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CITY OF MUSKEGON
PLANNING COMMISSION
REGULAR MEETING
DATE OF MEETING: Thursday, June 18, 2020
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Zoom/ City of Muskegon Government Facebook Page
AGENDA
I. Roll Call
II. Approval of Minutes from the special meeting of June 11, 2020.
III. Public Hearings
A. Hearing, Case 2020-11: Request to amend the Planned Unit Development at 1875 Waterworks Rd;
1490 Edgewater St; and 3400, 3460, 3474 Wilcox Ave, by Damfino Development, LLC.
IV. New Business
V. Old Business
VI. Other
VII. Adjourn
AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE
CITY COMMISSION AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES
The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio tapes
of printed materials being considered at the meeting, to individuals with disabilities who want to attend the meeting, upon twenty-four hour
notice to the City of Muskegon. Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by
writing or calling the following:
Ann Meisch, City Clerk
933 Terrace Street
1
STAFF REPORT
June 18, 2020
Hearing, Case 2020-11: Request to amend the Planned Unit Development at 1875 Waterworks Rd; 1490
Edgewater St; and 3400, 3460, 3474 Wilcox Ave, by Damfino Development, LLC.
SUMMARY
1. The Docks PUD was approved by the City Commission on June 25, 2019.
2. The proposed changes in this plan are:
• The elimination of the boardwalk and platform in Muskegon Lake.
• The beach will be removed and be replaced with a buildable lot.
• Lot #70 (Now #71) is increased in size.
• A new beach would be placed where lots 114-116 were previously located.
• The south wall of the channel is being moved with a reduction in width from 140’ to 120’. .
3. No parking spaces are proposed for the beach, nor were any proposed for the beach in the plan that
was already approved. Street parking is currently not allowed on Edgewater St.
4. Please see the enclosed PUD plan.
STAFF RECOMMENDATION
Staff recommends approval of the PUD. The amended plan reduces the density and increases the open
space.
DELIBERATION
Motion for consideration:
I move that the request to amend the Planned Unit Development at 1875 Waterworks Rd; 1490 Edgewater
St; and 3400, 3460, 3474 Wilcox Ave be recommended to the City Commission for (approval/denial).
2
Planned unit Development
Application for Amendment to PUD
May 21, 2020
Table of Contents
The Docks Development
Executive Summary
Amendment to PUD
Impact on Density and Open Space Requirements
EXHIBITS
A. Identification of changes to the approved PUD plan
B. Revised site plan
Executive Summary
This is a request for a minor change to the Planned Unit Development (PUD) for The Docks that
was approved by the City Commission on June 25, 2019. Damfino Development, LLC is
requesting to relocate the beach amenity from the north side of the proposed channel to the
south side of the channel, increasing size and accessibility to neighboring residents. This change
will result in an increase in open space and a decrease in residential units.
Amendment to PUD
The locations of the items in the following list are identified on EXHIBIT A.
A. The proposed boardwalk and platform in Muskegon Lake will be eliminated from the
plan. A permit application with the United States Army Corps of Engineers will include a
request to remove all remnants of the old sand load out conveyor.
B. The beach/open space will be removed from the plan and replaced with a buildable lot,
new #66. All lot numbers above 65 have been renumbered.
C. Lot #70 (now #71) is increased in size.
D. Lots 114 – 116 are removed from the plan and a beach will be created in this area. A
permit application with the United States Army Corps of Engineers will include a request
to remove the rip rap from the shoreline except as needed to protect the willow tree
and the relocated cul‐de‐sac.
E. The south wall of the channel is being moved with a consequent reduction in width from
140’ to 120’.
EXHIBIT B is a revised site plan reflecting the above changes.
Impact on Density and Open Space Requirements
On the following page are the calculation of the density, open space and waterfront access
requirements of the zoning ordinance.
Below is the legend for the drawing.
DATE: May 21, 2020
POST DEVELOPMENT DENSITY CALCULATION
TOTALS NOTES
UNDEVELOPABLE AREAS
Wetland Area 3.63 Acres Provided Wetland Area
Surface Water/Floodplain 12.18 Acres Boat Basin
Street R.O.W 11.85 Acres
Area of Storm Ponds 1.50 Acres
Area of Steep Slopes 9.52 Acres Includes CDA and Banks above wetland
TOTAL UNDEVELOPABLE AREAS 38.68 Acres
OVERALL AREA OF PROPERTY 76.68 Acres This is the proposed PUD Boundary.
NET DEVELOPABLE AREA 38.00 Acres
ALLOWED NO. OF DWELLING UNITS = 275 NET DEVELOPABLE AREA / MINIMUM LOT SIZE
NET DENSITY 7.2 units per acre MINIMUM LOT SIZE = 6,000 SFT FOR R-1
OPEN SPACE CALCULATION
Section 403.4 requires a minimum of 15% of the site to be dedicated common open space.
At least one third of the dedicated open space shall be usable open space.
Open Space
Wetland 3.63 Acres
Green Belts and Parks 6.41 Acres Excludes Stormwater Basins
Critical Dune/Steep Slopes 9.52 Acres
Total Open Space 19.56 Acres
Overall Area of Property 76.68 Acres
Percentage Open Space 25.51%
Usable Open Space (Green Belts, Parks
and Dune) 15.92 Acres
Percentage Usable Open Space 81.42%
WATERFRONT CALCULATION
Section 403.6 requires a minimum of 50% of the shoreline be
open space
Accessible Waterfront
Boardwalk 1,515 feet
Green Belt (Boat Basin) 1,479 feet
Green Belt (Muskegon Lake) 236 feet
Total Accessible Waterfront 3,230 feet
Total Waterfront
Muskegon Lake 1,014 feet
Boat Basin 5,367 feet
Total Length of Waterfront 6,381 feet
Percentage Accessible Waterfront 50.62%
3106
3107
3105
581.63
3104
581.70
581.41
MM
MM OLDWWODDOCKPOST
581.60
OLDWWODDOCKPOST
MM OLDWWODDOCKPOST
MM OLDWWODDOCKPOST
10' WATER EASEMENT 3103
3102
3101
MM
MM
3098
581.70
3099
581.73
3100
581.71
MM
581.57
OLDWWODDOCKPOST
581.70
OLDWWODDOCKPOST
581.83
MM
MM
OLDWWODDOCKPOST
MM OLDWWODDOCKPOST
OLDWWODDOCKPOST
OLDWWODDOCKPOST
3097
581.39
MM OLDWWODDOCKPOST
3096
581.40
MM OLDWWODDOCKPOST
10' HARBOUR TOWNE MARINA SANITARY
AND WATER EASEMENT
3094
3095
581.61
581.59
MM
MMOLDWWODDOCKPOST
OLDWWODDOCKPOST
3093
3092
581.71
3091
581.75
MM OLDWWODDOCKPOST
581.69
MM OLDWWODDOCKPOST
MM OLDWWODDOCKPOST
10' HARBOUR TOWNE
MARINA ACCESS EASEMENT 3090
581.88
3089
MM OLDWWODDOCKPOST
581.59
MM OLDWWODDOCKPOST
EH
AR
BO
UR
TO
PIG
WN
EO
E
HIL N
CIR
LC
T
ACCESSIBLE
T
WATERFRON
SURFACE WATER / FLOODPLAIN
(LIMITS OF BOAT BASIN)
ATERFRONT
ACCESSIBLE W
MANHATTAN AVE
EDGE
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SAN
R
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STR
T
ACCESSIBLE
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WATERFRON
BP
BRIGHTON AVE
RFRONT
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ACCESSIB
WINDWARD DRIVE
WATERFRONT
ACCESSIBLE
E HAR BO U R TOWN
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ARLINGTON AVENUE
CIR
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STR
PARK PLACE
EET
(VA
SURFACE WATER / FLOODPLAIN
(LIMITS OF BOAT BASIN)
CAT
20' SANITA
ED)
RY EASEME
NT
20' WATER
EASEMENT
LIMITS OF WETLAND AREA
E DGE
228.2'
W
121.6'
A
70.0'
TER S
273.2'
TREET
EDG
WIL
COX
EW
AVE
NUE
A
UG-E
TER
G
STR
WIL
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AV
EN
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E
G
RR
YS
TRE
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AREA EXCLUDED FROM
ET
-E
OH
OVERALL PROPERTY
CALCULATION
10019
0.00
PROPOSED LEGEND
UPOLE
G
WA
-E
OH
WIL
COX
LNU
PROPERTY LINE SPLIT
10014
AVE
TS
0.00
UPOLE
G
NUE WETLAND AREA
TRE
E
H-
SURFACE WATER / FLOODPLAIN (BOAT BASIN)
-E
-EOH
O
OH
ET
6132
600.47
STREET R.O.W.
Guy Anchor
6133 6138
600.38 6139 6140
601.11
600.96
Guy Anchor 600.68
Power Pole
Power Pole
SIGN
6142
600.09
GREEN AREAS AND PARKS
Fire Hydrant
AREA OF STEEP SLOPES
PLU
ACCESSIBLE WATER FRONT
LA
W
OH-E
M
-GE
OH
A
KE
TE
AVE
SH
R
OR
W
N
N
O
ED
UE
RKS
RI
VE
RO
D A
0 100' 200'
PLANT SCHEDULE
F
TREES CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
0 AS Acer saccharum Sugar Maple 2.5" Cal B&B 48
0
D
BP Betula papyrifera Paper Birch 2.5" Cal B&B 18
E
PO Platanus occidentalis American Sycamore 2.5" Cal B&B 46
SITE LIGHTING:
0f!?; pp Populus balsamifera Balsam Poplar 2.5" Cal B&B 14
PARADIGM DESIGN
0
ARCHITECTS I ENGINEERS
UNIVERSE BRAND BY ARCHITECTUAL AREA LIGHTING TC
A
Tilia cordata Littleleaf Linden 2.5" Cal B&B 59
0
550 3 Mile NW, Suite B
Grand Rapids. Ml 49544
STREET LIGHTS 14-16', FULL CUT OFF FIXTURES
(616) 785-5656
C
ZG Zelkova serrata "Green Vase· Sawleaf Zelkova 2.5" Cal B&B 23
0 BOLLARD LIGHTS
117
Grand Rapids I Phoenix I Traverse City
0 BUILDING FIXTURES EVERGREEN CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY
118 www.paradigmae.com
J
PG Picea glauca White Spruce 6-T Ht B&B 47
119
0
120 J PB Picea glauca densata Black Hills Spruce 6-7' Ht B&B 44
B 121
-,
J
. -7
i
: 123 III 1
. 1141111142 111143
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DAVID E. HENDERSH□TT
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Ml - REGISTRATION #62□1038725
EXP. DATE I 0/3 l lZ□1 9
PROJECT
I lj I lj1lj11·,-11 THE DOCKS
95 94 93 92
1
I I I· I I I I I 91 / I 90 I1 89 I
11 11 11 I I I
BOAT BASIN
- ... --...
APPROX. 3400 WILCOX AVE,
MUSKEGON, Ml 49440
DEVELOPER
DAMFINO
DEVELOPMENT, LLC
(231) 722-6691
560 MART ST,
MUSKEGON, Ml 49440
"t,7' RELEASE DATE
'%,'(;;
·0
DATE DESCRIPTION
'
05-23-19 FINAL PUD SUBMITTAL
"
A .•
" <...,.,.,__,
...,_,., '-'..I
RETAINING WALL /»�·,
=
13
'----'...=:--::::_ ..:_
'
I, I,
\ ;IDEWALK
PARKING
'
� J \ SIDEWALK
DRIVEWAY ACCESS DRIVE
.
·\,
'."--".,.
CROSS SECTION A
PROJECT
\
1806064
= = = = cP
SHEET
I, I,
' \ ;IDEWALK
ONEWAY PARKING GREEN SPACE PARKING ONEWAY PARKING
,
1- 1- \ ;IDEWALK
DRIVEWAY ACCESS DRIVE
NOTE: ALL UTILITIES SHOWN ARE APPROXIMATE
LANDSCAPE PLAN AND
SITE AMENITIES
CROSS SECTION B
LOCATIONS FROM FIELD DATA AND AVAILABLE
INFORMATION. THEY SHOULD NOT BE INTERPRETED
AS EXACT LOCATIONS NOR SHOULD THEY BE
ASSUMED TO BE THE ONLY UTILITIES IN THE AREA
0 -- 120' 240'
L-101
EXHIBIT B
BEACHAREA