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Future Land Use Plan
Master Land Use Plan
This portion of the plan presents an that can accommodate lot-by-lot single
overview of general and specialized future or two-family residential development.
land use areas. The location of these areas
is illustrated on the Future Land Use Map. Residents have expressed desires that
Descriptions of the types of uses proposed the quality and integrity of
for each area are provided, and as neighborhoods be preserved and
appropriate, policies applicable to land use protected. Residential neighborhoods
areas are presented. A concluding sub- can benefit from containment of
section also reiterates the major encroaching commercial development.
recommendations from the entire Master
Plan document. Long-established residential and
commercial corridor land use patterns
It should be noted that significant areas of will remain unchanged well into the
developable land are located along the foreseeable future.
shoreline of Muskegon Lake in the
Maritime and Enterprise GEMS Centers While developable land along
described in the City's commercial corridors is quite limited,
Downtown/Lakeshore Redevelopment Plan. opportunities for the enhancement of
Specific recommendations for development current and future commercial uses are
and redevelopment activity are provided in abundant.
the Downtown/Lakeshore Redevelopment
Plan document. MAPPED LAND USES
FINDINGS The Future Land Use Map illustrates the
following general future land use areas:
The future land use plan is based on the
following findings: Single & Two-Family Residential
Muskegon is a mature urban center Multi-Family Residential
with a very limited amount of
developable vacant land. Commercial
Much of the vacant land within the City Industrial
is subject to constraints posed by
location in wetland or floodplain areas. Marina
The City is predominated by residential Public/Quasi-Public - Enhanced/
neighborhoods that have reached potential park facilities are indicated.
buildout and are sensitive to
encroachment by non-residential land Open Space and Woodlands
uses. Residential neighborhoods
contain a limited number of vacant lots The map also illustrates seven specialized
land use areas:
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Marina Service & Residential Area such residential areas, including public
parks and playgrounds, schools, places of
S. D. Warren Company worship, and other public and quasi-public
facilities that serve neighborhood residents.
Lakeside Pedestrian Scale Mixed-Use Other uses can include public service
Area oriented non-profit facilities, such as private
recreation centers.
Peck Residential & Service Area
In the development of this plan, we have
Fisherman's Landing Marine/ found that a mix of residential densities
Recreational Area within existing single family neighborhoods
can be considered desirable over
Interspersed Natural Features concentrations of low density two-family
and high density multi-family development
Downtown/Lakeshore Redevelopment in isolated areas of the City. Such uses can
Area occur in single and two-family
neighborhoods in structures designed and
One other specialized area is described in constructed for multi-family occupancy,
detail, though not illustrated on the future rather than by the conversion of single
land use map: family homes for multi-family use.
Muskegon Lake Shoreline Overlay Area We have also found that neighborhood
oriented stores should be allowed in these
OVERVIEW OF GENERAL LAND neighborhoods at appropriate locations.
USE AREAS Multiple-Family Residential Areas
General use areas are as follows: This land use area includes existing
multiple-family residential developments in
Single & Two-Family Residential Areas current multiple-family residential zoning
districts, and similar developments
This land use area includes existing single- established as Planned Unit Developments.
family residential neighborhoods and
privately owned undeveloped areas Multi-Family Residential Areas provide for
adjoining such neighborhoods, and the establishment of moderate to high-
residential neighborhoods located in two- density multiple-family residential
family residential zoning districts. development and for the establishment of
certain non-residential uses, such as public
The Single and Two-Family Residential parks, playgrounds, schools, places of
Land Use Areas are intended to protect the worship, and limited types of service and
integrity of existing single and two-family commercial uses serving multiple family
residential neighborhoods, and to provide uses.
for non-residential uses typically found in
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Areas along the Muskegon Lake shoreline properties for uses more conducive to the
(see discussion of Specialized Land Use environment and the City's needs. To
Areas below) provide opportunities for compensate for that loss, new industrial
mixed two and multi-family developments. locations are programmed.
Commercial Areas The boundaries of these areas may exclude
areas currently zoned for industrial use, or
This land use area includes existing include small areas currently zoned for
commercial corridors that exhibit a broad business, institutional, or public use.
range of business, professional, service, and
other commercial uses serving Marina Areas
neighborhood, City, and regional markets.
Undeveloped lots and existing structures in These areas include existing public and
these areas present opportunities for infill private marinas and associated support
and redevelopment. facilities that will continue to cater to and
serve a growing regional recreational
The boundaries of these areas may exclude market.
small areas currently zoned for commercial
use, or include small areas currently zoned Public Areas
for residential use.
This area includes all non-residential uses
Industrial Areas in residential areas, including public parks,
playgrounds, schools, and places of
This land use area includes areas previously worship. These areas also include all
designated by the City as planned industrial property designated for future public use by
areas, including the Port City Industrial the City's Leisure Services Master Plan, and
Park, the Menendorp Industrial Park, the Master Plan for the Muskegon Lakeshore
area north of Brusse Avenue west of Getty Trail.
Street extending east to the U.S. 31, and
along the east side of Seaway Drive north Open Space and Woodlands
and south of Laketon Avenue. Each of
these areas provide opportunities for infill The Open Space and Woodland areas
and redevelopment. Note that an includes land in current Open Space
interspersed natural area is shown in the Conservation zoning district boundaries.
Port City Industrial Park and the Menendorp This zoning district encompasses critical
Industrial Park. sand dunes, wetlands, floodplains, and
undeveloped open space adjoining creeks
Existing industrial areas on or near the and shorelines. These areas make
Muskegon Lake shoreline, except those significant contributions to the City's
located in Downtown/Lakeshore character and identity. They provide relief
Redevelopment Plan (GEMS Enterprise from the developed urban landscape, an
Functional Area) have been significantly unusually varied assortment of high-quality,
reduced in order to redevelop lakeshore year-round recreational opportunities for
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residents and visitors, and habitat for a opportunities for additional marine and
variety of plant and animal life. convenience oriented commercial and
service development. The industrial
Policies applicable to the preservation of property presents opportunities for higher
open space include: density, one, two, and multi-family
residential development if it is abandoned
Protect and preserve scenic viewsheds, for its present use.
sand dunes, wetlands, and wildlife
habitat. S. D. Warren Company
Avoid further encroachment on surface Certain industrial uses have been extremely
waters. important to the growth and well-being of
the City. One of these is the S. D. Warren
Maintain or establish vegetative buffers Paper Company. Occupying a large tract of
or greenbelts on City owned property land on Muskegon Lake, the firm is a major
located on streambanks and shorelines. taxpayer and employer and has long been
considered an asset to the region. The
Maintain current Open Space Master Land Use Plan recognizes the
Conservation zoning district boundaries importance of S. D. Warren and placement
surrounding stream and river corridors, at its historic location.
undeveloped shoreline areas, and
critical sand dunes. Notwithstanding the above, the plan also
provides a future use of the S. D. Warren
OVERVIEW OF SPECIALIZED site should the facility, at some point in
L time, cease to exist. The plan recommends
AND USE AREAS that future use of the site not be oriented to
industrial development. Future
Specialized use areas are as follows: development should occur in a manner
consistent with the character of the
Marina Service & Residential Area surrounding area, recognize and protect the
integrity of the Muskegon Lake, and be
This area is located west of the S.D. Warren consistent with anticipated and desired
Paper, and includes a shoreline wildlife lakeshore development.
habitat, a public boat launch facility,
marinas offering boat slip, sales, service, The site could be developed for multi-story
and off-season storage facilities, the multi-family use with little visual impact on
Muskegon Yacht Club, a fraternal lodge, a upland residential areas.
convenience store, an industrial facility, a
bar/restaurant, and a mix of single family Lakeside Pedestrian Scale Mixed-Use Area
homes.
The Lakeside business district is a unique
Because of its proximity to the Lake waterfront asset that presents opportunities
Michigan channel, this area presents for pedestrian-friendly, mixed use
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development and redevelopment. The area facilities such as boardwalks and a nature
exhibits potential for a "Main Street" mix of interpretive center.
commercial and service uses drawing
neighborhood residents and marina Commercial properties along Western
patrons. Avenue can provide for marine oriented
convenience retail and service uses. Such
Vacant waterfront properties present an uses might include bait and tackle shops,
opportunity for higher density, one and boat sales and service facilities, general
two-family residential development, or for sporting goods sales, and a party store.
additional public shoreline access and
recreational use. Because of the area's proximity to the
Consumers Power power plant, its northern
The site occupied by the waterfront most portion might accommodate a
aggregate operation could, if located maritime use dependent upon location on
elsewhere along the waterfront (see the waterfront, such as a tug/barge facility,
Fisherman's Landing Marine/Recreational aggregate facility, or other similar use.
Area), be developed for mixed use
residential, recreational or marina uses. Interspersed Natural Features
Peck Residential & Service Area These represent land areas containing
important natural features which can
The areas on both sides of Peck Street, integrate successfully with other uses. The
north of Hackley Hospital is characterized natural features are not intended to override
by large, older homes, several of which other land uses, but they do represent
have been converted to office use, or are valuable assets to the City. Three primary
occupied by mixed residential and service areas are identifiable.
uses.
Little Black Creek Woodland. This area
This area lends itself well to continued in the southeast corner of the City runs
residential and service use provided though the Port City Industrial Park and
conversion of existing homes is the Menendorp Industrial Park, both of
accomplished in a manner sensitive to the which should continue full industrial
area's residential and historic character. development.
Fisherman's Landing Marine/Recreation Lake Michigan Dune/Woodland area.
Area Much of this area is already intended to
remain public land, but some
This area presents opportunities for residential development/use should also
additional public and private boat continue.
launching facilities; private marina and boat
storage facilities consistent with nearby Creekside Areas. These represent
public uses; and public recreational smaller, mostly linear areas around
Ruddiman Creek/Lagoon and Ryerson
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Creek. Residential use overlaps with Actions and recommendations appropriate
some of these areas. to this area include:
Recommendations for maintaining these Special attention should be given to the
natural features are provided in the Natural design and layout of buildings, parking
Features Inventory Section. areas, landscaping, waterfront buffers,
storm water management systems, and
Downtown/Lakeshore Redevelopment other improvements.
Area
The City needs to augment current site
This area includes those areas in the City's plan review, special use and PUD
Downtown located in the regulations to provide more detailed
Downtown/Lakeshore Redevelopment Plan design, review, and approval standards
GEMS functional centers. for shoreline development and
redevelopment projects.
Muskegon Lake Shoreline Overlay Area
Waterfront buffer strips or greenbelts
The Muskegon Lake Shoreline is a unique planted with native vegetation can
asset that represents the largest protect shoreline habitats and surface
concentration of underutilized developable water quality, and provide aesthetic
land among Lake Michigan urbanized port benefits. The City and members of the
cities. The shoreline presents opportunities development community should adopt
for high-quality development and policies encouraging the maintenance
redevelopment efforts that cannot be of buffers and greenbelts along the
duplicated by many other mature urban shoreline.
centers. These opportunities will produce Scenic viewscapes can be preserved by the
benefits in the City and region. application of building height, cluster
development, or viewscape
The shoreline possesses valuable aesthetic preservation standards.
and natural resources. Preservation of these
resources can benefit the City and region. The City should establish a shoreline
Undeveloped properties present overlay zoning district to assure the
opportunities for high-quality residential, protection of aesthetic and natural
recreational, and other development. resources.
Opportunities also exist for the preservation
and possible enhancement of shoreline
habitats. Uses dependent upon location on
the shoreline, such as marinas, marine
salvage operations, and maritime interests
need not be viewed as inherently
incompatible with other existing or future
waterfront uses.
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