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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
MINUTES
May 11, 2017
Chairman T. Michalski called the meeting to order at 4:00 p.m. and roll was taken.
MEMBERS PRESENT: F. Peterson, J. Doyle, T. Michalski, E. Hood, J. Montgomery-Keast,
M. Hovey-Wright, B. Larson
MEMBERS ABSENT: B. Mazade, excused; S. Gawron
STAFF PRESENT: M. Franzak, D. Renkenberger
OTHERS PRESENT: L. Spataro, 1567 6th St.; D. Gregersen, 241 W Muskegon Ave.
APPROVAL OF MINUTES
Approval of the Minutes of the regular meeting of April 13, 2017 will be done at the next meeting.
PUBLIC HEARINGS
Introduction. All requests pertained to the smaller lot zoning and expansion of the Form Based Code,
Urban Residential Context Area that the Planning Commission had been discussing over the past six
months. During that time, staff held two public workshops and discussed these plans in depth with the
neighborhood associations, making some changes to the original plans based on their input. Zoning
maps were provided to board members, depicting the parcels to be rezoned and their proposed new
zoning designation. Information describing the development standards in R-2 and R-3 zones, and the
Form Based Code excerpt describing the development standards for the Urban Residential Context
Area were also provided. Staff studied each block and determined that if a majority of the parcels on
a block had between 30-39 feet of road frontage, that block would be rezoned to R-3. If a block had a
majority of its parcels with road frontage between 40-49 feet, it would be rezoned R-2. Blocks with a
majority of parcels with road frontage 50+ feet would retain their R-1 zoning. The Zoning Enabling
Act did not require that individual property owners be notified of the rezoning requests if it involved
11 or more contiguous parcels; the first three hearings all met that standard so individual notices were
not mailed. Case 2017-11 had only six contiguous parcels so notices were mailed to individual property
owners. Staff received no responses in favor of, or opposed to the requests.
Hearing, Case 2017-08: Staff-initiated request to rezone several parcels to Form Based Code, Urban
Residential Context Area. M. Franzak pointed out the affected parcels on the provided map. Staff had
reduced the number of parcels from earlier presentations after considering input from the public. He
distributed photos of some of the larger homes in the affected area.
M. Hovey-Wright asked if the zoning change would allow more of the large homes to be carved up
into apartments. M. Franzak stated that requests of that nature would be required to meet the current
standards for apartment size, which would make it difficult to create several small units from one large
home. J. Montgomery-Keast asked if this request was just formalizing what was already existing in
the subject areas. M. Franzak stated that these changes would allow for more infill in the
neighborhoods, as more vacant lots would be allowed to be built on.
L. Spataro represented the Nelson Neighborhood Improvement Association (NNIA). He thanked staff
for taking the neighbors views into consideration. He stated that the new standards would allow more
flexibility and use of parcels that were currently vacant. He also stated that the larger homes that would
allow division into apartments would most likely be too large for someone to maintain as a single
family home anyway. He stated that the NNIA supported this request.
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 rezone the parcels to Form Based Code, Urban Residential, as described
on the map be recommended for approval to the City Commission, was made by B. Larson, supported
by J. Montgomery-Keast and unanimously approved, with F. Peterson, J. Doyle, T. Michalski, E. Hood,
J. Montgomery-Keast, M. Hovey-Wright, and B. Larson voting aye.
Hearing, Case 2017-09: Staff-initiated request to rezone several parcels to R-2, Single Family Medium
Density Residential District. M. Franzak pointed out the affected parcels on the map provided. He
stated that the R-2 district would encompass properties with 40 to 49 feet of street frontage. Staff
studied the blocks in the proposed R-2 area and determined that most lots in the area were between 40
and 49 feet wide.
J. Doyle asked how multi-family homes in those areas would be affected. M. Franzak explained the
rules regarding multi-family homes in single family districts and stated those would not change. D.
Gregersen asked about parking requirements for the homes. M. Franzak stated that a 40-foot lot would
be able to accommodate a driveway, and any new houses built would be required to provide 2 parking
spaces. D. Gregersen asked about homes already existing. M. Franzak stated that those homes would
be grandfathered in.
A motion to close the public hearing was made by J. Doyle, supported by B. Larson and unanimously
approved.
A motion that the request to rezone the parcels to R-2, Single Family Medium Density Residential
District as described on the map be recommended for approval to the City Commission, was made by
J. Montgomery-Keast, supported by B. Larson and unanimously approved, with F. Peterson, J. Doyle,
T. Michalski, E. Hood, J. Montgomery-Keast, M. Hovey-Wright, and B. Larson voting aye.
Hearing, Case 2017-10: Staff-initiated request to rezone several parcels to R-3, Single Family High
Density Residential District. M. Franzak pointed out the affected parcels on the map provided. He
stated that the R-3 district would encompass properties with 30 to 39 feet of street frontage, and only
single family homes could be built in these districts. J. Doyle asked what the difference was between
the medium- and high-density districts. M. Franzak stated that the lot size requirements were different.
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 rezone the parcels to R-3, Single Family High Density Residential District,
as described on the map be recommended for approval to the City Commission was made by J. Doyle,
supported by M. Hovey-Wright and unanimously approved, with F. Peterson, J. Doyle, T. Michalski,
E. Hood, J. Montgomery-Keast, M. Hovey-Wright, and B. Larson voting aye.
Hearing, Case 2017-11: Staff-initiated request to rezone 311, 317, 329, 331 and 335 W Muskegon Ave
and 1138 4th St from RT, Two Family Residential District to Form Based Code, Urban Residential
Context Area. M. Franzak stated that the affected property owners on this case were individually
notified of the proposed rezoning; no objections were received.
L. Spataro stated that the NNIA had no objection to the request.
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 rezone 311, 317, 329, 331 and 335 W Muskegon Ave and 1138 4th St
from RT, Two Family Residential District to Form Based Code, Urban Residential be recommended
for approval to the City Commission . was made by M. Hovey-Wright, supported by B. Larson and
unanimously approved, with F. Peterson, J. Doyle, T. Michalski, E. Hood, J. Montgomery-Keast, M.
Hovey-Wright, and B. Larson voting aye.
NEW BUSINESS
None
OLD BUSINESS
Rezoning Update - M. Franzak stated that he hoped to complete the rezoning process in 2 more
meetings.
2330 Barclay Ave. – M. Franzak stated that someone had recently spoken to him about a plan to
redevelop the site of the former Moose Lodge at 2330 Barclay Ave. He explained the proposal and
answered questions from the board. The property owner hoped to present a plan to the board at their
next meeting.
OTHER
Project Updates – M. Franzak and F. Peterson updated board members on other projects in the City,
including the Sappi/Pure Muskegon site, BC Cobb plant and the former Time Out Lounge.
There being no further business, the meeting was adjourned at 4:34 p.m.