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Updating the City of Muskegon's Lakefront and Downtown Plans
Table of Contents
Preface
I. Overview ............................................................................ 3
II. Community Vision ................................................................. 3
City Commission Vision
Downtown
Neighborhood
Vision
Lakeshore
Neighborhood
Vision
Shared Vision for Neighborhood Health
III. Issues, Opportunities, and Strategies
Land Use....................................................................5
Issues
Opportunities
Strategies
Housing.....................................................................8
Issues
Opportunities
Strategies
Community & Economic Development..............................9
Issues
Opportunities
Strategies
Design & Amenities....................................................14
Issues
Opportunities
Strategies
Preservation............................................................16
Issues
Opportunities
Strategies
Transportation.........................................................17
Issues
Opportunities
Strategies
Preface
History
In 1997 the city adopted an updated Master Land Use Plan. The previous plan was 1970's vintage and
was in dire need of an update. A Master Plan is a land use policy document. By law, city land use and
development decisions must be consistent with the Master Plan. The 1997 planning process took nearly
two years to complete and involved a good deal of public input. Soon after the overall Master Plan was
developed, it was determined that there should be more of a focus on the waterfront and the downtown.
The Downtown/Lakeshore Redevelopment Plan (1997) and the Waterfront Redevelopment Sub-Plan
(1999) were written as sibling documents to the Master Plan to provide more focus for those areas.
Plan Updates
Any viable, defendable plan needs periodic updates. Most professionals recommend that plans be
reviewed at least every five years. Because Muskegon has many prospects and challenges in its
redevelopment, the need for timely and thorough updates is probably even more critical. In addition to
updating the plans, there has also been concern expressed that our plan(s) still do not provide enough
detail to guide major development, especially on the waterfront and the Lakeshore Drive corridor, west of
the Sappi Plant.
The basic information in our existing plans is still a good working foundation. Proposed changes to the
plans will be processed as amendments to the original plans. The language of the old document will be
edited to both clarify community intent and provide more direction to decision-makers and developers.
The attached summary of public input will be drawn upon to amend the plans.
Process
In the fall of 2001 the "Turn-Back" Committee, an ad hoc committee of the Muskegon Heritage
Association, and several Neighborhood Associations sponsored a series of community meetings in
conjunction with the Planning Commission and City Planning Department. The purpose of the meetings
was to gather information from the public to update the Downtown Lakeshore and Waterfront
Redevelopment Plans. The "downtown" was loosely identified as those areas with more intense and
diverse development--from the Causeway to Cole's Bakery with a southern boundary of Monroe and
Walton Avenues. The "lakeshore area" was loosely defined west of Cole's Bakery with Harrison, Palmer
and Grand Avenues being the southern boundary. The area west of Cole's was viewed as primarily
residential and recreational.
All large property owners, business interests, and about one-third of all households in the study areas
were invited to participate in these "brainstorming" sessions (472 contacts). Public notices were also
published. Ninety-five individuals participated in the sessions, the focus of which was to first to identify
concerns about development, then to document strategies to address those concerns.
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Public Comment Summary
I. Overview
A Master Land Use Plan typically focuses on land use and community design. While listening to meeting
participants, it became clear that perhaps community efforts should span beyond pure land use planning
and address neighborhood and community development issues. Social issues like blight, crime, and
racism are real problems that need to be addressed. Considering land use and design apart from these
realities will not properly foster healthy neighborhoods.
II. Community Vision
A. Leadership Vision (taken from the City of Muskegon's Mission statement)
In general, the vision for the city as outlined by the City Commission is to maintain the city as a "Premier
Shoreline City." When the City staff and Commission were asked what makes a premier city, the vision
was further defined by outlining the following:
- Community diversity. Diversity meaning, "different" or "variety". In the context of building
a desirable city, diversity relates to not only a healthy mix of racial, ethnic groups and socio-
economic levels, but also to a variety of choices in housing, employment, shopping,
transportation, educational, recreational and cultural opportunities.
- Leadership. Leadership comes in many forms and strong communities draw on leadership
from the public sector, businesses, churches, human service groups, and neighborhoods.
Building a sense of community pride and leadership in youth is also an important part of the
vision.
- Sustain existing resources: Existing community resources include everything from natural,
cultural, historical and recreational amenities to economic, educational and human resources.
- Collaboration: Successful communities maintain a high quality of life through teamwork and
collaboration. Representatives of business groups, human service interests, cultural entities,
educational institutions and various levels of governments must work together to build and
keep healthy communities.
- Enhancement of residential neighborhoods, infrastructure and community facilities. This
includes everything from aggressive capital improvement plans, to consistent code
enforcement, to diverse leisure service programming. The city needs to be viewed as a
collection of neighborhoods and business centers with various needs and characters, all under
the umbrella of one unit of government.
B. Downtown Neighborhood Vision
Residents of the downtown were asked what they wanted to see in their neighborhoods and the
downtown. The following is a summary of recurring themes among the participants.
In 2015, the downtown and connecting neighborhoods are diverse, vibrant and exciting places to be.
Muskegon has become a focal point for the region offering events, services, shops and dining not found
elsewhere in the county. Homeowners eagerly seek downtown neighborhoods to be close to downtown
services and activities. Homes and business properties are preserved and well kept. Residents represent
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various age groups, socio-economic backgrounds, cultural and racial heritages. This variety is also
reflected in thriving establishments of the downtown. Locally owned and operated shops and dining
establishments offer a wide range of ethnic and specialty products that draw customers from throughout
the county. Local establishments hire and train local residents, which help strengthen community bonds.
People are attracted to the downtown for its unique blend of entertainment, dining and specialty stores.
Large converted historical structures house businesses and residents and add to the character of the area.
These mixed-use establishments contribute to a high level of downtown activity.
City streets are clean, safe and attractive places to be. People like to linger and mingle downtown.
Pedestrians stroll along the waterfront and through the downtown to admire the beauty and ambiance of
lakefront views and the Heritage District. New developments fit in well with historic buildings.
Business and residential areas are laced with beautiful plantings and outdoor amenities like seating, bike
racks, fountains, kiosks, interpretive plaques, and sculpture. Bikers, joggers and walkers have attractive
paths to enjoy and carriages and trolleys safely share the road with cars. While cars are accommodated
downtown, they do not dominate the environment. Institutions like schools and churches continue to be
strong and dynamic parts of the community.
Landmark homes, as well as quaint bungalows, are admired for their charm. There is a good mix of
housing opportunities, including high quality, affordable apartments, condominiums, cottage-like homes
for smaller households, and stately homes for larger families.
C. Lakeshore Neighborhood Vision
Residents outside of the downtown and adjacent to the lakeshore were asked what they wanted to see in
their neighborhoods, on the waterfront, and in neighborhood business areas. The following is a summary
of recurring themes among the participants.
In 2015, the lakefront and connecting neighborhoods maintain the charm and small-town coziness that
has been a part of neighborhood living for decades. Beach, marina and boating centers remain a strong
part of coastal character. New developments are tucked among older developments and do not impose
upon neighborhoods or the shoreline. Older homes are well-kept and primarily owner-occupied.
Residents represent various age groups, socio-economic backgrounds, cultural and racial heritages.
Locally owned and operated shops and dining establishments thrive and serve both the year-round and
seasonal populations. The quaint village character of the Lakeside business district is maintained and
enhanced. Local establishments hire and train local residents, which help strengthen community bonds.
Everyone enjoys the ambiance of free, beautiful public beaches, water, and sunsets. The area is a regional
focal point for recreational activity. Tomorrow's children will enjoy the same activities and pleasant
waterside scenes, as did their great-grandparents.
City streets are clean, safe and attractive places to be. People like to linger and mingle in the area.
Pedestrians stroll through beautiful neighborhoods and along the waterfront on a well-established trail
system to admire the splendor of lakefront views. Business and residential areas are laced with beautiful
plantings and outdoor amenities like seating, bike racks, and interpretive plaques.
The single-family nature of existing neighborhoods remains strong and desirable. Some new housing
choices are provided in the area to offer a variety of housing opportunities for various household and life-
stage needs, including small pockets of quality, affordable apartments, limited low-density
condominiums, and townhouses. Mixed-use housing and small-scale commercial developments are
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integrated in diverse and well-designed clusters. New single-family developments follow traditional city
patterns and function as interactive neighborhoods.
Alternative modes of transportation are encouraged and expanded. Sidewalks, non-motorized trail
connections and other amenities are well developed which reduce dependency on the automobile.
D. The Shared Vision
City leadership, and all residents of Muskegon share a common desire to have healthy neighborhoods. A
common theme heard by staff clearly ties to the function of a "traditional" neighborhood: "watchwords
for neighbors are mutual support and respect. People look out for one another and neighbors often
become surrogate parents and mentors for the youth of the neighborhood. Through cultural interaction,
established neighborhood standards, and formal recreational and school functions, children learn self-
respect, community pride and the sense of responsibility they need to become happy and productive
adults. They want to return to the neighborhoods in which they grew up. In general, residents are very
proud of their community."
III. Issues, Opportunities and Strategies
The following section, in table format, is a compilation of a significant amount of community input. The
comments of initial brainstorming sessions were recorded and reported back to the participants for
refinement (e.g., corrections, additions). Participants then identified general categories that their
comments could be grouped into to better organize the collective thoughts of the group. Once a
subcommittee of participants edited the comments, this distillation was presented to all original
participants for ratification. The primary purpose of this summary of issues, opportunities and strategies
is to provide a clear frame of reference of community desires. Neighborhood groups, City
Commissioners, appointed boards and commissions, and city staff can use this as a focal point for our
collective efforts to build and maintain healthy neighborhoods in this premiere waterfront city.
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Land Use, Downtown Issues Land Use, Lakeshore Issues
1. Participants were concerned that long-established single-family districts are 1. There was concern that the single-family/cottage nature of residential
being encroached upon or transitioned into commercial or multi-family waterfront areas would be significantly altered or overwhelmed by a
uses. concentration of poorly placed, high-density, high-rise development outside
the downtown. Downtown areas are more appropriate for higher density
2. Housing stock continues to be reduced in the central city. development. Appropriate densities for residential uses need to be
determined for the entire Lakeshore area.
3. There was concern that public access to the waterfront not be lost in
development and redevelopment projects. 2. Various forms of residential development need to be encouraged in
appropriate areas of the Lakeshore. The scale and nature of new
4. Because the City of Muskegon is a working city with strong residential development, especially residential, need to blend with the scale of the
areas, there are concerns that tourist-oriented businesses might get out of majority of existing contiguous development. Each new waterfront
balance with non-tourist residents and businesses. development should be carefully evaluated on a case-by-case basis.
5. When asked what kinds of uses they thought were inappropriate downtown 3. Long-established, stable single-family neighborhoods should not be
participants indicated: encroached upon or transitioned into commercial or multi-family uses.
- Heavy Industry - Casino 4. There was a fear that Pere Marquette and other contiguous areas (Channel
- Trucking - Over-sized parking lots Park, Lighthouse Park, and Beechwood Park) may be infiltrated by year-
- Pawn shops - Check cash shops round, permanent commercial ventures. The land is dedicated Charter Park
- Rent to own - Adult entertainment and should remain so. Existing seasonal businesses have not realized the
- Tattoo Parlor - Tire store profit margin they hoped for and additional permanent structures should be
- Junk yards - Commercial Storage prohibited, especially if an established business area (Lakeside) struggles to
- Aggregate on Lakeshore - Strips of storage bldgs. maintain support.
- Chain restaurants
- Single family conversions to multi-family 5. The use (or misuse) of Planned Unit developments and other "flexible"
zoning techniques within the Lakeshore area that fundamentally change the
character of a single family neighborhood require careful scrutiny by staff
and the public.
6. If Lakeshore industrial uses phase out, there should be a thoughtful reuse
plan for the property that considers the context of the area.
7. The Muskegon Lake and adjacent aquatic habitat promotes an important
fishery. Land use decisions that strip vegetation from the shores negatively
impacts the fishery and should be prevented.
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Land Use, Downtown Opportunities Land Use, Lakeshore Opportunities
1. To redevelop vacant sites. 1. Access and proximity to the waterfront and resources of Muskegon Lake
and Lake Michigan.
2. To rehabilitate old industrial structures for housing and mixed uses.
2. To develop new single-family and low density residential development.
3. To develop the downtown into a specialty shop, restaurant and
entertainment center. 3. To consolidate aggregate operations on the east end of Muskegon Lake.
4. To integrate good public access to the waterfront in cohesive design. 4. To improve alternative and non-motorized transportation.
5. To negotiate waterfront access as part of new development.
6. Development potential of the McCracken peninsula.
Land Use, Downtown Strategies Land Use, Lakeshore Strategies
1. Except for the designated Port Zone, relocate waterfront industry out of the 1. Amend the Planned Unit Development standards of the ordinance to
study area. provide more guidelines for appropriate application.
2. Institute flexible zoning districts that promote mixed use of residential, 2. Downzone the paper mill to at least an I-1 designation only if there is an
commercial and office uses. Promote mixed-use developments that have indication that the mill being phased out. This would prevent heavy
first-floor service or retail uses with office and/or residential uses on upper industry from occupying the waterfront. Since the property is large enough
floors. to be its own enclave, staff should work with the property owners to discuss
3. Place townhouses, condominiums and other high-density, middle to high a mixed use development for the site that could include light and clean
income housing near the downtown waterfront where the scale of such industrial, commercial and/or residential development. Natural shoreline in
development fits with the downtown skyline rather than scattering it along that area should be preserved and/or restored.
the coastline outside of the downtown. Promote some higher density
housing along Western to promote a 24-hour presence of human activity. 3. Any recreational development on the Amoco Property should promote a
natural buffer strip.
4. Prevent the transition of single-family homes to multiple units by
downzoning areas of the city, especially in the downtown. 4. Assess zoning of the Lakeshore corridor and consider downzoning business
5. Consolidate commercial uses along Western Avenue, Pine Avenue, and areas and rezoning some business to multi-family designations where
Third Street. appropriate.
6. Limit the density of office uses on Western Avenue to promote a 24-hour 5. Assess existing waterfront districts for an appropriate mix of land uses.
downtown.
7. Move activities into the downtown that will benefit downtown 6. Existing marina establishments should be maintained. Dockage and slips
neighborhoods (e.g., the farmer's market). on Muskegon Lake are a premium and should not be transitioned into other
uses, especially those that are not water-compatible. Preserve existing
publicly accessible slips on Muskegon Lake.
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7. Clarify zoning district regulations to differentiate uses and protect
waterfront, Lakeshore and neighborhood character.
8. Businesses located on or adjacent to the waterfront should be water-
dependent. Legitimate water-dependent uses include marinas, commercial
fisheries, docks, restaurants or other facilities that require waterfront
ambience.
9. Relocate aggregate operations in Lakeside to the east end of Muskegon
Lake where water dependent industrial uses are consolidating.
10. Increase access to the water through better use of existing access and
acquiring additional access where feasible.
11. Explore seasonal uses for Pere Marquette under a multi-use pavilion that
could also be used for recreational functions (e.g., dances)
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Housing, Downtown Issues Housing, Lakeshore Issues
1. High-speed commercial traffic is not compatible with the nature of 1. A large portion of the housing stock is well over 50 years old and may need updates
downtown neighborhoods (i.e., small yards setbacks, higher density design). and/or significant maintenance. Older citizens or first time home-owners may not
have the resources to make such home improvements.
2. Many neighborhoods are cramped for parking because the city was laid out
well before society become dependent on automobiles. Many homes lack 2. The quaint single-family nature of the neighborhoods could be jeopardized by
driveways and alley access is limited. Congestion is aggravated by home intensive, high-scale residential development.
conversions to apartments. 3. There are limited senior housing opportunities in the neighborhood. When a senior
wishes to move from their single-family home they have to leave the area.
3. The concentration, quality and proliferation of rental housing. There is also
a concern over not having a healthy mix of housing. 4. Evidence of blight is showing more in the single-family neighborhoods.
Housing, Downtown Opportunities Housing, Lakeshore Opportunities
1. The downtown has affordable housing choices. 1. The waterfront and lake is a significant amenity which keeps the desirability, and
therefore property values of the area strong.
2. Downtown housing is within walking distance of cultural and business
activities. 2. The area has an inherent high standard of property maintenance.
Housing, Downtown Strategies Housing, Lakeshore Strategies
1. Make sure in-fill homes are of high quality and are consistent with the
character of the downtown. 1. Amend the Planned Unit Development standards of the ordinance to
provide more guidelines for appropriate application of high-density
2. Build infill homes or move homes on vacant city lots. housing.
3. Investigate "point-of-sale" inspections with special attention to land
contract sales. This program may be as simple as requiring proof of a home 2. Assess zoning of the Lakeshore Drive corridor and consider downzoning
inspection by a certified professional for major items like foundations, business areas and rezoning some business to multi-family designations
furnaces, opening windows and roofs. where appropriate.
4. Strengthen housing code enforcement to prevent deterioration of homes. 3. Assess existing waterfront districts for an appropriate mix of land uses
Hold owner-occupied homes to rental standards.
5. Increase the frequency of rental inspections from once every four years to at 4. Additional multi-family development near Lakeshore areas outside the
least once every two years. downtown should be low-level, low to moderate-density, and appropriately
placed near the water, but not adjacent to it.
6. Investigate the use of shared garage space or parking areas in those areas
with limited on-site parking (e.g., the notion of "mews" of British design).
7. Investigate the adaptive reuse of large homes not viable for single family
development on a limited basis for offices, cottage industry and studios.
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Community & Economic Development, Downtown Issues Community & Economic Development, Lakeshore Issues
1. As with many other urban centers, the City of Muskegon has experienced: 1. Business areas should be confined to the existing concentrations between
Estes Ave. and McCracken. High-impact businesses should locate outside
- A significant out-migration of residents to the suburbs. of the neighborhood business district in B-4, General Business zones.
- Retail abandonment as fringe and highway interchange malls replaced 2. Measures need to be taken to fill economic gaps when waterfront industry
or displaced downtown business areas; relocates or gets phased out.
- Economic displacement as industry automation, migration and 3. Lakeside business and tourist activities are relatively isolated from the
consolidation required fewer workers; Downtown.
- Maintenance challenges of aging water, sewer, street and public utilities 4. Blight and empty storefronts in the Lakeside Business District.
systems.
2. Despite a certain level of disinvestment in the City since the 1950s, service
demands have increased. The growing need for reinvestment can outstrip
resources.
3. There is a lack of business density and geographic definition to the central
business district. There are too many vacant buildings and lots. There is a
need for more unique shops and services to serve residents and tourists,
particularly near the waterfront.
Community & Economic Development, Downtown Opportunities Community & Economic Development, Lakeshore Opportunities
1. The City can capitalize on the fact that it is situated on the largest inland 1. The City of Muskegon can capitalize on the fact that it is the largest city on
lake in West Michigan, with a deep-water port, that has access to Lake Michigan's west coast. Its character includes a unique blend of waterfront
Michigan. resort and urban entertainment.
2. There are large areas of waterfront land available for redevelopment. 2. There are several talented artists in the focus area and throughout the City
whose talents could draw activity to the City.
3. The history of Muskegon shows the community and its waterfront has
evolved significantly since its incorporation some 133 years ago (1869). 3. The City has a great deal of existing infrastructure including public water,
Nearly seven generations later, it is still a unique community with sewer, stormwater and a parks system. Full-time public safety and public
regionally significant assets. This includes an historical character and works personnel are equipped to assist with regional level events (festivals,
downtown that cannot be duplicated by suburban counterparts. etc.).
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Community & Economic Development, Downtown Opportunities
4. The City's natural and cultural assets have regional significance. The city is
home to:
- Cultural assets like the Frauenthal Center, County Museum and
associated facilities (Hackley/Hume homes, fire barn).
- Muskegon Museum of Art
- National Historic sites like the Hackley Library and Hackley
Administration building;
- Walker Arena and Muskegon Fury hockey team;
- Hackley Hospital and Mercy General Health Partners;
- Community Foundation for Muskegon County;
- Heritage Landing and the historic Union Depot
- Grand Valley State University's Water Research Institute, Baker
College and Muskegon Community College;
- Regional offices for national human service groups like United
Way, Red Cross, YMCA, and Goodwill;
- Hackley Park, the farmer's market, boat launches and public
marinas;
- A host of special events like Summer Celebration, Cherry County
Playhouse, Shoreline Spectacular, and AVP Volleyball.
- Commercial tourism like the Silversides, the Port City Princess, and
the Milwaukee Clipper.
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Community & Economic Development, Downtown Strategies Community & Economic Development, Lakeshore Strategies
1. The downtown should be developed and marketed to set it apart from the 1. Target the Lakeside business district for business development assistance.
suburban offerings of strip malls and department stores. Focus on the Link technical assistance resources with the business owners association to
development of specialty or niche businesses. assist them with development and design issues.
2. Build on the existing downtown cultural center. Arts, entertainment and 2. Promote connections between the Lakeside area and the Downtown area on
regular events like "Parties in the Park" provide a focus for the downtown. entertainment and waterfront activities that might be centered in either
Special events like Summer Celebration bring an excitement to the district (e.g., shuttles, boat transportation, programming).
downtown.
3. Investigate the potential of drawing boaters more into business areas.
3. Promote convention business development in the downtown. Perhaps more transient docks are warranted.
4. Work with neighborhood and business groups to develop consistent design 5. Develop a better design for seasonal cart and kiosk businesses at Pere
themes for the downtown. The effort should include recommendations for: Marquette.
- The location of street furniture, kiosks, formal bus stops, shelters 6. Promote development that can accommodate local artists and promote
and picnic tables. unique products and crafts of the area.
- Fixtures that are consistent and fit the historic nature of the
downtown including street signs, streetlights, fencing, etc. 7. Promote an antique mall for Lakeside Business District.
5. Concentrate regional-draw businesses around the arts and entertainment
centers on Western Avenue. 8. Consider developing a water shuttle to the North side of the channel.
6. Promote neighborhood service businesses in the Third Street and Pine 9. Promote winter recreation and tourist attractions by co-marketing with the
Street Corridors. county and other municipalities.
7. Consider increased police presence as the downtown blossoms. Foot, bike,
golf-cart shuttles and horse patrol should be considered. 10. Engage in holistic marketing to promote all features, attractions and
amenities to make the City a destination.
8. Define the types of uses that will receive any additional Renaissance Zone
designations and tie their designation to property-owner performance 11. Consider the use of business incentives and tax capturing techniques to
guarantees. upgrade the Lakeside business district.
9. Provide better/more public access to Muskegon Lake, including tie-ups for
small power and non-motorized boats, especially near downtown.
10. Provide more of a draw for boaters docking near the downtown (small
shops, convenience stores, etc.).
11. Investigate the merits of water-taxi or water shuttle services to destinations
along the City's shoreline.
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Design and Amenities, Downtown Issues Design and Amenities, Lakeshore Issues
1. Lack of neighborhood continuity. The presence of the wide, one-way, and 1. Reduction of the public's visual and physical access to the water from
relatively high-speed corridors of Muskegon and Webster aggravate the development design that is not well thought-out.
situation. Downtown neighborhoods need to be reintegrated with the 2. Dock and marine service facilities in poor repair detract visually from the
central business district with the redesign of the Muskegon and Webster shoreline. Scrapped or obsolete equipment litters the coast.
corridors. 3. Unmaintained seawalls, broken concrete and unmaintained docks which
2. Concerns with the waterfront being built-up to the point where Muskegon detract from the visual beauty of the coastline create a poor image for the
Lake cannot be seen. Residents were concerned with public access to City.
Muskegon Lake and thought structures should be placed as a backdrop and
not impose upon or block the waterfront. 4. There was concern that development of new boat slips not encroach upon
the navigable waters of Muskegon Lake.
3. Poorly lit areas and streetlights which are maintained or out of scale/context
with the nature of the neighborhood. 5. In some areas along the business district and bike trail lighting is poorly
maintained, glaring or non-existent.
4. Providing more low-cost recreation and entertainment for downtown
residents (seniors and youth in particular). Regional parks and other 6. Lack of organized beautification/design efforts for the Lakeside Business
general recreational offerings are outside of the downtown and not easily District.
accessible by downtown residents. 7. Permanent dock with appropriate parking and access for the Milwaukee
5. Poorly maintained city property (most notably, vacant lots). Clipper.
6. Failure to replace or maintain elements of downtown design (e.g., banners,
Christmas decorations, and street landscaping).
Design and Amenities, Downtown Opportunities Design and Amenities, Lakeshore Opportunities
1. There are many redevelopment opportunities downtown that can 1. The backdrops of Lake Michigan and Muskegon Lake can be accentuated
incorporate outstanding design features as part of the redevelopment. with good design.
2. There are several unique and impressive facilities and structures that 2. The waterfront offers a theme that can unite elements of the community.
provide an existing urban fabric on which to build.
Design and Amenities, Downtown Strategies Design and Amenities, Lakeshore Strategies
1. Incorporate design standards in zoning regulations that address building 1. Start a streetscape beautification plan with the Lakeside businesses to
facades, pedestrian access, street furniture and non-motorized vehicle include façade improvement and street amenities (e.g., kiosks, street
access. furniture, etc.).
2. Consider the adoption of a Harbor Ordinance, which could regulate the
2. Make design ties north/south from downtown neighborhoods to the condition of docks, seawalls and other shoreline infrastructure.
Muskegon Lake shoreline.
3. Eliminate the artificial hills on the waterfront.
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Preservation, Downtown Issues Preservation, Lakeshore Issues
1. The need to revitalize the historic, quiet nature and high quality of 1. Muskegon Lake is a prime fishery that has been diminished by
downtown neighborhoods by paying particular attention to: development. Currently, the percentage mix of relatively undisturbed
- Neighborhood design (e.g., streetlights, architecture, and general aquatic and shoreline habitat is on the lower end of what is considered
beautification). healthy for a good fishery.
- Code enforcement on poorly maintained properties before they 2. Dredge and fill around Muskegon Lake can re-suspend contaminants and
deteriorate and get demolished. destroy aquatic life.
- Protecting and rehabilitating historic structures rather than 3. The amount and quality of public access to Muskegon Lake and Lake
demolishing them. Michigan is of concern. Public facilities need to be maintained and
protected. Additional access opportunities need to be developed whenever
- Infrastructure upgrades. feasible through enhancing existing access or acquiring new access as
- Pedestrian-friendly and public transit-responsive services. available.
- Chronic public safety and image concerns like street corner drug 4. Waterfront habitat in the City should be preserved where practical.
deals, solicitation and gang activity. 5. Although the environmental quality of the area is greatly improved from the
- Empty storefronts. 1950's. There are lingering issues with sediment contamination, stormwater
runoff and damage to remaining habitat.
- Undesirable or poorly suited land uses downtown (e.g.,
warehousing and businesses with high outdoor storage 6. Muskegon Lake becomes a sink of contaminants as streams, groundwater
requirements). and stormwater carry pollutants to the receiving body (i.e., contaminants in
Ruddiman Creek).
- Needed recruiting for service businesses (e.g., grocery). 7. The "ovals" vegetation at Pere Marquette Park should be protected to
prevent blowing sand to residential areas.
2. The deterioration and lack of use or misuse of unique structures, e.g., the
Century Club, and "grand old houses" having been cut-up for multi-family
units which further crowd neighborhoods. The condition of structures on
the Pine and Third Street corridors is of particular concern.
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Preservation, Downtown Opportunities Preservation, Lakeshore Opportunities
1. Historic tax credits for structures in historic districts are an excellent means
to promote rehabilitation. 1. West Michigan is one of the few places in the entire world with freshwater
dune systems. Muskegon is a city tucked into the dunes and against Lake
2. There are many unique local businesses we could promote. Some of the Michigan. Quality of life in the City is very high, in part because of its
suggested businesses include: geographic location.
Antique shop Aquarium Artists lofts/shops 2. The city's entire Lake Michigan shoreline, over two miles worth, is held in
Bakery Professional sports Bike Rental Places public ownership. Everyone can enjoy the ambiance of beautiful beaches,
Bingo Hall Brew Pub Casino
Coffee house Convention/Vocational center water and sunsets for free.
Cross Lake Ferry Dance Club Deli
Dive shop Drug Store Dry Cleaner 3. Muskegon Lake is a 4,100-acre water body with many commercial and
Ethnic and local restaurants Financial institutions recreational opportunities. Further, the U.S. Fish and Wildlife Service
Food Courts Florist Fresh fish shop classifies the Muskegon Lake, Muskegon River, and associated wetlands as
Gas Station (fringe) Gift Shops Gift Shops/Boutiques a significant national wetland system. This resource niche gives Muskegon
Grocery Store Gym Ice Cream parlor economic and community development options many other cities simply do
I-Max Theatre Indoor Carnival not have.
Indoor farmer's market & flea
Motel Movie Theater Office Bldgs
Photographers Pool hall (classy) Reception facility
Sidewalk Café Spa Specialty Clothing
Specialty shops Sports Bar Subway
Tailor Water taxi Marine recreational industries
3. Participants were asked about key sites for development and redevelopment
Anaconda (Westran) site Apple & Pine (Dobben)
Area at Terrace/Western Boiler Works
Carpenter Bros. Property Century Club
City Parking Ramp Clay & 9th & 8th
Clay & Eastern Clay & Spring
Ginman Tire Area Mart Dock
Leighton Park Lower Western to Ninth
Medical Arts Center Michcon site
Muskegon Mall North end, Witt Buick
Old Bishop/Heethuis Bldg & vacant lot Old small train station
Ottawa Ave. Parking lot east of the Hume
Richards Park Seaway and Eastern (off towers)
Shaw Walker Building SPX Building
St. Joe's property, Monroe St. Stable property on Clay
Street development of West end of Henry to Downtown
Teledyne Medical Arts Center Pine St. Apple to Western
Empty Lots on Muskegon & Webster Excess lands from Shoreline Drive
Farmers Market to Ninth & Western Fisherman's Landing
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Foundry property at end of Western Further devel.of Heritage Landing.
Seaway and Eastern (off towers)
Shaw Walker Building St. Joe's property, Monroe St.
Third St. Corridor
Street development of West end of Henry to Downtown
Pine St. Apple to Western
4. Take advantage of existing ambiance, historic structures, horse and carriage
service, etc.
5. Young people are coming back downtown, buying homes and fixing them
up.
6. Beauty and presence of historic buildings like the redevelopment of the
Amazon.
7. Private initiatives that enhance the downtown (e.g., Monet Garden).
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Preservation, Downtown Strategies Preservation, Lakeshore Strategies
1. Continue to relocate saved historic homes in the infill areas downtown. 1. Enhance and preserve water quality through the use of natural vegetative
2. Reevaluate historic district boundaries and educate owners about their rights buffers along the shoreline. Also limit direct discharge of stormwater.
and responsibilities.
3. Use historic tax credits to promote rehabilitation. 2. Continue with cross-community and intergovernmental cooperation to
address concerns with Ryerson and Ruddiman Creeks.
4. Be more assertive about reutilizing key Western Street structures like the
Heethuis/Bishop building. 3. Work with state fisheries officials and the County Conservation Office to
5. Promote the designation of single-property historic districts. augment and protect fish habitat in Muskegon Lake.
6. Establish programs and regulations that better protect historic resources. 4. Encourage the use of Michigan Department of Natural Resources hearing
7. Clarify and strengthen codes to better address blight issues. Work more process to discuss concerns with dredging, filling, coastal armoring and
diligently to clean problem properties, including trash in yards, dilapidated encroachments on navigable waters.
homes and junk cars. 5. Large-scale or mixed use developments should be guided with incentives
8. Focus rehabilitation efforts on older homes in the downtown. Provide and design standards that protect and enhance natural amenities including
incentives to stimulate additional reinvestment in homes. aquatic and shoreline habitat so the Muskegon Lake fishery is not
9. Develop an aggressive tree replacement and enhancement program for the diminished.
downtown, especially along the Muskegon and Webster Avenue corridors. 6. Work with the Water Research Institute to monitor and improve water
10. Tie the neighborhood, cultural amenities and waterfront together with quality.
marked walkways, kiosks, landscaping, signs, and interpretive plaques.
11. Identify significant view lines and enhance or preserve them. 7. Stay educated on environmental studies and clean-up needs. Work with
other organizations and the state to facilitate clean-up of such sites.
12. Continue promoting the influx of new residents downtown.
8. Limit armoring of the coastline to existing established facilities. Encourage
use of alternative or "soft shoreline" stabilization methods. Additional
transition of any natural shoreline should be carefully evaluated.
9. Become familiar with the Michigan Department of Natural Resources
fisheries standards and manage waterfront resources.
10. Promote the use of native landscaping species to prevent invasive species
from intruding on the ecosystem.
11. Increase the level of access to the Muskegon Lake waterfront by better
utilizing the land already held in public ownership.
12. Consider an additional historic district for segments of Lakeshore Drive.
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Transportation, Downtown Issues Transportation, Lakeshore Issues
1. Safety, noise, speed, vibrations and isolation problems associated with a 1. Lakeshore Drive is the primary access to a growing peninsula. With truck
major trunkline cutting through the downtown neighborhood (Muskegon traffic and additional residential development there needs to be care not to
and Webster). Truck traffic, privacy, small front yards, and lack of trees overly congest the area. East of Lincoln Avenue the issue is compounded
along the corridors are also of concern. by the fact that the road narrows and there is limited or no shoulder.
2. The changes to Muskegon and Webster Avenues after the completion of 2. The amount, location and design of parking areas in the Lakeside Business
Shoreline Drive. The general consensus was to step down the function of area has been an issue in the past. Thoughtful design needs to be employed
the street and turn them back into two-way, local service streets. in new development and redevelopment to improve this situation.
3. Beach Street is very congested at Lakeshore Drive. A bottleneck is created
3. The ability of Shoreline Drive and the downtown to accommodate an at peak use times.
increasing number of special events and increasing attendance at special
events. Residents are particularly concerned about: 4. Truck traffic often totally blocks Lakeshore Drive. As development
increases this hazard will become more of a problem.
- Adequate public safety resources (fire, ambulance and police) and
their ability to respond in a crowded environment. 5. Heavy truck traffic down Lakeshore disrupts the neighborhoods, and the
ambiance of the area.
- Congestion and poor vehicular and pedestrian circulation; 6. From Laketon Avenue to Country Club Drive, the sidewalk is inadequate
- The invasive nature of some of the events on the neighborhood for a bike and pedestrian use.
(e.g., trespass, noise, illegal parking).
- Adequate, well-placed and well designed parking areas.
- Adequacy of the route/design for truck traffic.
4. Shoreline Drive's design creates a barrier between the central business
district, its neighborhoods, and the waterfront.
5. There are conflict points between pedestrians and cars along north/south
streets as people try to access the waterfront, especially on 9th street.
Transportation, Downtown Opportunities Transportation, Lakeshore Opportunities
1. Downtown neighborhoods can be strengthened by new developments when 1. Development of the bike trail west of Laketon Avenue.
Shoreline Drive is complete. There is an opportunity to integrate the
downtown with the shoreline and the neighborhoods with commercial 2. The presence of water offers the opportunity for various modes of water
activity during this process. transportation.
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Transportation, Downtown Strategies Transportation, Lakeshore Strategies
1. Assemble a design team (e.g. engineer, urban designer, transportation 1. The design of parking areas along Lakeshore should promote shared
planner) to work with neighborhood representatives, city staff, commercial parking and design connections for foot traffic among facilities.
interests and Michigan Department of Transportation to retool the
Muskegon and Webster corridors and revitalize urban neighborhoods. 2. Do not locate parking lots adjacent to the water. Design parking so it does
Consider: not isolate people from the water or block waterfront views.
- Start the process with a design group that actively involves the 3. Investigate the use of other modes of transportation to limit congestion
residents and business representatives. This process should serve as during summer events at Pere Marquette Park.
the foundation for design efforts.
- Two lanes of traffic, two-way with two lanes of parking in select 4. Consider a turn-lane where Edgewater Street connects with Lakeshore
areas. Drive.
- Restrict access to Muskegon Avenue where it meets Shoreline
Drive. 5. Help facilitate common or shared parking agreements among Lakeside
merchants.
- "Bump-out" terraces in various areas to improve neighborhood
design and calm traffic. 6. Review on-street parking policies and spaces. Consider working with the
- Narrow the streets. paper mill to redesign staging areas to keep trucks from using the main
thoroughfare as a maneuvering lane and docking area.
- De-sync traffic lights, remove some signals and provide 4-way
stops in residential stretches of the corridor. 7. Encourage the reduction of truck traffic on Lakeshore Drive from gravel
- Create a small scale internal loop to cross-link neighborhoods with transport by facilitating the relocation of Lakeside gravel operations to the
commercial districts and the shoreline. east of the lake.
- Expand terraces in select spots and plant street trees in bump-out 8. Provide signs on common truck routes to prevent truckers confusion or
areas. misdirection.
- Provide boulevard islands along parts of the stretch. 9. Limit high-density residential and commercial development along
- Limit truck traffic on the corridors. Create truck routes and weight Lakeshore Drive to limit concentrations of high-volume traffic since
limits throughout the city. opportunities to expand the roadway are limited.
- Provide a traffic calming transition between the residential and
business areas of both the Muskegon and Webster corridors, such 10. Provide well-designed pedestrian crossings in the Lakeside business district,
as, curbing bump-outs or pavement narrowing in the residential area particularly along marina/business district interfaces where boaters may
that may not be applied in the commercial area. want to cross Lakeshore to business establishments. Consider pedestrian
right-of-way walks like those found in coastal communities along the east
2. Perform a comprehensive downtown traffic study that evaluates traffic coast.
patterns, (especially all one-ways downtown) in light of Shoreline Drive
being completed. 11. Use traffic calming techniques and design to slow traffic along the
Lakeshore corridor, especially near business and marina areas.
3. Evaluate problem intersections like the Pine and Clay intersection and the
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Spring and Webster intersection. 12. Investigate realigning Lakeshore Drive by the paper mill to make room for
maneuvering and loading areas off the public right-of-way.
4. Investigate the needs of alternative transportation, including expanded bus
service, shuttles, trolleys, boaters and bikers. Pay particular attention to 13. Consider an extra lane at Beach Street to separate right and left turning
crossings and overpasses over Shoreline Drive to connect the central movements.
business district and its neighborhoods to the waterfront. Look to Chicago
and Duluth as models for doing this. 14. Consider seasonal traffic control at the Beach, Lakeshore Drive intersection.
5. Provide alternative transportation amenities throughout the downtown like
bus-stops, cab stands, marked walking or jogging routes. Pay special
attention to a connection between the downtown and the High School.
6. The design of parking areas in the downtown should promote consolidated,
shared parking and parking decks or ramps where appropriate.
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