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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
MINUTES
September 10, 2020
This meeting was held electronically via Zoom. Chairperson T. Michalski called the meeting to
order at 4:00 p.m. and roll was taken.
MEMBERS PRESENT: J. Montgomery-Keast, L. Spataro, B. Larson, S. Gawron, B. Mazade,
J. Doyle, E. Hood, T. Michalski
MEMBERS ABSENT: F. Peterson
STAFF PRESENT: M. Franzak, D. Renkenberger
OTHERS PRESENT: None
APPROVAL OF MINUTES
A motion to approve the Minutes of the special Planning Commission meeting of August 20, 2020
was made by J. Montgomery-Keast, supported by L. Spataro and unanimously approved.
PUBLIC HEARINGS
Hearing, Case 2020-15: Staff-initiated request to rezone all single-family (R-1, R-2, R-3) and duplex
(RT) parcels in the McLaughlin, Angell and Jackson Hill neighborhoods to Form Based Code, Urban
Residential (FBC-UR). M. Franzak stated that city staff had been working with various
neighborhoods to identify problem areas and reduce the number of large multiplexes. Although
multiplexes were important for affordability, the size needed to be limited so they fit in with the
neighborhood. It was discovered that the zoning in the McLaughlin, Angell and Jackson Hill
neighborhoods didn’t match the reality of existing homes in those areas, which were single-family,
duplex and small multiplex (3- to 4-unit) homes. Current zoning allowed only single-family homes,
making all other home types non-conforming according to the zoning ordinance. Non-conforming
properties were susceptible to disinvestment due to issues with financing, obtaining insurance, and
rebuilding, which tended to create a lot of unusable space. He stated that the proper zoning
designation would promote reinvestment within the neighborhoods, and staff was proposing to rezone
the 3 neighborhoods to allow the types of homes that already existed there, but were considered non-
conforming. New duplexes/small multiplexes could then be built on appropriate lots which would
reduce many of the problems associated with existing multi-family homes. Staff also proposed that
small-multiplexes be allowed only where alleys were present, as alleys reduced privacy/noise issues
associated with multi-family homes. Staff provided rental maps of the neighborhoods, showing that
they were already made up of various missing-middle housing types. Photos of properly- and
improperly-zoned housing were also provided, illustrating the aesthetic difference that proper zoning
could make.
J. Montgomery-Keast asked if the proposal would cause the current non-conforming homes to
become conforming. M. Franzak stated that it would if they met all the requirements, and it would
help homeowners in obtaining insurance on their properties.
There were no public comments. A motion to close the public hearing was made by B. Larson,
supported by J. Doyle and unanimously approved.
A motion that the request to rezone all single-family (R-1, R-2, R-3) and duplex (RT) parcels in the
McLaughlin, Angell and Jackson Hill neighborhoods to Form Based Code, Urban Residential (FBC-
UR) be recommended to the City Commission for approval was made by L. Spataro and supported
by B. Larson, with discussion continuing on the motion.
B. Mazade stated that he was not opposed to Form Based Code zoning, but he was concerned about
how this rezoning would affect existing single-family homes. L. Spataro stated that the Nelson
Neighborhood had been a kind of test case for Form Based Code zoning, and he was very comfortable
with it. There had been a number of town hall meetings with the residents, which had identified issues
including lender financing of homes considered “non-conforming”. He stated that the proposed FBC-
Urban Residential zoning addressed many types of past issues.
A vote was taken on the motion to approve the request, which passed with J. Montgomery-Keast, L.
Spataro, B. Larson, S. Gawron, J. Doyle, E. Hood, and T. Michalski voting aye, and B. Mazade voting
nay.
Hearing, Case 2020-16: Staff-initiated request to amend the FBC, UR section of the zoning ordinance
to restrict three- and four-unit homes to parcels that have an alley or other recorded rear access
easement for vehicles. M. Franzak stated that this case was related to the previous case, and sought
to amend the FBC-UR ordinance to allow multi-unit homes by right, with a 4-unit-maximum, only
when useable alley or a rear-access easement was present.
L. Spataro asked about large parcels without a rear alley that would otherwise allow multiplex
development, and if a developer would be able to add an alley. M. Franzak stated that a developer
could request to add an alley, or other creative solutions such as installation of a long driveway
extending to the rear of a property.
There were no public comments. A motion to close the public hearing was made by B. Larson,
supported by J. Montgomery-Keast and unanimously approved.
A motion that the request to amend the FBC, UR section of the zoning ordinance to restrict three- and
four-unit homes to parcels that have an alley or other recorded rear access easement for vehicles, be
recommended to the City Commission for approval, was made by J. Montgomery-Keast, supported
by L. Spataro and approved, with J. Montgomery-Keast, L. Spataro, B. Larson, S. Gawron, J. Doyle,
E. Hood, and T. Michalski voting aye, and B. Mazade voting nay.
NEW BUSINESS
None
OLD BUSINESS
New development on Western Ave near 8th St. – L. Spataro stated that he liked what was being done
with the redeveloped lot on Western Ave and 8th St, but that the outdoor patio was not handicap-
accessible. He stated that it was important in the design phase of these projects to ensure that all new
development was accessible and welcoming to all. M. Franzak stated that he would discuss this with
the developer.
There being no further business, the meeting was adjourned at 4:45 PM.
DR
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