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current junction of U.S. 31 and the which are encouraged along the lake Primary goals of such oversight are to
Causeway (Veteran's Memorial High- (i.e. restaurants, hotels, recreational fa- encourage a higher level of aesthetics,
way). cilities). preserve/ protect view-sheds, provide
public access, and promote environ-
Work to develop a staging area for Typical of most zoning schemes in ma- mentally sensitive design in exchange
a cross-lake ferry near downtown. ture urban areas, many aspects of the for greater site plan flexibility.
City's current zoning appear largely to
Work with Sappi officials to better affirm historic land uses, rather than Integral to an effective PUD program,
manage truck traffic volume on Lake- attempting to change them in any pro- is the adoption of specific design crite-
shore Drive. Options include: physical found way. Besides the aforemen- ria for all residential, waterfront ma-
modifications to entrance and unload- tioned W-2 and L-R, the major classi- rine, commercial and industrial zones
ing areas, as well as traffic flow man- fications include Industrial (I-2), Open along the lake. Design considerations
agement measures such as, restrictions/ Space Conservation (OSC), and Busi- should include:
prohibitions on truck arrivals/ depar- ness (B-2). Conspicuously absent, are
tures during commuting hours. most residential classifications al- Detached or recessed garages and
though most would be allowed in other carports (residential areas).
Further study the development of zones as a permitted or special use.
alternative route from Lakeshore Drive Maximum setbacks or "build-to"
to Sherman Blvd. Recommendations: lines (residential and commercial ar-
eas).
Lakefront P.U.D.
H. Zoning Maximum/ minimum residential
lot sizes (residential areas).
Existing Conditions In attempting to control the quality of
development in sensitive lakeside ar-
eas, a Planned Unit Development Discourage/ prohibit gated com-
With the exception of higher density (PUD) overlay zone is strongly sug- munities (residential areas).
residential areas, the City's existing gested along the entire lakeshore. PUD
lakeshore zoning includes almost every should not be construed as an addi-
zoning classification found within the tional layer of regulatory control, but
larger City. A few special designations rather as a way to encourage a superior
such as Lakefront Recreation (L-R) and level of design, responsive to the par-
"Waterfront Marine" (W-2) are used to ticular characteristics of a given site.
address the special types of land uses
Waterfront Redevelopment Sub-Plan 26
Extension of street grid to the Require parking lots to have gen- Foundry sand was commonly used as
lakeward side of Lakeshore/ Shoreline erous perimeter and interior landscap- fill throughout the City, and is gener-
Drives (all areas where feasible or prac- ing. ally considered hazardous if disturbed.
tical). The latter material is mostly harmless
Apply maximum height and/or (benign), but is notoriously unstable
Require larger commercial build- bulk restrictions in sensitive view- and often requires additional filling to
ings to be situated at right angles to the sheds. (*Note: Variance should be al- prevent settling.
shoreline (except where a different lowed if it can be shown that develop-
treatment is warranted). ment minimally or favorably impacts Other potential hazards include under-
an existing view-shed. Variance may ground storage tanks especially in the
Limit building "footprint" size also be allowed if the developer miti- vicinity of the petroleum tank farm
through floor area ratio (FAR) or other gates the view impact by narrowing the where the remaining presence of petro-
bulk control devices (commercial and building footprint (bulk), orienting the leum based contaminants continues to
industrial). building at an angle to the shoreline, or pose a hazard to Muskegon Lake.
by dedicating and developing public
Promote/ require a reduction in the access easement.) Finally hazardous runoff into Rudi-
visual mass of larger buildings through mann Creek and other tributaries con-
such design devices as recessions and tinue to present hazards to local wild-
protrusions in the building wall, gables, I. Environmental Issues life. While nearly the entire lakeshore
L-shapes, change of roof height/ pitch has been classified as a "facility" by the
etc. (all areas). Department of Environmental Quality
As discussed above, the historical de- (DEQ), there are no known CERCLA
Prohibit "pole-barn" type con- velopment of the Muskegon Lake (Superfund) sites on the southern shore
struction. (unarticulated building walls, shoreline involved extensive cutting, of Muskegon Lake.
metal surfaces etc.) filling and dredging to accommodate
waterfront dependent industry and As discussed in the City of Muskegon
Encourage buildings that have commerce. It is widely known that Master Plan, and in the Muskegon Lake
maximum transparency (numerous much of the fill material used to create Remedial Action Plan (RAP),
windows and other openings). Limit the numerous land spits and jetties were
use of tinted or reflective glass). waste materials originating from these
industries themselves; most notably
foundry sands and lumber mill debris.
Waterfront Redevelopment Sub-Plan 27