steel Antenna Towers and Antenna Supporting Structures and shall be certified
as such by a licensed structural engineer.
3. Accessory equipment storage structures shall meet the setback and height requirements of the
underlying zone. No accessory equipment or structure shall be allowed in any rights-of-way.
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ARTICLE XXIII – GENERAL PROVISIONS
4. The WCSF shall not be used for advertising purposes and shall not contain any signage except which shall
show the identity of the service provider and emergency telephone numbers. The sign or signs shall not
exceed two square feet in size, and shall be easily readable from ground level.
5. The WCSF may be located on a zoning lot containing permitted other principal uses or approved special
uses.
6. The WCSF may be located within an area smaller than the minimum lot size of the underlying zoning
district. The area within which the WCSF is located shall be the area subject to the requirements of this
section, rather than the entire zoning lot, unless otherwise provided herein, or reasonably required by
the planning commission.
7. Existing vegetation (trees and shrubs) shall be preserved to the maximum extent possible. The WCSF
shall have a landscaped buffer so that the base of the WCSF and accessory equipment structure or
storage area shall be screened from any right-of-way, residential use, or residential zoning district. Such
landscaped buffer shall be placed on the site in a manner which will maximize the aesthetic and
environmental effects, while at the same time providing the required visual buffer. The landscaped
buffer shall consist of hedges planted leaf to leaf which shall reach a height of not less than six (6) feet
at maturity and conifer trees planted on fifteen (15) foot centers along the approved buffer.
Requirements may be modified by the Planning Commission as appropriate for the specific site.
8. The application shall contain information showing the geographic search area within which the proposed
WCSF must be located and shall also provide locations of all structures of similar height within and
adjacent to the search area.
9. WCSFs shall not have a shiny or metallic finish.
10. The WCSF shall not exceed 200 (two-hundred) feet in height.
11. If located on the same zoning lot with another permitted use, the WCSF shall not be located in a front
yard abutting a street.
12. Legal access to the WCSF shall be provided regardless of other developments that may take place on the
property.
13. Towers shall not be artificially lighted unless required by the FAA. When lighting is required by the FAA
or other federal or state authority, it shall be oriented inward so as not to project onto surrounding
property or the site shall be landscaped to mitigate light impact.
14. All exterior building material shall be compatible with surrounding structures but in no case shall they
be cinder or cement block, and metal, other than aluminum siding. Towers shall be enclosed by security
fencing not less than six feet in height.
15. Monopoles may be required by the Planning Commission if it is deemed to be more aesthetically
compatible with the area than a lattice pole.
16. Antenna and metal towers shall be grounded for protection against a direct strike by lightning and shall
comply as to electrical wiring and connections with all applicable state and local statutes.
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ARTICLE XXIII – GENERAL PROVISIONS
17. Tower owners shall provide maintenance and safety reports to the city’s building official.
18. Proof of responsibilities in the case of abandonment shall be submitted with the application.
Replacement of Existing WCSFs:
1. The replacement WCSF shall not exceed a total height of 200 (two-hundred) feet or, if the existing WCSF
has an approved height greater than 200 (two-hundred) feet, the replacement WCSF shall not exceed
the approved height.
2. The replacement WCSF shall be located within the same zoning lot as the existing WCSF and shall be
located to comply with existing minimum yard requirements.
3. The existing WCSF shall be removed within 90 days of completion of the replacement WCSF and the
relocation or installation of the WCA.
4. If the location of the replacement WCSF is such that the existing WCSF must be moved before the
replacement WCSF is constructed, temporary portable antennae support facilities may be used, but must
be removed within 30 days of the completion of the replacement WCSF and the relocation or installation
of the WCA.
Review Criteria for new WCSFs:
1. A new WCSF shall not be approved unless it can be demonstrated by the applicant that there is a need
for the new WCSF which cannot be met by placing WCA on an existing WCSF or on other structures or
replacement of an existing WSCF. Information concerning the following factors shall be considered in
determining that such need exists:
a. Insufficient structural capacity of existing WCSFs or other suitable structures and inability to
reinforce or replace an existing WCSF.
b. Unavailability of suitable locations to accommodate system design or engineering on existing
WCSF or other structures.
c. Radio frequency interference or other signal interference problems at existing WCSF or other
structures.
d. The cost of using an existing WCSF or other structure exceeds the costs of permitting and
constructing a new WCSF.
e. Other factors which demonstrate the reasonable need for the new WCSF.
Co-location Required:
1. The applicant must include in the application an affidavit stating space on a proposed tower will be made
available to future users when technically possible.
2. The applicant shall send a written notice via certified mail to all potential users of the new WCSF offering
an opportunity for co-location. The list of potential users shall include those entities that have requested
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ARTICLE XXIII – GENERAL PROVISIONS
approval of WSCF in the past, current FCC license holders, and any other entities requesting to be
included on the list. Copies of the notice letters shall be provided to the City at the time the application
is filed. If, during a period of 30 days after the notice letters are sent to potential users, a user or users
request, in writing, to co-locate on the new WCSF, the applicant shall accommodate the request(s),
unless co-location is not reasonably possible based on the criteria of this subsection.
Removal of Abandoned WCSFs:
All providers owning a wireless telecommunications support facility shall notify the zoning administrator when
the use of said tower located in the municipality will be discontinued and the date it will cease. Any WCSF which
is abandoned shall be removed or demolished within 90 days of abandonment. For the purposes of this section,
abandoned shall mean that no WCA or other commercial antenna has been operational and located on the
WCSF for 180 days or more.
Where a WCSF is abandoned but not removed or demolished as required, the City may remove or secure the
removal of the facility or required portions thereof, with its actual cost and reasonable administrative charge to
be placed on the property. A lien on the property shall be superior to all other liens except taxes.
SECTION 2322: DAY CARE/CHILD CARE FACILITIES
Foster Family Homes, Foster Family Group Homes, Family Day Care Homes, and Group Day Care Homes shall be
allowed as Principal Uses in the R, RT, RM-1, RM-2, and MC districts subject to the following provisions:
1. Such uses shall be duly licensed or registered by the State Department of Consumer and Industry
Services.
2. Buildings and lots so used shall conform to all State and local code requirements.
3. A minimum of 400 square feet of outdoor play area is available on the premises or within 500 feet of the
property.
Child Care Centers and Day Care Centers shall be allowed as Special Uses, subject to the provisions of Section
2332 in the R, RT, RM-1, RM-2, RM-3, B-1, OSR, LR, and WM districts. They shall also be allowed as Principal
Uses separately or as part of a building in the MC, B-2, B-3, B-4, I-1, and I-2 districts. Child Care Centers and Day
Care Centers, whether they fall under the Special Use of Principal Use category shall be subject to the following
provisions:
1. Such uses shall be duly licensed by the State Department of Consumer and Industry Services.
2. Buildings and lots so used shall conform to all State and local code requirements.
3. A minimum of 35 square feet of indoor play area shall be provided for each child. Play area shall be
computed exclusively of hallways, bathrooms, reception and office areas, kitchens, storage areas and
closets, and areas used exclusively for rest or sleep.
4. A minimum area of 1,200 square feet of outdoor play area shall be provided either on the premises or
at parks or other outdoor facilities that are easily accessible by walking or by transportation. Play area
shall not be hard-surfaced.
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Current Ordinance (to be removed)
Section 2321 – Overlay District #5 Marsh Field
AN EASEMENT FOR CELL TOWER LEASE LOCATED IN SECTION 32, TOWN 10 NORTH, RANGE 16
WEST, PLAT A, BLOCKS 5 & 6, CITY OF MUSKEGON HEIGHTS, MUSKEGON COUNTY, MICHIGAN,
DESCRIBED AS FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF SAID SECTION 32;
THENCE SOUTH 87 DEGREES 58 MINUTES 34 SECONDS WEST ALONG THE NORTH LINE OF SAID
SECTION 32, A DISTANCE OF 663.60 FEET, TO THE CENTERLINE OF JIROCH STREET; THENCE
SOUTH 02 DEGREES 01 MINUTES 27 SECONDS WEST ALONG THE CENTERLINE OF JIROCH
STREET, A DISTANCE OF 449.35 FEET, TO THE POINT OF BEGINNING; THENCE NORTH 87
DEGREES 58 MINUTES 33 SECONDS WEST, A DISTANCE OF 68.31 FEET; THENCE SOUTH 07
DEGREES 58 MINUTES 30 SECONDS WEST, A DISTANCE OF 40.00 FEET; THENCE SOUTH 87
DEGREES 58 MINUTES 33 SECONDS EAST, A DISTANCE OF 72.46 FEET; THENCE NORTH 02
DEGREES 01 MINUTES 01 SECONDS EAST, A DISTANCE OF 40.00 FEET TO THE POINT OF
BEGINNING.
Proposed Amendment
Section 2321 – Overlay District #5 Marsh Field
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Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: February 12, 2026 Title: Case 2026-03: Request to amend the zoning
ordinance to define veterinary clinic and to allow
them in several zoning districts (B-2, B-4, FBC-MS,
FBC-NE, FBC-NC, FBC-MSW, LFBC-LC, LFBC-HC).
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request to amend the zoning ordinance to define veterinary clinic and to allow them in several
zoning districts (B-2, B-4, FBC-MS, FBC-NE, FBC-NC, FBC-MSW, LFBC-LC, LFBC-HC).
Detailed Summary & Background:
An existing veterinary clinic on Sherman Blvd would like to move to another facility, but they have
found limited options because of the current zoning regulations. After researching the ordinance,
staff is recommending to make amendments that would allow this type of use in more zoning
districts.
There currently is not a definition for veterinary clinics in the zoning ordinance, although they are
allowed in limited districts. The ordinance references veterinary clinics with or without outdoor
kennels.
Proposed definition — Veterinary clinic: A facility where animals are given medical care and the
boarding of animals is limited to short-term care incidental to the clinic use.
There is already a definition for commercial kennel and outdoor kennel in the zoning ordinance.
Kennel, Commercial: Any premises on which more than three dogs or more than four cats, older
than four months old, are kept or any premises which offers cats or dogs for sale on a reoccurring
basis (more than once per year).
Kennel, Outdoor: Any business that includes outdoor pens where pets are housed, boarded, bred,
or trained.
Veterinary clinics without outdoor kennels are currently allowed as a special use permitted in B-2
districts and as a permitted use by right in B-4 districts.
Veterinary clinics with outdoor kennels are currently allowed as a use by right in I-1 and I-2 districts.
Commercial kennels are currently a special use permitted in B-4 districts and as a permitted use by
right in I-1 and I-2 districts.
Within the Form Based Code, veterinary clinics are currently only allowed as a use by right in "flex
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buildings" within FBC-Neighborhood Edge and FBC, Neighborhood Core context areas. They are not
allowed at all in the Lakeside Form Based Code. Staff believes this type of use would be compatible
with more building types and more context areas.
Staff is proposing to allow veterinary clinics without outdoor kennels in the following form based code
context areas (P=Permitted, S=Special Use):
FBC, NE - Mixed Use (S), Retail (P), Flex (S), Cottage Retail (P), Live/Work (P)
FBC, NC - Mixed Use (S), Retail (P), Flex (S), Cottage Retail (P), Live/Work (P), L Multiplex (S)
FBC, MS – Mixed Use (S), Retail (P), Flex (S), Live/Work (P), L Multiplex (S)
FBC, MSW – Mixed Use (S), Retail (P), Flex (S), Live/Work (P), L Multiplex (S)
LFBC, LC – Mixed Use (S), Retail (P)
LFBC, HC – Mixed Use (S), Retail (P)
Please see the attachment on the different building types in the form based code.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Amount Requested: Budgeted Item:
N/A Yes No N/A X
Fund(s) or Account(s): Budget Amendment Needed:
N/A Yes No N/A X
Recommended Motion:
I move that the amendments to veterinary clinics be recommended to the City Commission for
approval as proposed.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 21 of 51
BUILDING TYPE STANDARDS SECTION 2006
2006.06 BUILDING TYPE OVERVIEW
Building Types for the Muskegon Form Based Code are summarized as follows:
MIXED USE BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
typically attached structure. It is intended to
STOREFRONT DT MS
provide a vertical mix of uses with ground floor DOWNTOWN MAINSTREET
retail or service uses and upper floor service or BALCONY
residential uses. This Type makes up the primary TERRACE MSW NC
component of a main street and downtown,
MAINSTREET NEIGHBORHOOD
FORECOURT
WATERFRONT CORE
and is a Building Type that can provide street
vibrancy and enhanced walkability. NE UR
DRIVE-THROUGH NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
RETAIL BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
typically attached structure. It is intended to
STOREFRONT DT MS
provide a single story building with ground DOWNTOWN MAINSTREET
floor retail or service uses. This Type makes up TERRACE
the secondary component of a main street DRIVE-THROUGH MSW NC
and is a Building Type that can provide street
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
vibrancy and enhanced walkability.
NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
FLEX BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
attached or detached structure, typically built
STOREFRONT DT MS
on a large lot. It can be used to provide a DOWNTOWN MAINSTREET
vertical mix of uses with ground floor industrial, TERRACE
service, retail, or residential uses; or it may be FORECOURT MSW NC
a single-use building. This Type is a primary
MAINSTREET NEIGHBORHOOD
DOORYARD
WATERFRONT CORE
component in a variety of urban context areas
that provide a mix of Building Types. NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
COTTAGE RETAIL BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a small- to medium-sized
detached structure. It is intended to provide
STOREFRONT DT MS
retail or service uses at the ground floor. This DOWNTOWN MAINSTREET
Type will typically have a residential mass, scale, DOORYARD
and composition that allows it to integrate into STOOP MSW NC
adjacent residential areas.
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
LIVE / WORK BUILDING TYPE
This Building Type is a small- to medium-sized FRONTAGE OPTIONS CONTEXT AREAS
attached structure that consists of one dwelling
unit above and/or behind a flexible ground STOREFRONT DT MS
DOWNTOWN MAINSTREET
floor space that can be used for residential, DOORYARD
service, or retail uses. Both the ground floor MSW NC
space and the dwelling unit are owned by one LIGHTWELL MAINSTREET NEIGHBORHOOD
entity. This Type is especially appropriate for STOOP
WATERFRONT CORE
incubating retail and service uses and allowing
NE UR
neighborhood retail to expand as the market NEIGHBORHOOD URBAN
demands. EDGE RESIDENTIAL
LARGE MULTI-PLEX BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
structure that consists of 7 or more side-by-side
FORECOURT DT MS
and / or stacked dwelling units, typically with DOWNTOWN MAINSTREET
one shared entry. This Type is appropriately DOORYARD
scaled to fit in medium-density neighborhoods STOOP MSW NC
and enables well-designed higher densities.
MAINSTREET NEIGHBORHOOD
PROJECTING PORCH
WATERFRONT CORE
It is an essential Building Type for providing a
broad choice of housing types and promoting NE UR
NEIGHBORHOOD URBAN
walkability. EDGE RESIDENTIAL
Context Areas represented in black indicate that building is not allowed in that Context Area.
6.6 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
Page 22 of 51
SECTION 2006 BUILDING TYPE STANDARDS
2006.06 BUILDING TYPE OVERVIEW (continued)
Building Types for the Muskegon Form Based Code are summarized as follows:
SMALL MULTI-PLEX BUILDING TYPE
This Building Type is a medium-sized structure FRONTAGE OPTIONS CONTEXT AREAS
that consists of 3 to 6 side-by-side and / or
stacked dwelling units, typically with one shared STOOP DT MS
DOWNTOWN MAINSTREET
entry or individual entries along the front. This PROJECTING PORCH
Type has the appearance of a large single- MSW NC
family house and is appropriately scaled to fit in ENGAGED PORCH MAINSTREET NEIGHBORHOOD
single family neighborhoods. This Type enables WATERFRONT CORE
well-designed higher densities. It is an essential
NE UR
Building Type for providing a broad choice of NEIGHBORHOOD URBAN
housing types and promoting walkability. EDGE RESIDENTIAL
ROWHOUSE BUILDING TYPE
This Building Type is a small- to medium-sized FRONTAGE OPTIONS CONTEXT AREAS
attached structure that consists of 2 to 8
rowhouses placed side-by-side. This Type LIGHTWELL DT MS
DOWNTOWN MAINSTREET
is typically located within medium-density STOOP
neighborhoods or in a location that transitions MSW NC
from single-family to mixed-use. This Type PROJECTING PORCH MAINSTREET NEIGHBORHOOD
enables well-designed higher densities. It WATERFRONT CORE
is an essential Building Type for providing a
NE UR
broad choice of housing types and promoting NEIGHBORHOOD URBAN
walkability. EDGE RESIDENTIAL
DUPLEX BUILDING TYPE
This Building Type is a small- to medium-sized FRONTAGE OPTIONS CONTEXT AREAS
detached structure that consists of two side-by-
side or stacked dwelling units, both facing the STOOP DT MS
DOWNTOWN MAINSTREET
street and within a single building massing. This PROJECTING PORCH
Type has the appearance of a medium-sized MSW
ENGAGED PORCH NC
single-family house and is appropriately scaled MAINSTREET NEIGHBORHOOD
to fit in single family neighborhoods. This Type WATERFRONT CORE
enables well-designed higher densities. It is an
essential Building Type for providing a broad NE UR
NEIGHBORHOOD URBAN
choice of housing types. EDGE RESIDENTIAL
DETACHED HOUSE BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a small- to medium-sized
detached structure that incorporates one
STOOP DT MS
dwelling unit. It is typically located within DOWNTOWN MAINSTREET
a primarily single-family neighborhood in a PROJECTING PORCH
walkable urban setting. This Type enables well- ENGAGED PORCH MSW NC
designed higher densities. It is an essential
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
Building Type for providing a broad choice of
housing types. NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
CARRIAGE HOUSE BUILDING TYPE
This Building Type is an accessory structure FRONTAGE OPTIONS CONTEXT AREAS
typically located at the rear of a lot. It typically
provides either a small residential unit or home Not applicable to DT MS
this Building Type
DOWNTOWN MAINSTREET
office space above the first floor garage. This
Type is important for providing affordable MSW NC
housing choices that are integrated into MAINSTREET NEIGHBORHOOD
diverse neighborhoods. This Type shall only be WATERFRONT CORE
used in conjunction with the Detached House,
NE UR
Duplex, Rowhouse, or Live/Work Building Types. NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
CIVIC BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a small-, medium- or large-
sized detached structure that incorporates uses
Not applicable to DT MS
of special public importance including, but
this Building Type DOWNTOWN MAINSTREET
not limited to municipal buildings, churches,
libraries and schools. Civic Buildings typically MSW NC
have less form regulations than other Building
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
Types because their prominence within the
community requires more iconic and distinctive NE UR
NEIGHBORHOOD URBAN
form. EDGE RESIDENTIAL
Context Areas represented in black indicate that building is not allowed in that Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.7
Page 23 of 51
Proposed Definition
Veterinary clinic: A facility where animals are given medical care and the boarding of animals is
limited to short-term care incidental to the clinic use.
Page 24 of 51
Proposed Amendments to the Zoning Ordinance – Article XX – Form Based Code
Staff is proposing to allow veterinary clinics without outdoor kennels in the following form based code
context areas (P=Permitted, S=Special Use):
FBC, NE - Mixed Use (S), Retail (P), Flex (S), Cottage Retail (P), Live/Work (P)
FBC, NC - Mixed Use (S), Retail (P), Flex (S), Cottage Retail (P), Live/Work (P), L Multiplex (S)
FBC, MS – Mixed Use (S), Retail (P), Flex (S), Live/Work (P), L Multiplex (S)
FBC, MSW – Mixed Use (S), Retail (P), Flex (S), Live/Work (P), L Multiplex (S)
LFBC, LC – Mixed Use (S), Retail (P)
LFBC, HC – Mixed Use (S), Retail (P)
Page 25 of 51
Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: February 12, 2026 Title: 2026-04: Request to amend the Planned Unit
Development at Hartshorn Village (0 Boardwalk
Cove Dr, parcel #24-427-000-0000-00), by
Hartshorn Village.
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Request to amend the Planned Unit Development at Hartshorn Village (0 Boardwalk Cove Dr, parcel
#24-427-000-0000-00), by Hartshorn Village.
Detailed Summary & Background:
The original PUD was approved in January 2022. It was amended in March 2022 to replace 17 single-
family houses with a condominium building. It was amended again in January 2023 to reduce the
number of single-family houses and to eliminate the condominium building and replace it with the
boat storage building. It was amended again in July 2024 to add fuel storage tanks outside the boat
storage building.
This request is to alter the walking paths, add two more single-family houses and to change the
topography.
One walking path that leads to the bike path will be eliminated and the other will be repositioned.
This will make way for two more residential units, for a total of 22 single-family houses within the
development. There were discussions about a potential 23rd lot to be located within the small traffic
island (between the western ingress/egress points). However, the small size of land would require
more details to explain how it would be developed.
The topography of the lots will also change to a less elevated position. About half the amount of fill
dirt will be brought on site as originally proposed.
Please see the attached currently approved site plan and the proposed site plan.
If the Planning Commission chooses, this case may be approved as a minor request without the need
for a public hearing.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 2: Economic Development Housing and Business
Page 26 of 51
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 amended Hartshorn Village Planned Unit Development as proposed as a
minor amendment.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 27 of 51
BENCHMARKS - NAVD88
MUSKEGON LAKE
SITE
0 15 30
PLAN SCALE: 1" = 30'
CONTROL POINTS - MI SOUTH SPCS NAD83
R
Know what'sbelow.
Callbefore you dig.
EXISTING UNDERGROUND UTILITY DATA
LOCATION MAP
PLAN REVISIONS
(616) 363-9801 mailbox@mbce.com
Moore+Bruggink
Consulting Engineers
Grand Rapids, MI 49505
2020 Monroe Ave.
CITY OF MUSKEGON, MUSKEGON COUNTY, MICHIGAN
HARTSHORN VILLAGE CONDOMINIUM
P:\250217.01 Hartshorn Village Condo\CAD\DWG\250217.1_PUD SHEETS.dwg_2/3/2026 9:46:16 AM_MATT KOZAK
EXISTING CONDITIONS
PUD AMENDMENT
FOR
LEGEND
- SANITARY SEWER (SAN) - HYDRANT (HYD) FIELD SURVEY / DATE
- STORM SEWER (STM) - WATER VALVE (WV)
- WATERMAIN (WAT) - MANHOLE (MH)
- GAS MAIN (GAS) - CATCH BASIN (CB) PROJECT NO.:
WEST W - UG ELECTRIC (PWR) - UTILITY POLE (UP)
ESTERN - UG TELCOM (TELCOM) - GUY ANCHOR (GA)
DESIGN DRAWN BY:
A VENUE - AERIAL UTILITY LINE (AERIAL)
- FENCE
- CLEANOUT (CO)
- UG GAS MARKER (UGM)
- ELECTRIC METER (EM) DESIGNED BY:
- ELECTRIC BOX (EB)
- TELCOM RISER (TR)
- HOT MIX ASPHALT CHECKED BY:
- TELCOM BOX (TB)
SURFACE (HMA) PREPARED FOR:
- UG TELCOM BOX (UTB)
LEESTMA MANAGEMENT PLAN DATE:
- UG TELCOM MARKER (UTM)
1204 W. WESTERN AVE.
- WOOD POST (WP) MUSKEGON, MI 49441
BM - BENCHMARK
CP - CONTROL POINT SHEET NUMBER
1 3
TELCOM - TELECOMMUNICATIONS
OF
Page 28 of 51
BENCHMARKS - NAVD88
MUSKEGON LAKE
SITE
0 15 30
PLAN SCALE: 1" = 30'
CONTROL POINTS - MI SOUTH SPCS NAD83
R
Know what'sbelow.
Callbefore you dig.
EXISTING UNDERGROUND UTILITY DATA
LOCATION MAP
PLAN REVISIONS
TYPICAL ROAD CROSS SECTION
(616) 363-9801 mailbox@mbce.com
Moore+Bruggink
Consulting Engineers
Grand Rapids, MI 49505
2020 Monroe Ave.
CITY OF MUSKEGON, MUSKEGON COUNTY, MICHIGAN
HARTSHORN VILLAGE CONDOMINIUM
P:\250217.01 Hartshorn Village Condo\CAD\DWG\250217.1_PUD SHEETS.dwg_2/3/2026 9:46:16 AM_MATT KOZAK
PROPOSED SITE PLAN
PUD AMENDMENT
PROPOSED LEGEND
FOR
EXISTING LEGEND
- SANITARY SEWER (SAN) - HYDRANT (HYD) FIELD SURVEY / DATE
- STORM SEWER (STM) - WATER VALVE (WV)
- WATERMAIN (WAT) - MANHOLE (MH)
- GAS MAIN (GAS) - CATCH BASIN (CB) PROJECT NO.:
WEST W - UG ELECTRIC (PWR) - UTILITY POLE (UP)
ESTERN - UG TELCOM (TELCOM) - GUY ANCHOR (GA)
DESIGN DRAWN BY:
AVENUE - AERIAL UTILITY LINE (AERIAL)
- FENCE
- CLEANOUT (CO)
- UG GAS MARKER (UGM)
- ELECTRIC METER (EM) DESIGNED BY:
- ELECTRIC BOX (EB)
- TELCOM RISER (TR)
- HOT MIX ASPHALT CHECKED BY:
- TELCOM BOX (TB)
SURFACE (HMA) PREPARED FOR:
- UG TELCOM BOX (UTB)
LEESTMA MANAGEMENT PLAN DATE:
- UG TELCOM MARKER (UTM)
1204 W. WESTERN AVE.
- WOOD POST (WP) MUSKEGON, MI 49441
BM - BENCHMARK
CP - CONTROL POINT SHEET NUMBER
2 3
TELCOM - TELECOMMUNICATIONS
OF
Page 29 of 51
BENCHMARKS - NAVD88
MUSKEGON LAKE
SITE
0 15 30
PLAN SCALE: 1" = 30'
CONTROL POINTS - MI SOUTH SPCS NAD83
R
Know what'sbelow.
Callbefore you dig.
EXISTING UNDERGROUND UTILITY DATA
LOCATION MAP
PLAN REVISIONS
TYPICAL ROAD CROSS SECTION
(616) 363-9801 mailbox@mbce.com
Moore+Bruggink
Consulting Engineers
Grand Rapids, MI 49505
2020 Monroe Ave.
CITY OF MUSKEGON, MUSKEGON COUNTY, MICHIGAN
HARTSHORN VILLAGE CONDOMINIUM
PROPOSED PRELIMINARY GRADING PLAN
P:\250217.01 Hartshorn Village Condo\CAD\DWG\250217.1_PUD SHEETS.dwg_2/3/2026 9:46:20 AM_MATT KOZAK
PUD AMENDMENT
FOR
LEGEND
- SANITARY SEWER (SAN) - HYDRANT (HYD) FIELD SURVEY / DATE
- STORM SEWER (STM) - WATER VALVE (WV)
- WATERMAIN (WAT) - MANHOLE (MH)
- GAS MAIN (GAS) - CATCH BASIN (CB) PROJECT NO.:
WEST W - UG ELECTRIC (PWR) - UTILITY POLE (UP)
ESTERN - UG TELCOM (TELCOM) - GUY ANCHOR (GA)
DESIGN DRAWN BY:
AVENUE - AERIAL UTILITY LINE (AERIAL)
- FENCE
- CLEANOUT (CO)
- UG GAS MARKER (UGM)
- ELECTRIC METER (EM) DESIGNED BY:
- ELECTRIC BOX (EB)
- TELCOM RISER (TR)
- HOT MIX ASPHALT CHECKED BY:
- TELCOM BOX (TB)
SURFACE (HMA) PREPARED FOR:
- UG TELCOM BOX (UTB)
LEESTMA MANAGEMENT PLAN DATE:
- UG TELCOM MARKER (UTM)
1204 W. WESTERN AVE.
- WOOD POST (WP)
MUSKEGON, MI 49441
BM - BENCHMARK
CP - CONTROL POINT SHEET NUMBER
3 3
TELCOM - TELECOMMUNICATIONS
OF
Page 30 of 51
ZONE: LR
OVERALL PUD
BOUNDARY
ZONE: PUD
ZONE: LR
OVERALL PUD
BOUNDARY
EXISTING HARTSHORN
VILLAGE CONDOMINIUM
ZONE: PUD
ZONE: I-2
ZONE: I-1
ZONE: I-1
P:\Projects\2020\202164\Drawings\202164-PUD.dwg, S01-EXIST, 1/23/2023 2:42:22 PM, jroot
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660www.exxelengineering.com
Page 31 of 51
ZONE: LR
(ADELAIDE POINTE)
ZONE: PUD
HARTSHORN
VILLAGE
PHASE 2
SEE NOTE 13
ZONE: LR
FUTURE
HARTSHORN
DEVELOPMENT
AREA
ZONE: PUD
(ADELAIDE POINTE)
ZONE: I-2
ZONE: I-1
ZONE: I-1
P:\Projects\2020\202164\Drawings\202164-PUD.dwg, S02-SITE, 1/23/2023 2:43:00 PM, jroot
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660www.exxelengineering.com
Page 32 of 51
ZONE: LR
ZONE: PUD
ZONE: LR
ZONE: I-2
ZONE: I-2
ZONE: I-1
ZONE: I-1
P:\Projects\2020\202164\Drawings\202164-PUD.dwg, S03-GRD, 1/23/2023 2:43:43 PM, jroot
5252 Clyde Park, S.W. Grand Rapids, MI 49509
Phone: (616) 531-3660www.exxelengineering.com
Page 33 of 51
Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: February 12, 2026 Title: Election of Officers
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
Election of chairperson and vice chairperson.
Detailed Summary & Background:
The board must elect a chairperson and vice-chairperson.
The current chairperson in Lea Willet LeRoi and the vice chairperson is Destinee Keener.
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 elect __________ as chairperson.
I move to elect __________ as vice chairperson.
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Communication
Legal Review
Page 34 of 51
Page 35 of 51
Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: February 12, 2026 Title: Planning Commission representative on the
Zoning Board of Appeals
Submitted by: Mike Franzak, Planning Director Department: Planning
Brief Summary:
It is required that one Planning Commissioner holds a seat on the Zoning Board of Appeals. Staff is
asking the Planning Commission to discuss who they would like to represent the Planning Commission
on the Zoning Board of Appeals.
Detailed Summary & Background:
It is required that one Planning Commissioner holds a seat on the Zoning Board of Appeals. Staff is
asking the Planning Commission to discuss who they would like to represent the Planning Commission
on the Zoning Board of Appeals.
Goal/Focus Area/Action Item Addressed:
Key Focus Areas:
Goal/Action Item:
2027 Goal 3: Community Connection
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:
N/A
Approvals: Guest(s) Invited / Presenting:
Immediate Division X No
Head
Information
Technology
Other Division Heads
Page 36 of 51
Communication
Legal Review
Page 37 of 51
Agenda Item Review Form
Muskegon Planning Commission
Commission Meeting Date: February 12, 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
Page 38 of 51
Legal Review
Page 39 of 51
2025 MASTER PLAN
PROGRESS REPORT
Page 40 of 51
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.
Page 41 of 51
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.
Page 42 of 51
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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