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CITY OF MUSKEGON
FO R M B A S E D C O DE
AUGUST 25, 2015
Muskegon Form Based Code
Adopted: May 26, 2015
Effective: June 5, 2015
The Muskegon Form Based Code was a collaborative effort
between the City of Muskegon, the Muskegon Community
Foundation, Downtown Muskegon Now, the Downtown
Muskegon Development Corporation, and the Muskegon
Lakeshore Chamber of Commerce.
The Consultants for the Muskegon Form Based Code:
Mark F. Miller AIA AICP, Nederveld, Inc.
Lynée Wells AICP, Williams & Works
CITY OF MUSKEGON
Planning, Zoning, and Recreation Department
933 Terrace Street
Muskegon, MI 49443
(231) 724-6702
www.muskegon-mi.gov
TABLE OF CONTENTS
What is a Form Based Code?............................................................................................................................................................i.1
Creating a Solid Foundation for the Muskegon Form Based Code.............................................................................................i.2
The Public Process for the Muskegon Form Based Code..............................................................................................................i.5
Guiding Principles for the Muskegon Form Based Code...............................................................................................................i.8
Muskegon Form Based Code Wayfinding.......................................................................................................................................i.9
How to Use the Muskegon Form Based Code...............................................................................................................................i.10
2001.00 Title........................................................................................................................................................................................1.1
2001.01 Purpose.................................................................................................................................................................................1.1
2001.02 Scope...................................................................................................................................................................................1.1
2002.00 Applicability.........................................................................................................................................................................2.1
2002.01 Site Plan/Plot Plan Procedures...........................................................................................................................................2.1
2002.02 Special Land Uses...............................................................................................................................................................2.2
2002.03 Form Based Code Departures...........................................................................................................................................2.2
2002.04 Adoption and Effective Date............................................................................................................................................2.3
2003.00 Applicability.........................................................................................................................................................................3.1
2003.01 Bonuses and Incentives......................................................................................................................................................3.1
2003.02 Encroachments...................................................................................................................................................................3.1
2003.03 Height Measurement of Buildings......................................................................................................................................3.2
2003.04 Outdoor Seating..................................................................................................................................................................3.2
2003.05 Transparency.......................................................................................................................................................................3.2
2003.06 Accessory Buildings and Structures...................................................................................................................................3.3
2003.07 Roof Top Screening.............................................................................................................................................................3.3
2003.08 Nonconformities..................................................................................................................................................................3.3
2003.09 Lighting.................................................................................................................................................................................3.3
2003.10 Appeals................................................................................................................................................................................3.4
2003.11 Fencing................................................................................................................................................................................3.4
2003.12 Trash Enclosures...................................................................................................................................................................3.4
2004.00 Applicability.........................................................................................................................................................................4.1
2004.01 Lot Requirements.................................................................................................................................................................4.1
2004.02 Block Requirements............................................................................................................................................................4.1
2004.03 Access Requirements.........................................................................................................................................................4.1
2004.04 Driveway Requirements.....................................................................................................................................................4.1
2004.05 Platting Requirements........................................................................................................................................................4.1
2004.06 Sidewalk Requirements......................................................................................................................................................4.1
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE TABLE OF CONTENTS
TABLE OF CONTENTS
2005.00 Purpose ................................................................................................................................................................................5.1
2005.01 Applicability.........................................................................................................................................................................5.1
2005.02 Context Area Map (Regulating Plan)...............................................................................................................................5.2
2005.03 Context Area Overview......................................................................................................................................................5.4
2005.04 Summary of Building Types Permitted in Each Context Area.........................................................................................5.6
2005.05 Downtown (DT) Context Area...........................................................................................................................................5.7
2005.06 Main Street (MS) Context Area........................................................................................................................................5.13
2005.07 Main Street Waterfront (MSW) Context Area................................................................................................................5.19
2005.08 Neighborhood Core (NC) Context Area........................................................................................................................5.25
2005.09 Neighborhood Edge (NE) Context Area........................................................................................................................5.31
2005.10 Urban Residential (UR) Context Area.............................................................................................................................5.37
2006.00 Purpose................................................................................................................................................................................6.1
2006.01 Applicability.........................................................................................................................................................................6.1
2006.02 Building Types by Context Area.......................................................................................................................................6.1
2006.03 Contents of this Section....................................................................................................................................................6.1
2006.04 How to Use this Section....................................................................................................................................................6.2
2006.05 Standards for all Building Types........................................................................................................................................6.5
2006.06 Building Type Overview.....................................................................................................................................................6.6
2006.07 Summary of Building Types Permitted in Each Context Area.......................................................................................6.8
2006.08 Mixed-Use Building Type....................................................................................................................................................6.9
2006.09 Retail Building Type..........................................................................................................................................................6.23
2006.10 Flex Building Type.............................................................................................................................................................6.33
2006.11 Cottage Retail Building Type..........................................................................................................................................6.45
2006.12 Live / Work Building Type.................................................................................................................................................6.55
2006.13 Large Multi-plex Building Type........................................................................................................................................6.67
2006.14 Small Multi-plex Building Type.........................................................................................................................................6.79
2006.15 Rowhouse Building Type.................................................................................................................................................6.89
2006.16 Duplex Building Type........................................................................................................................................................6.99
2006.17 Detached House Building Type....................................................................................................................................6.109
2006.18 Carriage House Building Type.......................................................................................................................................6.119
2006.18 Civic Building Type..........................................................................................................................................................6.123
2007.00 Purpose................................................................................................................................................................................7.1
2007.01 Applicability.........................................................................................................................................................................7.1
2007.02 Public Realm Mobility Choice..........................................................................................................................................7.1
2007.03 Standards for all Public Realm Types................................................................................................................................7.2
2007.04 Bicycle Facilities..................................................................................................................................................................7.4
2007.05 Public Realm Type Overview............................................................................................................................................7.5
2007.06 Boulevard Public Realm Type...........................................................................................................................................7.6
2007.07 Commercial Street Public Realm Type.............................................................................................................................7.8
2007.08 Transitional Street Public Realm Type...........................................................................................................................7.10
2007.09 Parkway Street Public Realm Type...............................................................................................................................7.12
2007.10 Arterial Public Realm Type..............................................................................................................................................7.14
2007.11 Waterfront Edge Public Realm Type..............................................................................................................................7.16
TABLE OF CONTENTS DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
TABLE OF CONTENTS
2009.00 Purpose ...............................................................................................................................................................................9.1
2009.01 Applicability.........................................................................................................................................................................9.1
2009.02 Specific Sign Requirements ...............................................................................................................................................9.1
2009.03 Off Premise Advertising ......................................................................................................................................................9.1
2009.04 Non-conforming Signs .......................................................................................................................................................9.1
2009.05 Removal ..............................................................................................................................................................................9.1
2009.06 Sign Type Overview ...........................................................................................................................................................9.2
2009.07 Sign Band ............................................................................................................................................................................9.3
2009.08 Wall Sign ...............................................................................................................................................................................9.4
2009.09 Projecting Sign ....................................................................................................................................................................9.5
2009.10 Awning and Canopy Sign .................................................................................................................................................9.6
2009.11 Window Sign .......................................................................................................................................................................9.7
2009.12 Ground Sign ........................................................................................................................................................................9.8
2009.13 Summary of Dimensional Requirements for Signs ............................................................................................................9.9
2009.14 Summary of Sign Quantities Permitted ..........................................................................................................................9.10
2010.00 Applicability
Definitions A - Z
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE TABLE OF CONTENTS
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INTRODUCTION
WHAT IS A FORM BASED CODE?
Form Based Codes (FBC) represent a paradigm shift in the way that we regulate the built environment. This shift was
necessary because the conventional, use-based approach to zoning has been shown to be ineffective for regulating
diverse, urban, mixed-use environments.
The City of Muskegon is using Form Based Coding to achieve the vision, goals, and outcomes for downtown that were
established by previous planning endeavors conducted by the City and her citizens. These plans include the 2003
Imagine Muskegon Plan, the 2008 Downtown and Lakeshore Redevelopment Plan, and the 2015 City of Muskegon
Parking Strategy. These plans and strategies envision a downtown that is a walkable, mixed-use, urban place with a
diversity of housing choices, vibrant retail, restaurants, and services, and a mix of job opportunities.
The formal short definition of a Form-Based Code is as follows:
Form Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than
separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations,
not mere guidelines. Form-Based Codes are an alternative to conventional zoning.
- Form Based Codes Institute
Unlike conventional codes, FBCs use the intended form and character of a place (or context) as the organizing principle or
framework of the code (rather than use) and regulate a series of important elements not just to create a good individual building,
but rather a high-quality urban place.
The naming conventions in FBCs reflect the intended physical form and hierarchy of different places, so instead of a zone being
labeled “single-family residential,” it might be called “Neighborhood Edge,” and instead of a zone being called “commercial” or
“mixed use,” it might be called “Main Street.” The terms “neighborhood” and “main street” tie back to the intended physical form
or place, both of which may include a mix of uses and different building types that create vibrant walkable urbanism.
It is also important to note that while FBCs primarily regulate an intended physical form, they also regulate use secondarily. FBCs
often allow a range of uses that are carefully chosen to maximize compatibility between uses and the intended physical form
of the downtown. The use tables are simplified and categorized by use type, and clearly defined, to allow a greater degree of
administrative decision-making related to particular uses.
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CITY OF MUSKEGON DOWNTOWN FORM BASED CODE
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INTRODUCTION
CREATING A SOLID FOUNDATION FOR THE MUSKEGON FORM BASED CODE
Many plans have been completed during the last decade to re-envision downtown Muskegon. These plans provide the
foundation for the Muskegon Form Based Code. While the community-created plans provide a broad series of goals and
help to paint a community-supported vision for the future, the FBC is intended as a tool to implement that vision.
IMAGINE MUSKEGON
In 2003, the City of Muskegon completed the 2003 Imagine Muskegon Plan with the intent of developing a conceptual
design that reflected a broad range of community input and that sparked the imagination of the greater Muskegon
community. This plan established a concept design that envisioned downtown as follows:
Destination: Muskegon as a focal point for the region, offering events, services, shops, and dining, not found
1 elsewhere. The area should be designed so that people are attracted to the downtown for its unique blend of
entertainment, dining, and specialty stores.
Diverse and Inclusive: Downtown should be designed to accommodate various age groups, socio-economic
2 backgrounds, and cultural and racial heritages.
Walkable: Infrastructure shall facilitate pedestrian activity along the waterfront and through downtown. The
3 ambiance of the lakefront views and the context of the Heritage District should be central to this pedestrian
activity. Streetscapes should reinforce walkability with outdoor amenities and landscape.
Connected and Multi-modal: Provide interconnections so bicyclists, joggers, and walkers have attractive paths to
4 enjoy. Provide for alternative transportation like trolleys so that more people can share the road with cars. While
cars are accommodated downtown, they should not dominate the environment.
Livable: A mix of housing opportunities that provide choices to a wide range of people, including high-quality,
5 affordable apartments, condominiums, cottages, and single-family homes.
Distinctive: New development should fit in to the historic context of downtown. The pattern of development shall
6 have identifiable centers and edges that respect historic and contextual block structures and street networks.
IMAGINE MUSKEGON
i.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
INTRODUCTION
CREATING A SOLID FOUNDATION FOR THE MUSKEGON FORM BASED CODE
2008 DOWNTOWN AND LAKESHORE REDEVELOPMENT PLAN
In 2008, the City of Muskegon completed the Downtown and Lakeshore Redevelopment Plan with the intent to advance
the redevelopment and improvement of the downtown and lakeshore areas. This Plan established a clear goal (vision)
and included a series of objectives and programs to implement and achieve that vision. Additionally, the Downtown
and Lakeshore Redevelopment Plan created a Future Land Use Plan that became the foundation for the Context Area
Map (Section 2005) of the FBC.
The Plan’s Vision:
In 2025, downtown Muskegon and its adjoining lakefront will be an attractive and vibrant community asset with a healthy
and prosperous mix of retail, office, housing, arts and cultural institutions, and other land uses to serve the needs of
permanent residents and visitors alike. The character of Downtown developments will reflect the unique culture and
history of Muskegon and will compliment existing facilities. Downtown will have an urban feel with convenient parking,
public transportation, walkable streets, and strong connections to neighborhoods.
Selected Objectives of the Plan:
The downtown lakeshore will be redeveloped as a mixed use district including office, retail, housing, and
1 educational/research uses with frequent public access points and public open space.
Downtown will have strong non-motorized transportation facilities to connect destination points and provide
2 linkages to neighborhoods including bike paths, bike lanes, and designated bike routes on low volume roads.
Downtown will have a balanced transportation system that facilitates ease of movement with two-way streets,
3 mass transit, and traffic calming features to enhance pedestrian circulation and provide strong visual and physical
connections to adjoining neighborhoods.
Context sensitive architecture will be used in the development of new facilities to reflect the character of existing
4 buildings and the working waterfront.
Selected Programs (Implementation Steps) of the Plan:
Amend the Zoning Ordinance to provide
A standards regulating architecture, site
utilization, landscaping, window coverage,
pedestrian amenities, and building form, so
new buildings integrate well with existing
structures.
Implement a shared use parking system
B
through incentives and zoning requirements
to increase the use of parking while
potentially reducing the quantity of
downtown surface parking required.
Transform Webster Street and Muskegon
C
Street into neighborhood streets with strong
pedestrian amenities.
Add a system of bike lanes where space
D
allows to public streets.
2008 FUTURE LAND USE MAP
i.3
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE
INTRODUCTION
CREATING A SOLID FOUNDATION FOR THE MUSKEGON FORM BASED CODE
MUSKEGON PARKING STRATEGY
In 2014, in anticipation of completion of this Form Based Code, the City of Muskegon commissioned a downtown parking
study to implement a series of short-, mid-, and long-term policies to address the future of downtown’s parking. These
policies provided an opportunity to proactively shape the future of downtown Muskegon by:
1. Supporting commerce and economic development,
2. Creating and providing mobility choice,
3. Building quality of life and business vitality,
4. Reinforcing a wide range of lifestyle choices,
5. Optimizing access and opportunities, and
6. Promoting convenience, turnover, and predictability while being responsive to customers.
These six opportunities were based on the vision and goals of previously completed plans and led to a series of solutions
that created tools that can be implemented in order to foster a more livable and vibrant downtown. These solutions
include:
Management Based Solutions to provide effective means to gather and analyze downtown parking conditions as
1 they evolve, allowing the system to proactively respond to both short- and long-term trends.
Demand Based Solutions to diminish the demand for parking by reducing the number of total vehicle trips
2 downtown, which in turn reduces the parking required for those vehicles.
Supply Based Solutions to adjust the amount of new parking supplied by establishing a “market-based” approach
3 to setting parking standards that is consistent with desired urban densities and character while also supporting
alternative modes of transportation.
Place Based Solutions to transform the public realm from a single-mode system to a multi-mode system that can
4 improve the walkability of the downtown and create more mobility options and choice. These tools make it easier
for users to find parking opportunities, which improve access to existing parking and ease perceived congestion
EXISTING DOWNTOWN
of parking facilities. PARKING AND LAND USE
The graphics below depict the existing land area utilized in Downtown Muskegon for parking and buildings and their relative walking distance from
Time Based Solutions to encourage turnover in higher demand areas and shift users with longer term parking
the5downtown center (corner of Western Avenue and Third Street). Currently parking consumes more land than buildings, leading to compromised
needs into off-street facilities or more remote locations. Factors that can influence time based tools include the
livability, significant gaps in the urban fabric, a degraded public realm, and loss of tax base.
surrounding land use, time of day, and availability of supply.
EXISTING PARKING AREA EXISTING BUILDING AREA
Price Based Solutions to shift demands and use patterns to reduce occupancy in high demand areas and create
6 a market for off-street parking.
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i.4 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
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INTRODUCTION
THE PUBLIC PROCESS FOR THE MUSKEGON FORM BASED CODE
The public process for the Muskegon Form Based Code is summarized below:
DOWNTOWN DESIGN WORKSHOP
On March 26, 2014, the City of Muskegon convened a
Downtown Design Workshop to determine the following:
Gauge level of understanding about Form Based
1 Codes.
Educate residents about the fundamentals of urban
2 design and building a great city.
Gather feedback about project boundaries and
3 proposed context areas.
4 Inform residents about current parking supply.
5 Prioritize project goals.
Provide participants an understanding about
5 walkable urbanism and the qualities of a walkable
place.
Participants were asked to rank their priorities for the City
of Muskegon Form Based Code. Below are the results, in
order of highest priority:
Facilitating higher density development/adding
#1 new residents to the downtown.
Fostering economic development/building the
tax base for the city.
Balancing transportation modes/enhancing
choices (ie. walk, bike, transit, vehicle).
Providing access to businesses, community
attractions, and schools.
Supporting transit ridership through available
parking (park n’ ride).
#6 Providing ample and affordable parking.
Project Boundaries were examined and discussed
during the Workshop. Participants identified areas to be
removed from the proposed Form Based Code boundary.
Participants also added blocks to the project area. An
example of some of the suggested modifications included:
The area between Spring and Pine Streets, south of
Muskegon Avenue was deemed as an important area to
add to the FBC boundary.
Many of the areas along Muskegon Lake, adjacent to
downtown were suggested to be removed from the
boundary.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE i.5
INTRODUCTION
THE PUBLIC PROCESS FOR THE MUSKEGON FORM BASED CODE
ROTARY PRESENTATION
On January 15, 2015, the Muskegon Rotary hosted the consultant team for a presentation and overview of the Muskegon
Form Based Code.
This presentation included references to previously completed City Master Plans, the FBC process to date, and how
the code can foster the visions established by the Master Plans. Additionally, the consultants provided an overview of
changing national demographics that are impacting cities and the financial and economic benefits of building authentic
urban places. The informational session was followed by dialogue with the audience and a question and answer session
regarding the FBC. The dialogue focused on the form of the future city and its spaces - addressing the importance of
active street edges, slow traffic speeds, compact development, and building orientation.
SLIDE FROM ROTARY PRESENTATION
PROJECT REVIEW MEETINGS
Monthly meetings were conducted during the development of the Form Based Code with City staff and steering
committee members. Participants varied during these meetings depending on the code content that was discussed
and included the City Planning Department, the City Engineering Department, the Community Foundation Muskegon
County, Downtown Muskegon Now, and the Muskegon Lakeshore Chamber of Commerce.
These meetings allowed staff to review the progress of the code and provide feedback regarding content and intent,
while also facilitating a broad discussion of how existing development and hypothetical development scenarios would fit
into the administration of the Form Based Code. The Project Review Meetings also included discussion of best practices,
FBC integration and administration, urban context review, and urban design and architecture content within the Form
Based Code. This process also allowed staff to become familiar with the nuances of the code as they played a role in
the creation of the document.
i.6 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
INTRODUCTION
THE PUBLIC PROCESS FOR THE MUSKEGON FORM BASED CODE
FINAL DRAFT CODE REVIEW
A final draft copy of the Muskegon Form Based Code was distributed for comment on March 26, 2015. This draft provided
an opportunity for City staff, the City attorney, and City leadership to review and comment. The draft review period
ended on April 15, 2015, and provided approximately 2 weeks for review and comments.
PLANNING COMMISSION REVIEW AND PUBLIC HEARING
The Muskegon Form Based Code was presented to the Muskegon Planning Commission during a public hearing on May
14, 2015. A Community Code Workshop was conducted prior to the Planning Commission on May 14, 2015.
COMMUNITY CODE WORKSHOP
This workshop allowed key stakeholders, including developers, property owners, citizens, and city officials, to learn about
the Muskegon Form Based Code. Areas of focus included an overview of the transition from the current Zoning Ordinance
to the Form Based Code for downtown Muskegon, the benefits of the flexibility and efficiency of the FBC, and how to use
the code for future development. Case studies were presented to walk participants through the various development
scenarios.
Participants were introduced to the Form Based Code as an implementation tool to achieve development consistent
with the City’s existing plans, policies, and vision. Key concepts, such as building type, form and frontage, and the public
realm were introduced and reaffirmed. Participants were offered opportunities to provide comment and ask questions
regarding the Code.
CITY COMMISSION MEETING
The Muskegon Form Based Code was presented to the Muskegon City Commission during a meeting on May 26, 2015.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE i.7
INTRODUCTION
GUIDING PRINCIPLES FOR THE MUSKEGON FORM BASED CODE
The Muskegon Form Based Code is designed to be applied to the downtown to meet the following principles:
THE DOWNTOWN GUIDING PRINCIPLES
1. Reinforce a pattern of walkable urban
neighborhoods by supporting existing walkable
neighborhoods and providing a tool to retrofit
those that are not walkable or have been
compromised;
2. Provide incentives and remove barriers for
revitalization of neighborhoods;
3. Prevent the development of incompatible
suburban development in urban areas;
4. Build upon and enhance the unique character of
each neighborhood;
5. Encourage appropriately-scaled infill and
development;
6. Provide context-sensitive design of streets and
public realms that will reinforce the walkable
urban neighborhoods; and
7. Support a range of vibrant places within the City.
THE NEIGHBORHOOD GUIDING PRINCIPLES
1. Enable neighborhood main streets to remain or
become vibrant social and commercial centers;
2. Support a diversity of urban housing choices
appropriate to the urban context;
3. Balance pedestrian comfort and placemaking
with traffic efficiency along major corridors;
4. Encourage and incubate small local businesses as
an important part of the local economy;
5. Place services within a safe, comfortable walking
distance of homes; and
6. Create a framework of well-designed streets that
are safe and secure for pedestrians and bicycles.
THE BLOCK AND BUILDING GUIDING PRINCIPLES
1. Build upon and reinforce the unique and diverse
collection of urban building types within the City;
2. Ensure that each building plays a role in creating a
better whole, not just a good building;
3. Meet the changing needs of residents;
4. Ensure that architecture and landscape grow from
local climate, history, and building practice; and
5. Choose important/prominent locations for civic
buildings to reinforce their civic stature.
i.8 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
INTRODUCTION
MUSKEGON FORM BASED CODE WAYFINDING
The following graphic is a guide to finding your way around the Muskegon Form Based Code by providing a quick
reference to where to find the answers to common questions that a user of this code may have.
SECTION 2005.02 CONTEXT AREA MAP
Where is my parcel located? The map will tell you the Context Area that your parcel
is located within. Context Areas are similar to the zoning
districts of conventional zoning and are the basis for
regulation in the Muskegon Form Based Code.
Where can I put my desired use
SECTION 2005 CONTEXT AREAS AND USE
(ie - restaurant, apartments, clothing
The Use Tables in this Section tell you what uses are
store, etc.)?
permitted and where they are permitted.
How do I determine where my building
SECTION 2005 CONTEXT AREAS AND USE
is placed on the site? And what are the
Each Context Area conveys the requirements of building
setback requirements?
placement on the site. Some locations require setbacks,
whereas other locations will require that the building be
placed at the property line or within a build-to-zone.
What is a build-to-zone SECTION 2010 DEFINITIONS
or a build-to-line? Will tell you what these terms are. These items replace
setbacks and typically require buildings to be closer to the
street in order to have a more active and vibrant street.
SECTION 2005 CONTEXT AREAS AND USE
How tall can my building be?
Will tell you how many stories your building can be.
SECTION 2006 BUILDING TYPE STANDARDS
Will tell you the requirements for height (in feet) of each
story per specific building type.
SECTION 2008 OFF-STREET PARKING STANDARDS
How many parking spaces do I need?
Will tell you the required number of parking spaces for your
specific use
Where is it appropriate to put my SECTION 2005 CONTEXT AREA AND USE
parking lot? Will tell where on the site it is appropriate to place parking
(note that it is typically not appropriate to have parking lots
facing the street)
SECTION 2006 BUILDING TYPE STANDARDS
What is transparency?
Will tell you required transparency for buildings
SECTION 2010 DEFINITIONS
Will tell you how transparency is measured
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE i.9
INTRODUCTION
HOW TO USE THE MUSKEGON FORM BASED CODE
FORM BASED CODES AND THE PUBLIC REALM The Public Realm illustration on this page indicates the
The Muskegon Form Based Code is a development regulation components of the public realm and also references where
(a type of zoning code) that emphasizes the physical character each component is regulated within the Muskegon Form
of development (its form) and de-emphasizes the regulation of Based Code.
land use.
Building Type: Section 2006 contains standards for
The Muskegon FBC emphasize the design of the public realm A Building Types that describe the various forms of
by regulating individual building character, streetscapes, and buildings that are permitted as part of this Form Based
public spaces. Code. Each Building Type has its own specific massing,
composition, and vertical dimension.
The public realm is the area defined by the building walls, the
streetscape and the street. Building Types also offer a variety of Frontage options
that can be selected as part of the development.
The Muskegon Form Based Code is organized by Context Areas Frontages define the architecture and design
(similar to conventional zoning districts), Building Types (with components for the buildings entrance and street-
Frontage Types), and Public Realm Standards (the streetscape). facing facade.
These elements provide standards for the creation of a public
realm that is consistent with that envisioned for downtown Public Realm (streets): Section 2007 contains standards
Muskegon, as outlined in the introduction to this FBC. B for the space between the right-of-way lines, including
the sidewalk, parkway, furnishing zone, parking lanes,
The Muskegon Form Base Code also regulates land use, parking and travel lanes.
requirements, signs, and subdivision standards.
Use: Section 2005 contains use requirements for
The Context Areas in the Muskegon FBC are within a Form C each Context Area. Context Areas are similar to
Based Code Area, which is the area on the City of Muskegon conventional land use zoning districts. Each Context
Zoning Map (located in Article III, Section 300 of the City Zoning Area includes permitted Building Types, building
Ordinance) that is zoned as a Form Based Code District. height, site placement, and includes permitted and
special uses.
ILLUSTRATION: PUBLIC REALM AND RELATED FORM BASED REGULATIONS
RIGHT OF WAY LINE /
RIGHT OF WAY LINE /
PROPERTY LINE
PROPERTY LINE
FRONTAGE: AT BUILD
TO LINE (ZERO LOT LINE
CONDITION)
C A A C
FRONTAGE: AT
BUILD TO ZONE
SIDEWALK AND STREET: TRAVEL LANES
FURNISHING ZONE AND PARKING LANES
B
i.10 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
INTRODUCTION
HOW TO USE THE MUSKEGON FORM BASED CODE
START HERE: Choose one of the following three scenarios that best fits your proposed development project
I HAVE A I HAVE A I HAVE A
1 2 3
SPECIFIC SPECIFIC USE SPECIFIC
PARCEL THAT THAT I AM BUILDING THAT
I WANT TO CONSIDERING I WANT TO
DEVELOP FOR MY LAND DEVELOP
DEVELOPMENT
SECTION 2010 DEFINITIONS
Some terms for the Muskegon Form Based Code are different or have different meanings than similar terms in conventional zoning ordinances.
If you encounter terms that you are unfamiliar with, refer to this Section for more information.
SECTIONS 2002, 2003, and 2004
Review Section 2002, Applicability and Procedures to understand the procedural requirements of the Muskegon Form Based Code.
Review Section 2003, General Provisions for regulations that apply to all projects within the Form Based Code Area.
Review Section 2005, Subdivision and Access Standards for regulations that apply to all projects within the Form Based Code Area.
SECTION 2005 CONTEXT AREAS & USE SECTION 2005 CONTEXT AREAS & USE SECTION 2006 BUILDING TYPE STANDARDS
Each Context Area has uses which Each Context Area has uses which Determine which of the Building Types best
are permitted, not permitted, and are permitted, not permitted, and fit the building that you want to develop.
conditionally permitted. conditionally permitted. Consider required massing, composition,
vertical dimensions, appropriate building
Determine which of the Context Areas Determine which of the Context Areas frontages, and the Context Areas where
that your specific parcel is located in. that the use you are considering is the Building Type is permitted when
permitted in, this will allow you to making your decision.
Once you have determined the Context determine the Context Areas and parcels
Area, you can determine the uses that within the Form Based Code Area that are
are most appropriate within the Context most appropriate for your project.
Area. SECTION 2004 CONTEXT AREAS & USE
Each Context Area has uses which
are permitted, not permitted, and
conditionally permitted.
Determine which of the Context Areas
SECTION 2006 BUILDING TYPE STANDARDS that the Building Type you are considering
Determine which of the Building Types best fit the parcel or use that you want to develop. is permitted in, this will help determine the
Consider required massing, composition, vertical dimensions, appropriate building frontages, parcels within the Form Based Code Area
and the Context Areas where the Building Type is permitted when making your decision. that are most appropriate for your project,
the types of uses that are permitted for
You will need to consult Section 2005 Context Areas and Use to determine the requirements your project, and the requirements for
of building site placement. building site placement.
SECTION 2007 PUBLIC REALM STANDARDS
These standards provide design guidance and establish dimensional requirements for street and streetscape attributes, include vehicular
travel lanes, on-street parking, furnishing zones, and pedestrian zones. These standards will help you determine which streets and streetscapes
are best suited to your project. While the Public Realm standard are typically associated with public investment, there may be aspects of
specific requirements (like attributes in pedestrian zones or furnishing zones) that impact your project
SECTION 2008 OFF-STREET PARKING STANDARDS
The Off-Street Parking Standards will help you determine the parking requirements for your project.
SECTION 2009 SIGN STANDARDS
Each Building Type has specific sign quantities and sign sizes that are relative to the Context Area where it is located. This Section will assist you
in determining the types, sizes, placement, and quantity of signs permitted for your project.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE i.11
INTRODUCTION
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i.12 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2001 TITLE, PURPOSE, AND SCOPE
2001.00 TITLE For development standards not covered by the City
The following document shall be known as the City of of Muskegon Form Based Code, the other applicable
Muskegon Form Based Code. sections in the municipal Zoning Ordinance shall apply. All
development shall also comply with all other local, state
2001.01 PURPOSE or federal regulations and ordinances.
The City of Muskegon Form Based Code is intended to
support redevelopment within downtown Muskegon, Throughout this Form Based Code, photographs are used
including key waterfront areas and commercial districts for illustrative purposes only.
through the establishment of building types, frontage
types and street guidelines by creating a compact, transit-
oriented development pattern that fosters walkable
corridors, mixed uses, and a diversity of residential
development. The City of Muskegon Form Based Code
reflects the desires and outcomes of the 2003 Imagine
Muskegon Plan, the 2008 Downtown and Lakeshore
Redevelopment Plan, and the 2014 City of Muskegon
Parking Strategy.
Redevelopment within the project area shall adhere
to the provisions and standards established in this form
based code in order to realize the vision set forth in the
2008 Downtown and Lakeshore Redevelopment Plan
which was subsequently adopted as part of the city’s
Master Plan.
The City of Muskegon Form Based Code is a legal
document regulating building types, frontage types
and thoroughfare types wherever its Context Areas are
applied. It shall do so in conjunction with the municipal
Zoning Ordinance for areas zoned Form Based Code (FBC)
on the zoning map, by regulating land development to
ensure a compact, urban form.
2001.02 SCOPE
The City of Muskegon Form Based Code is a mandatory
code that applies to all new development and
redevelopment within the boundaries of the Zoning
Map or other locations within the municipality where the
applicable Context Areas have been applied as outlined
in 2002.00, Applicability.
The boundaries generally include all lands that abut
Muskegon Lake to the west, Spring Street to the north,
Shoreline Drive to the south, and Muskegon Avenue to the
east, as well as the 3rd Street Business District.
Within the City of Muskegon Zoning Ordinance, properties
zoned and thus regulated by the City of Muskegon Form
Based Code are within the Form Based Code (FBC) district. This
district directs property owners and applicants to this Code for
development standards. Wherever there is a conflict between
the City of Muskegon Form Based Code and other sections
of the City’s Zoning Ordinance (as applied to particular
development within the FBC district), the requirements
specifically set forth in the Form Based Code shall prevail.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 1.1
TITLE, PURPOSE, AND SCOPE SECTION 2001
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1.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2002 APPLICABILITY AND PROCEDURES
2002.00 APPLICABILITY 2002.01 SITE PLAN / PLOT PLAN PROCEDURES
The City of Muskegon Form Based Code shall apply to A. Full Site plan/plot plan. To expedite the
development within the boundaries of the Form Based development process, development within the
Code District depicted on the City of Muskegon official City of Muskegon Form Based Code that complies
Zoning Map. Development shall include the following: with the provisions of this Code shall require full
A. New development. site plan or plot plan review and approval by the
City’s Zoning Administrator or Building Official.
B. Modifications to existing buildings: 1. Section 2303 in the City of Muskegon
1. Building Footprint. Increasing or Zoning Ordinance shall govern the type
decreasing a building footprint by of submittal required, being either a full
twenty-five percent (25%) or greater in site plan or plot plan.
area or when the cost of the addition 2. Review and approval shall be
is greater than or equal to fifty percent conducted by the City’s Building Official
(50%) of the current assessed value of the for single-family detached dwellings and
building or structure. Phased construction modifications to comply with accessibility
to avoid compliance with this standard requirements.
or breaking up construction such that 3. All other development activities outlined
the thresholds are avoided shall be in Section 2303 shall require review
prohibited. and approval of the City’s Zoning
2. Building Facade. Administrator.
i. Increasing or decreasing the
building façade transparency B. Site Plan review procedures and requirements.
by more than fifty percent (50%). Site plan submittal and review shall follow the
Phased construction to avoid processes set forth in Sections 2303 of the City of
compliance with this standard or Muskegon Zoning Ordinance. Site plan required
breaking up construction such that data shall adhere to Section 2303 of the City of
the 50% threshold is avoided shall Muskegon Zoning Ordinance, unless waived or
be prohibited. required by the City’s Zoning Administrator per
ii. Building facades over 50 years are Section 2303, 8.
exempt from the City of Muskegon
Form Based Code, except existing C. Planning Commission review. Full site plan
window and door openings shall review by the Planning Commission shall be
remain, in addition to existing required for any Special Land Use or Specific
building materials, unless the Development Plan. Review standards are
Planning Commission deems the included in Section 2303, 11 of the City of
frontage as not having historic Muskegon Zoning Ordinance. Special Land Use
value. standards specific to special uses regulated in
iii. For properties listed in the State or this Form Based Code are included in Section
National Register of Historic Places 2005.
or are located within a Local
Historic District, the Secretary of D. Specific Development Plan. A Specific
Interior Standards for Rehabilitation Development Plan is intended to allow
shall supercede this Form Based applicants development flexibility to address
Code. market conditions and opportunities, including
the master planning of large lots exceeding
C. Any change in land use impacting parking the maximum block dimensions as outlined in
requirements. Section 2004, as well as the consolidation of
multiple properties to create predictable and
D. The Planning Commission may, at the request market responsive development for the area.
of the applicant, waive the applicability of this Specific Development Plans shall be required
Code upon a finding that adhering to the Code for any Major Departure as outlined in this
would place undo hardship on the applicant. Section 2002.03 (form based code departures).
Should the Planning Commission waive the 1. Specific Development Plan requirements.
applicability of the Form Based Code, the A Specific Development Plan shall
underlying district provisions shall apply. include a full site plan and required data
as outlined in Section 2303, 11.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 2.1
APPLICABILITY AND PROCEDURES SECTION 2002
2. Additional requirements include: A plan C. Findings for Code Departures. The applicable
depicting the proposed Context Areas reviewing body shall find that a departures to
for the subject site(s) if major departures the Form Based Code:
from the Context Area boundaries are 1. Does not materially change the circulation
requested. and building location on the site;
3. Public Hearing: The applicant and/or 2. Does not alter the relationship between
Planning Commission may request a the buildings and the street;
public hearing for a Specific Development 3. Does not allow a use not otherwise
Plan. A public hearing, pursuant to the permitted in this Form Based Code; and
Michigan Zoning Enabling Act, shall be 4. The departure is the minimum required
required for a major departure of Context necessary to meet the intent of the Form
Area boundary. Based Code.
4. Planning Commission action: The
Planning Commission shall review and
2002.03a MINOR DEPARTURES
approve, with or without conditions, the
full site plan upon the following findings: TYPE MODIFICATION FINDINGS
i. The Context Areas provide a Area or No more than When possible,
boundary of 15% increase or boundaries shall
seamless transition from adjacent,
CONTEXT
context area decrease in area follow parcel
AREA
existing districts and uses to the lines
proposed subject site(s).
ii. Internal circulation and layout of
lots fosters a walkable, urban area
by adhering to the maximum block Location No more than Constraints
requirement, 1’ deviation in related to
FRONTAGE
lengths as outlined in Section 2004.
BUILDING
including standard topography,
iii. Roadways are interconnected required building pattern of
line existing adjacent
and provide safe areas for walking facades, or lot
and biking. dimensions
2002.02 SPECIAL LAND USES Size and massing No more than Constraints
5% deviation in related to
BUILDING
A. Special Land Uses. As per Section 2005 of the City Entrance standard topography,
TYPE
of Muskegon Form Based Code, certain uses intervals pattern of
existing adjacent
require special land use review and approval Story height facades, or lot
by the Planning Commission. The special land dimensions
use review and approval process shall adhere
to Section 2332 of the City of Muskegon Zoning
2002.03b MAJOR DEPARTURES
Ordinance. Specific standards for special land
uses are determined by Context Area and Use, TYPE MODIFICATION FINDINGS
refer to Section 2005. Area or No more than When possible,
boundary of 30% increase or boundaries shall
CONTEXT
context area decrease follow parcel
AREA
2002.03 FORM BASED CODE DEPARTURES lines
A. Minor Departures. The Zoning Administrator may,
at the request of an applicant, waive certain
minor adjustments to context area boundaries,
building frontage standards and building type Location More than 1’ Constraints
requirement, and less than related to
FRONTAGE
standards as outlined in Table 2002.03a.
BUILDING
including 2’ deviation in topography,
required building standard pattern of
line existing adjacent
B. Major Departures. The Planning Commission facades, or lot
may, at the request of the Zoning Administrator dimensions
or applicant, waive certain major deviations
to context area boundaries, building frontage Size and massing No more than Constraints
10% deviation in related to
BUILDING
standards and building type standards. Entrance standard topography,
TYPE
Table 2002.03b provides a summary of major intervals pattern of
existing adjacent
departures. Story height facades, or lot
dimensions
2.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2002 APPLICABILITY AND PROCEDURES
2002.04 ADOPTION AND EFFECTIVE DATE
A. City of Muskegon
1. Adoption. The City of Muskegon
Form Based Code was adopted at a
regular meeting of the Muskegon City
Commission on May 26, 2015.
2. Effective Date. The City of Muskegon
Form Based Code shall take effect and
be in force on and after June 5, 2015 in
the City of Muskegon.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 2.3
APPLICABILITY AND PROCEDURES SECTION 2002
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2.4 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2003 GENERAL PROVISIONS
2003.00 APPLICABILITY E. Parking Structure Benefit. An increase in
Section 2003 identifies provisions that are general to all building height may be granted for projects
City of Muskegon Form Based Code Context Areas. that incorporate parking structures as part of
the development. Parking structures shall meet
Each Context Area established in this code shall meet the following requirements to be considered for
the requirements of Section 2003. If there is a conflict an incentive:
between this Section and the individual requirements of 1. The parking structures shall meet the
the Context Area or Building Size and Massing Standards, requirements of Section 2008 Parking
the requirements of the Context Areas or Building Size and Standards.
Massing Standards shall govern. 2. The parking structures shall provide a
minimum of fifty percent (50%) of its
2003.01 BONUSES AND INCENTIVES parking spaces as parking available to
A. Purpose and Intent. The Planning Commission the public at market rate.
may grant development incentives to 3. The parking structures shall provide
applicants to encourage the provision of bicycle amenities including bike racks
certain community benefits or amenities that and/or bike lockers that are easily
are in compliance with 2003.01. accessed from the public right-of-way.
B. Incentives Restricted to Added Benefits. 2003.02 ENCROACHMENTS
Incentives shall be granted only when the A. The following architectural elements may
community benefits or amenities offered would project into required setbacks, beyond
not otherwise be required or are likely to result required build-to-zones or into the public right-
from the planning process. of-way as indicated below. For encroachments
into the public right-of-way, an encroachment
C. Incentives Permitted. The Planning Commission permit shall be obtained from the applicable
may grant the following incentives City department(s).
commensurate with the benefit provided: 1. Balconies. A balcony with a minimum
1. Downtown Context Area: Building height ground clearance of twelve (12) feet
may be increased up to 2 additional above adjacent grade may extend six
stories. (6) feet maximum from the exterior wall
2. Building height increase bonuses shall of the building.
require a site plan review and approval 2. Awnings and Canopies. An awning or
through the Planning Commission. canopy with a minimum ground clearance
3. The Planning Commission reserves the of eight (8) feet above adjacent grade
right to determine the extent of the may extend five (5) feet maximum from
increase in height, up to the maximum the exterior wall of the building.
bonus allowed, based on the extent of 3. Eaves. Building eaves with a minimum
the benefit provided. ground clearance of twelve (12) feet
above adjacent grade may extend two
D. Civic Space Benefit. An increase in building (2) feet maximum from the exterior wall of
height may be granted for the creation of the building.
dedicated Civic Space, including greenway 4. Cornice. Building cornices with a minimum
connections either along 3rd Street and/or ground clearance of twelve (12) feet
over Shoreline Drive connecting the downtown above adjacent grade may extend up to
to the downtown waterfront context area. a two (2) foot maximum from the exterior
Civic Space shall meet one of the following wall of the building.
requirements to be considered for an incentive: 5. Bay Windows. Bay windows with a
1. Civic Space shall be in the form of plazas, minimum ground clearance of twelve (12)
squares, greens, linear parks, green alleys, feet above adjacent grade may extend
parklets or parks. Civic spaces do not three (3) feet maximum from the exterior
include community gardens. wall of the building.
6. Projecting Signs. Projecting signs with a
minimum ground clearance of eight (8)
feet above adjacent grade may extend
three (3) feet maximum from the exterior
wall of the building.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 3.1
GENERAL PROVISIONS SECTION 2003
B. Unenclosed porches, stoops, wells and steps B. Outdoor seating shall require sketch plot review
may project into required setbacks and beyond and approval by the Zoning Administrator.
required build-to-zones as indicated below. C. A minimum pedestrian clear space of six (6)
Unenclosed porches, stoops, wells and steps feet shall be provided at all times.
shall not project into the public right-of-way.
1. Along principal frontage lines: D. Outdoor dining areas shall be designed so as
Unenclosed porches, stoops and wells to be architecturally compatible with existing
(not including steps) may project into structures on the site.
the front yard or front build-to-zone by no
more than ten (10) feet, but shall be no E. If located on public property or within the
closer than five (5) feet to the principal public right-of-way, an encroachment permit
frontage line. Steps may completely shall be required. Such permit shall be obtained
encroach into the front yard or front build- through the applicable City department(s).
to-zone but shall not extend beyond the
principal frontage line. F. All other standards of Section 2308, Outdoor
2. Along secondary frontage lines: Dining, found in City’s Zoning Ordinance shall
Unenclosed porches, stoops, wells and apply.
steps may project into the side yard or
side build-to-zone provided that they 2003.05 TRANSPARENCY
are not closer than three (3) feet to the A. Facade Transparency requirements for building
secondary frontage line. elevations facing principal and secondary
3. Along any side or rear non-frontage frontage lines are indicated as a percentage of
property line: Unenclosed porches, clear glass to solid wall in Section 2006 Building
stoops, wells and steps may project into Type Standards. Transparency shall be subject
the side or rear yard setback areas by no to the following requirements:
more than three (3) feet. 1. Clear Glass. Only clear or lightly tinted glass
4. Decorative walls and fences may project in windows, doors and display windows
into setbacks or yards as allowed in shall be shall considered transparent.
Section 2331 Landscaping, Fencing, Walls, 2. Calculation. The calculation of the
Screens and Lighting. percentage of transparency shall include
only the glass within the windows, doors
2003.03 HEIGHT MEASUREMENT OF BUILDINGS and display windows.
A. Building heights shall be measured in number of 3. Reflective Surfaces. The use of highly
stories. reflective surfaces, including reflective
glass and mirrors is prohibited on the
B. Story height shall be measured from floor to ceiling ground floor.
for each floor of a building as indicated by specific 4. Security Shutters. Exterior steel barriers,
building type. hurricane curtains and other security devices
are not permitted on the exterior of the
C. Attic and basements are not counted as stories. building. If they are located in the interior of
the building, they may not be visible from the
D. Penthouses that are required for elevators and sidewalk or public right-of-way during business
stair enclosures for roof access are not counted as hours.
stories. Penthouses and stair enclosures shall not 5. Interior Display. Interior display shelves and
extend more than 12 feet from the adjacent roof merchandise are not permitted to block or
surface. obscure clear views into or out of the building
at windows, doors or display windows
2003.04 OUTDOOR SEATING that are included as part of the required
A. Outdoor seating shall be permitted with the transparency.
following building envelope types: 6. Stairwells. Where stairwells are introduced
1. Mixed Use Building to the outer building wall of a building,
2. Retail Building the exterior of the stairwell and exit door
3. Flex Building shall be at least seventy (70) percent
4. Cottage Retail Building transparent.
5. Live/Work Building
6. Civic Building
3.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2003 GENERAL PROVISIONS
2003.06 ACCESSORY BUILDINGS AND STRUCTURES B. Nonconforming Due to Building Size and
Accessory buildings and structures shall adhere to the Massing. For buildings and structures that do
following: not conform to the building size and massing
standards of this Form Based Code, but are
ACCESSORY BUILDINGS AND STRUCTURES
otherwise conforming to use, certain relief is
DETACHED HOUSE OTHER BUILDING TYPES
provided and such buildings and structures
One per lot No limit; however review shall be deemed conforming. Alterations,
NUMBER
and approval by Zoning
Administrator is required
repair, maintenance or other activities requiring
building permit shall conform to the provisions
of this Form Based Code when such actions
Up to 600 square feet No limit; however review meet the Applicability provisions contained in
and approval by Zoning
Section 2002.
SIZE
Administrator is required
C. Nonconforming Signs. Nonconforming signs
shall meet the provisions of Section 2334, 13.
HEIGHT
One story, up to 14’ 1. Nonconforming Sign Removal Incentive.
In an effort to encourage the eventual
elimination of nonconforming signs,
Setbacks shall adhere to those of the applicable context area protect public health, safety, and
SETBACKS
and shall be setback from front property line by 40’
welfare, as well as reduce visual clutter
Shall be separated from main building by 10’ and improve the aesthetics of the area,
Shall not be closer to property lines than the main building the following incentive is established
to encourage conformance with
Any part of accessory building facing a front or side street
COMPOSITION
shall adhere to the transparency requirements of the main Section 2009. When a non-conforming
building, per Building Type Standards, Section 2006. sign is removed and replaced with a
conforming sign per Section 2009 of the
Form Based Code, the applicant shall
be eligible for an increase in total sign
Accessory buildings Accessory buildings and area not to exceed twenty percent
EXCEPTIONS
shall not be permitted structures are permitted in (20%) of the permitted sign area of the
with detached house all context areas except the
containing a carriage Downtown (DT). replacement sign.
house on the same
property.
2003.09 LIGHTING
A. Exterior site lighting, other than flag and
2003.07 ROOF TOP SCREENING decorative lighting, shall be confined to the
All rooftop mechanical, communication, and similar development site and conform to the following:
devices shall be screened from view of adjacent 1. Lamps and luminaries shall be shielded,
properties and streets. Screening shall be so designed hooded and/or louvered to provide a
as to be an integral part of the building. The screening glare free area beyond the property line
material shall match the building’s material and color or and beyond any public right-ofway, and
be another material or color that is compatible with the the light source are not directly visible
building exterior. from beyond the boundary of the site.
2. The light from any illumination source shall
2003.08 NONCONFORMITIES be designed so that the light intensity or
Any lawful use of any land or building existing on INSERT brightness at any property line shall not
ADOPTION DATE and located in a zoning district in exceed one (1) foot candle.
which it would not be permitted as a new use under the 3. Lighting fixtures shall have one hundred
regulations of the Muskegon Form Based Code is hereby percent (100%) cut off above the
declared a nonconforming use and not in violation of this horizontal plane at the lowest part of
section, subject to the regulations of this Section. the point light source. The light rays may
A. Nonconforming Uses of Buildings and Structures. not be emitted by the installed fixture
Nonconforming uses of buildings and structures at angles above the horizontal plane.
in the Form Based Code shall adhere to the No light fixture shall be mounted higher
provisions of Article XXII. than fifteen (15) feet above the average
grade of the site.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 3.3
GENERAL PROVISIONS SECTION 2003
4. There shall be no lighting of a blinking,
flashing, or fluttering nature, including
changes in light intensity, brightness or
color. Beacon and search lights are not
permitted.
5. No colored lights shall be used at any
location or in any manner so as to be
confused with or construed as traffic
control devices.
2003.10 APPEALS
An appeal may be taken to the Zoning Board of Appeals
by any person, firm or corporation, or by any officer,
department, board or bureau affected by a decision of
the Zoning Administrator. Such appeal process shall follow
the process and procedures of Article XXV of the City of
Muskegon Zoning Ordinance.
2003.11 FENCING
Fencing shall be permitted with approval of the Zoning
Administrator. Fencing shall adhere to Section 2331, 12-19
and the following additional provisions:
A. Fencing shall be permitted in rear and side yards
only, and located behind the front building wall.
B. Fencing shall be a maximum of three (3) feet in
height along side property lines; and six (6) feet in
height at rear property lines.
C. Chain link fencing shall be prohibited.
2003.12 TRASH ENCLOSURES
Open storage or refuse areas, including trash enclosures
shall adhere to the following:
A. Opaque Screen Wall. An opaque screen wall
(vertical structured barrier to visibility at all times
such as a fence or wall) is required around three
(3) sides of the dumpster and trash bin area. Height
shall not exceed six (6) feet.
B. Trash enclosures shall not be placed or face a front
or side street.
C. Trash enclosures shall be located behind the front
building wall.
3.4 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2004 SUBDIVISION AND ACCESS STANDARDS
2004.00 APPLICABILITY 2004.03 ACCESS REQUIREMENTS
The subdivision of lands within the Form Based Code district A. Alley access is encouraged within all Context
shall adhere to Chapter 78 of the City of Muskegon Code Areas.
of Ordinances, except as provided herein. Note that B. Existing alleys are encouraged to be maintained.
where the Design and Layout Standards within Chapter
78 contradict the standards herein, the standards herein C. Cross access easements shall be provided
shall take precedence. when feasible as an access management
strategy, especially within the Mainstreet
2004.01 LOT REQUIREMENTS Waterfront Context Area. Cross access ways
A. Access. Blocks and Lots shall abut a Street, shall be designed as Rear Alleys.
Avenue or Alley, as defined in Section 2005,
Context Areas and Uses. Double frontage lots D. Cross access agreements shall be legally
shall be permitted, provided that the applicant binding and allow interconnected vehicular
identify a principal frontage to orient building and pedestrian access in perpetuity.
types. Buildings shall face streets, right-of-ways,
E. Rear alleys shall be contiguous along adjacent
or civic spaces.
property lines, forming a travel way parallel to
the primary thoroughfare.
B. Width and Depth. Lot width shall be as follows:
1. Residential. Residential lots for detached F. Similar building types shall face each other
house types shall be at least 40’ in width. across a Street or Avenue, while Alleys may be
Live/work and/or rowhouse lots shall be used to transition between building types.
at least 18’ in width.
2. Commercial. Commercial or mixed use 2004.04 DRIVEWAY REQUIREMENTS
lots within all Context Areas shall be at A. Commercial.
least 25’ in width. 1. For access management purposes,
3. The maximum lot width to depth ratio driveways shall be shared and connect
shall be 1:4. to a rear alley when available.
4. Applicant is encouraged to verify site 2. A shared driveway access agreement
dimensional requirements for desired shall be reviewed and approved by
building type and applicable frontage the City Attorney prior to subdivision
standards prior to platting. approval.
2004.02 BLOCK REQUIREMENTS 2004.05 PLATTING REQUIREMENTS
A. Length. Blocks shall be not less than 500 feet nor The subdivision of lands shall follow the review and
more than 1,250 feet. approval process as provided in Chapter 78.
B. Width. Width shall be as necessary to meet 2004.06 SIDEWALKS
site dimensional requirements for applicable Sidewalks shall be provided in accordance with the Street
building types. Applicants are encouraged to Space Standards for the applicable Context Area.
consider providing civic space in the form of
plazas, pocket parks, or other public gathering
areas dispersed in 1/4 mile increments and not
less than 2,500 square feet in area.
C. Block Frontage. Blocks shall be bounded by
public right-of-way, civic space, public access
easements, or the waterfront.
D. Connectivity. New streets shall connect to
existing streets where ever possible. Cul-de-sacs
shall not be permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 4.1
SUBDIVISION AND ACCESS STANDARDS SECTION 2004
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4.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.00 PURPOSE
Section 2005 identifies the Context Areas and Uses
established for the City of Muskegon Form Based Code
and provides the attributes that are allowed in each Area.
These attributes include use, building types, and building
height. These Context Areas ensure that proposed
development is consistent with the desires and outcomes
of the 2003 Imagine Muskegon Plan, the 2008 Downtown
and Lakeshore Redevelopment Plan, and the 2015 City of
Muskegon Parking Strategy.
Each of the Context Areas described in this Section
represent a spectrum of development character and
intensity, ranging from the most urban intense (Downtown)
to the least urban intense (Residential). Each Context
Area establishes character through its use of Building
Types (Section 2006).
2005.01 APPLICABILITY
Each Context Area established in the Context Area Map
shall meet the standards of this Section. Each Context
Area includes permitted and special uses (if applicable),
Building Types, and building height. Key maps are provided
to quickly discern the context area location within the City
of Muskegon.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.1
CONTEXT AREAS AND USE SECTION 2005
2005.02 CONTEXT AREA MAP
This Map contains Context Areas for the Muskegon Form Based Code
M u s k e g o n
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11
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Michigan Ave
NE NE
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Division St
Beidler St
UR UR UR
Washington Ave
UR
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gulating Plan Legend
PUBLIC REALM CONTEXT AREA MAP LEGEND
owntownDOWNTOWN
Form-based
(DT) CodeMAINSTREET WATERFRONT (MSW) DT, Downtown NEIGHBORHOOD
MSW, EDGE (NE)
Mainstreet Waterfront NE, Neighborhood Edge ! ! ! !
ty of MuskegonMAINSTREET (MS) NEIGHBORHOOD CORE (NC) URBAN RESIDENTIAL (UR)
MS, Mainstreet NC, Neighborhood Core UR, Urban Residential
arch 2015 REQUIRED GROUND FLOOR ACTIVE USES (REFER TO PERMITTED USES IN SECTION 2005 AND DEFINITIONS IN SECTION 2010) NORTH
5.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
s k e g o n
2005.02 CONTEXT AREA MAP (continued)
This Map contains Context Areas for the Muskegon Form Based Code
L a k e
g o n
Vir
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Viridian Dr
MSW
L a k e
Shoreline Dr
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[
Division St
Beidler St
DT, Downtown MSW, Mainstreet Waterfront NE, Neighborhood Edge ! ! ! ! ! ! Active Edge
UR 1 inch = 700 feet
MS, Mainstreet NC, Neighborhood Core UR, Urban Residential
UR
0 350 700 1,400
Feet
[
PUBLIC REALM CONTEXT AREA MAP LEGEND
DOWNTOWN (DT)
MSW, Mainstreet Waterfront NE, Neighborhood Edge MAINSTREET WATERFRONT
! ! ! ! ! ! Active Edge (MSW) NEIGHBORHOOD EDGE (NE)
1 inch = 700 feet
MAINSTREET (MS) NEIGHBORHOOD CORE (NC) URBAN RESIDENTIAL (UR)
NC, Neighborhood Core UR, Urban Residential 0 350 700 1,400
Feet
NORTH REQUIRED GROUND FLOOR ACTIVE USES (REFER TO PERMITTED USES IN SECTION 2005 AND DEFINITIONS IN SECTION 2010)
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.3
CONTEXT AREAS AND USE SECTION 2005
2005.03 CONTEXT AREAS OVERVIEW
Context Areas for the Muskegon Form Based Code are summarized as follows:
MORE URBAN
DT MS MSW
DOWNTOWN MAINSTREET MAINSTREET WATERFRONT
DOWNTOWN DESCRIPTION MAINSTREET DESCRIPTION MS WATERFRONT DESCRIPTION
This Context Area is characterized by This Context Area is characterized by This Context Area is similar to the
mixed use buildings set next to the mixed use buildings set next to the Mainstreet Context Area and is
sidewalk in order to create a street sidewalk in order to create a street characterized by mixed use buildings
wall and promote commerce and wall and promote commerce and set next to the sidewalk in order to
shopping. These buildings contain shopping. These buildings contain create a street wall and promote
street level retail uses with residential primarily street level retail uses, commerce and shopping. Buildings
and office uses on the upper floors. however, residential and service uses in this district are required to have
This Context Area has a high level of may occur on the ground floor so setbacks on the upper floors so that
transit service that can help off-set that the area can mature over time. lakeshore views are maintained.
the need for off-street parking and This Context Area has a high level of
promote walkability. walkability and vibrancy at the street
level.
The following are generally The following are generally The following are generally
appropriate form elements in this appropriate form elements in this appropriate form elements in this
Context Area: Context Area: Context Area:
A. Attached buildings A. Attached buildings A. Attached buildings
B. Medium to large building B. Medium to large building B. Medium to large building
footprint footprint footprint
C. Building at the Right-of- C. Building at or near the C. Building at or near the
Way Right-of-Way Right-of-Way
D. No side setbacks D. Small side setbacks D. Small side setbacks
E. Storefront frontages E. Varied frontages with an E. Varied frontages with an
emphasis on commercial emphasis on commercial
5.4 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.03 CONTEXT AREAS OVERVIEW (continued)
Context Areas for the Muskegon Form Based Code are summarized as follows:
L ESS U RBA N
NC NE UR
NEIGHBORHOOD CORE NEIGHBORHOOD EDGE URBAN RESIDENTIAL
NEIGHBORHOOD CORE DESCRIPTION NEIGHBORHOOD EDGE DESCRIPTION URBAN RESIDENTIAL DESCRIPTION
This Context Area is characterized by This Context Area is characterized This Context Area is characterized
a wide variety of building types that by a wide range of residential by a wide variety of residential
can accommodate retail, service, building types that have a variety of buildings types that have a range
office, and residential uses. Buildings setback conditions within a compact of setback conditions within a
are typically close to the street walkable block structure. Retail and compact walkable block structure.
and form nodes of activity at key office enterprises may occur in various Small retail enterprises may occur at
intersections. This Context Area forms locations within the block structure. strategic corner locations within live
a transitional area between the more This Context Area provides a variety / work buildings. This Context Area
intense Context Areas of the Form of medium and small residential is typically adjacent to single family
Based Code area and the existing building types that transition between residential districts.
residential neighborhoods that are the existing neighborhoods.
adjacent to downtown Muskegon.
The following are generally The following are generally The following are generally
appropriate form elements in this appropriate form elements in this appropriate form elements in this
Context Area: Context Area: Context Area:
A. Primarily attached A. Attached and detached A. Attached and detached
buildings buildings residential buildings
B. Medium to large building B. Medium building footprints B. Medium to small building
footprint C. Varied front setbacks footprint
C. Varied front setbacks D. Medium to small side C. Varied front setbacks
D. Small side setbacks setbacks D. Medium side setbacks
E. Varied frontages E. Varied frontages E. Primarily stoops and porch
frontages
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.5
CONTEXT AREAS AND USE SECTION 2005
2005.04 SUMMARY OF BUILDING TYPES PERMITTED IN EACH CONTEXT AREA
CONTEXT AREAS
BUILDING TYPE
MSW NC NE UR
WITH FRONTAGE OPTION DT
DOWNTOWN
MS
MAINSTREET MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
WATERFRONT CORE EDGE RESIDENTIAL
with STOREFRONT By Right By Right By Right By Right By Right
with BALCONY By Right By Right By Right By Right By Right
MIXED-USE
BUILDING
TYPE
with TERRACE Conditional Conditional Conditional Conditional Conditional
with FORECOURT By Right By Right By Right By Right By Right
with DRIVE-THROUGH By Right By Right
with STOREFRONT By Right By Right By Right By Right
BUILDING
RETAIL
TYPE
with TERRACE Conditional Conditional Conditional Conditional
with DRIVE-THROUGH By Right By Right
with STOREFRONT By Right By Right By Right By Right
BUILDING TYPE
with TERRACE Conditional Conditional Conditional Conditional
FLEX
with FORECOURT By Right By Right By Right By Right
with DOORYARD By Right By Right By Right By Right
with STOREFRONT By Right By Right
COTTAGE
BUILDING
RETAIL
with DOORYARD By Right By Right
with STOOP By Right By Right
with STOREFRONT By Right By Right By Right By Right
LIVE / WORK
At corner lots
BUILDING
with DOORYARD By Right By Right By Right By Right only
TYPE
with LIGHTWELL By Right By Right By Right By Right
At corner lots
with STOOP By Right By Right By Right By Right only
with FORECOURT By Right By Right By Right
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD By Right By Right By Right
LARGE
with STOOP By Right
with PROJECTING PORCH By Right
MULTI-PLEX
with STOOP By Right By Right By Right
SMALL
with PROJECTING PORCH By Right By Right By Right
with ENGAGED PORCH By Right By Right By Right
ROWHOUSE
with LIGHTWELL By Right By Right By Right
BUILDING
TYPE
with STOOP By Right By Right By Right By Right By Right
with PROJECTING PORCH By Right By Right By Right
with STOOP By Right By Right
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH By Right By Right
with ENGAGED PORCH By Right By Right
BUILDING TYPE
DETACHED
with STOOP By Right By Right
HOUSE
with PROJECTING PORCH By Right By Right
with ENGAGED PORCH By Right By Right
CARRIAGE HOUSE BUILDING TYPE By Right By Right
CIVIC BUILDING TYPE By Right By Right By Right By Right By Right By Right
Shaded areas represent Building Types that are not permitted in specified Public Realm Context Area.
5.6 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.05 DOWNTOWN (DT) CONTEXT AREA
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
To reinforce and enhance the downtown city core and
to enable it to evolve into a complete neighborhood that
provides local and regional service, retail, entertainment,
civic, and public uses, as well as a variety of urban housing
choices.
DESCRIPTION
This Context Area is characterized by mixed use buildings
set next to the sidewalk in order to create a street wall
and promote commerce and shopping. These buildings
contain street level retail uses with residential and office
uses on the upper floors. This context area has a high level
of transit service that can help off-set the need for off-
street parking and promote walkability.
The following are generally appropriate form elements in
this Context Area:
A. Attached buildings
B. Medium to large building footprint
C. Building at the Right-of-Way
D. No side setbacks
E. Storefront frontages
2.0 CONTEXT AREA LOCATION
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.7
CONTEXT AREAS AND USE SECTION 2005
2005.05 DOWNTOWN (DT) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
BUILDING TYPE DOWNTOWN (DT) CONTEXT AREA
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE
with STOREFRONT By Right 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with BALCONY By Right 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
MIXED-USE
BUILDING
TYPE
with TERRACE Conditional * 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with FORECOURT By Right 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH
with STOREFRONT
BUILDING
RETAIL
TYPE
with TERRACE
with DRIVE-THROUGH
with STOREFRONT
BUILDING TYPE
with TERRACE
FLEX
with FORECOURT
with DOORYARD
with STOREFRONT
COTTAGE
BUILDING
RETAIL
with DOORYARD
with STOOP
with STOREFRONT
LIVE / WORK
BUILDING
with DOORYARD
TYPE
with LIGHTWELL
with STOOP
with FORECOURT
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD
LARGE
with STOOP
with PROJECTING PORCH
MULTI-PLEX
with STOOP
SMALL
with PROJECTING PORCH
with ENGAGED PORCH
ROWHOUSE
with LIGHTWELL
BUILDING
TYPE
with STOOP
with PROJECTING PORCH
with STOOP
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH
with ENGAGED PORCH
BUILDING TYPE
DETACHED
with STOOP
HOUSE
with PROJECTING PORCH
with ENGAGED PORCH
CARRIAGE HOUSE BUILDING TYPE
CIVIC BUILDING TYPE By Right 4 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
Shaded areas represent Building Types and / or frontages that are not permitted in specified Context Area.
* Refer to the Building Type with specific frontage option in Section 2006 for buildings and frontages labeled as Conditional.
5.8 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.05 DOWNTOWN (DT) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT
Refer to Illustration 5.01 for building site placement. ILLUSTRATION 5.01 BUILDING SITE PLACEMENT
A. Front Build-to-Line (at front street):
■■ 0 feet - required build-to-line (no setback
is permitted in this Context Area, building
C
facade shall be at front property line).
REAR PROPERTY LINE
B. Side Build-to-Line (at side street): D
■■ 0 feet - required build-to-line (no setback
is permitted in this Context Area, building
facade shall be at side property line).
C. Side Setback (at non-street locations): B
■■ 0 feet from side property line.
SIDE PROPERTY LINE
D. Rear Setback: BUILDING E
■■ 0 feet from rear property line. FOOTPRINT
SIDE STREET
SIDE PROPERTY LINE
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows may project
into required setbacks, beyond required build-
A
to-zones, or into the public right-of-way as
indicated in Section 2003.02. FRONT PROPERTY
LINE
FRONT STREET
5.0 PARKING PLACEMENT
Refer to Illustration 5.02 for on-site parking placement. ILLUSTRATION 5.02 PARKING PLACEMENT
A. Front Setback:
■■ 40 feet minimum from front property line.
D
B. Side Setback (from side street):
■■ 5 feet minimum from side property line. REAR PROPERTY LINE
C. Side Setback (from non-street locations): E
■■ 0 feet from side property line. C
F
D. Rear Setback: ON-SITE PARKING
■■ 0 feet from rear property line at non-street PERMITTED IN
HATCHED AREA
locations.
B
■■ 5 feet from rear property line at street
locations.
SIDE PROPERTY LINE
E G
E. Parking located at side or rear street locations
shall be screened from the street as required by
Section 2008.14.
SIDE PROPERTY
SIDE STREET
A
LINE
F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street FRONT PROPERTY
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet.
FRONT STREET
G. Driveway access location:
■■ Corner lot: 40 feet minimum from street
corner.
■■ Interior lot: within 5 feet of side property
line, when alley is not available.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.9
CONTEXT AREAS AND USE SECTION 2005
2005.05 DOWNTOWN (DT) CONTEXT AREA
6.0 PERMITTED USES
DOWNTOWN (DT) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Accessory buildings and uses P
Amusement and recreation facility P
Auto service station
Bank P
Business school/private or public school/higher ed. S
Church
Club, lodge, hall
Gallery/museum P P
Hotel/motel P
Indoor theater/live music concert hall P
Light manufacturing
Machine shop
Micro brewery, distillery, winery under 2500 barrels P
Micro brewery, distillery, winery over 2500 barrels P
Multi-family P*
Office P
Outdoor recreation
Outdoor theater
Parking structure S
Personal service P
Railway terminal P
Research and development
Restaurant, cocktail lounge, brewpub P
Retail P
Shipping, port related activity
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
5.10 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.05 DOWNTOWN (DT) CONTEXT AREA
6.0 PERMITTED USES (continued)
DOWNTOWN (DT) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Shared/Co-op housing P*
Single-family residential
Taxi/limo service P
Two-family residential
Uses similar to permitted uses P P
Uses similar to special uses P P
Veterinary and kennel
Warehousing
Wind turbine
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.11
CONTEXT AREAS AND USE SECTION 2005
This page left intentionally blank
5.12 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.06 MAINSTREET (MS) CONTEXT AREA
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
To provide a focal point that serves the city’s
neighborhoods by accommodating retail, service, and
residential uses in a compact, walkable urban form.
DESCRIPTION
This Context Area is characterized by mixed use buildings
set next to the sidewalk in order to create a street wall
and promote commerce and shopping. These buildings
contain primarily street level retail uses, however,
residential and service uses may occur on the ground
floor so that the area can mature over time. This Context
Area has a high level of walkability and vibrancy at the
street level.
The following are generally appropriate form elements in
this Context Area:
A. Attached buildings
B. Medium to large building footprint
C. Building at or near the Right-of-Way
D. Small side setbacks
E. Varied frontages with an emphasis on
commercial
2.0 CONTEXT AREA LOCATION
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.13
CONTEXT AREAS AND USE SECTION 2005
2005.06 MAINSTREET (MS) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
BUILDING TYPE MAINSTREET (MS) CONTEXT AREA
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE
with STOREFRONT By Right 8 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with BALCONY By Right 8 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
MIXED-USE
BUILDING
TYPE
with TERRACE Conditional * 8 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with FORECOURT By Right 8 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH
with STOREFRONT By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING
RETAIL
TYPE
with TERRACE Conditional* 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH
with STOREFRONT By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
BUILDING TYPE
with TERRACE Conditional* 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
FLEX
with FORECOURT By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
with DOORYARD By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
with STOREFRONT
COTTAGE
BUILDING
RETAIL
with DOORYARD
with STOOP
with STOREFRONT By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
LIVE / WORK
BUILDING
with DOORYARD By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
TYPE
with LIGHTWELL By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with STOOP By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with FORECOURT By Right 6 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD By Right 6 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
LARGE
with STOOP
with PROJECTING PORCH
MULTI-PLEX
with STOOP
SMALL
with PROJECTING PORCH
with ENGAGED PORCH
ROWHOUSE
with LIGHTWELL By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
BUILDING
TYPE
with STOOP By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with PROJECTING PORCH
with STOOP
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH
with ENGAGED PORCH
BUILDING TYPE
DETACHED
with STOOP
HOUSE
with PROJECTING PORCH
with ENGAGED PORCH
CARRIAGE HOUSE BUILDING TYPE
CIVIC BUILDING TYPE By Right 4 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
Shaded areas represent Building Types and / or frontages that are not permitted in specified Context Area.
* Refer to the Building Type with specific frontage option in Section 2006 for buildings and frontages labeled as Conditional.
5.14 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.06 MAINSTREET (MS) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT
Refer to Illustration 5.03 for building site placement. ILLUSTRATION 5.03 BUILDING SITE PLACEMENT
A. Front Build-to-Zone (at front street):
■■ Required build-to-zone from 0 to 15 feet
C B
from front property line.
REAR PROPERTY
■■ Mixed-Use and Retail Building Types in this LINE
Context Area shall have facade placed D
at front property line (required build-to-
line at front property line).
B. Side Build-to-Zone (at side street):
■■ Required build-to-zone from 0 to 15 feet
from side property line.
SIDE PROPERTY LINE
■■ Mixed-Use and Retail Building Types in this BUILDING E
Context Area shall have facade placed FOOTPRINT
at side property line (required build-to-line
SIDE STREET
SIDE PROPERTY LINE
at side property line).
C. Side Setback (at non-street locations):
■■ 0 feet from side property line.
FRONT PROPERTY
LINE
D. Rear Setback:
■■ 0 feet from rear property line.
FRONT STREET
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows, may project A
into required setbacks, beyond required build-
to-zones, or into the public right-of-way as
indicated in Section 2003.02.
5.0 PARKING PLACEMENT
Refer to Illustration 5.04 for on-site parking placement. ILLUSTRATION 5.04 PARKING PLACEMENT
A. Front Setback:
■■ 40 feet minimum from front property line.
D
B. Side Setback (from side street):
■■ 5 feet minimum from side property line. REAR PROPERTY LINE
C. Side Setback (from non-street locations): E
■■ 0 feet from side property line. C
F
D. Rear Setback: ON-SITE PARKING
■■ 0 feet from rear property line at non-street PERMITTED IN
HATCHED AREA
locations.
B
■■ 5 feet from rear property line at street
locations.
SIDE PROPERTY LINE
E G
E. Parking located at side or rear street locations
shall be screened from the street as required by
Section 2008.14.
SIDE PROPERTY
SIDE STREET
A
LINE
F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street FRONT PROPERTY
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet.
FRONT STREET
G. Driveway access location:
■■ Corner lot: 40 feet minimum from street
corner.
■■ Interior lot: within 5 feet of side property
line, when alley is not available.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.15
CONTEXT AREAS AND USE SECTION 2005
2005.06 MAINSTREET (MS) CONTEXT AREA
6.0 PERMITTED USES
MAINSTREET (MS) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Accessory buildings and uses P P P P P P
Amusement and recreation facility P P P
Auto service station
Bank P P P
Business school/private or public school/higher ed. P P P
Church P
Club, lodge, hall P
Gallery/museum P P P
Hotel/motel P
Indoor theater/live music concert hall P P
Light manufacturing
Machine shop
Micro brewery, distillery, winery under 2500 barrels P P P
Micro brewery, distillery, winery over 2500 barrels P P P
Multi-family P* P* P
Office P P P P P#
Outdoor recreation
Outdoor theater
Parking structure S
Personal service P P P P P#
Railway terminal P
Research and development
Restaurant, cocktail lounge, brewpub P P P P#
Retail P P P P P#
Shipping, port related activity
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
5.16 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.06 MAINSTREET (MS) CONTEXT AREA
6.0 PERMITTED USES (continued)
MAINSTREET (MS) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Shared/Co-op housing P* P* P
Single-family residential P P
Taxi/limo service P P P
Two-family residential
Uses similar to permitted uses P P P P P P P
Uses similar to special uses P P P P P P P
Veterinary and kennel
Warehousing
Wind turbine
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.17
CONTEXT AREAS AND USE SECTION 2005
This page left intentionally blank
5.18 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.07 MAINSTREET WATERFRONT (MSW) CONTEXT AREA
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
To provide a waterfront focal point that serves the city’s
neighborhoods and the region by accommodating retail,
service, and residential uses in a compact, walkable
urban form.
DESCRIPTION
This Context Area is similar to the Mainstreet Context Area
and is characterized by mixed use buildings set next to
the sidewalk in order to create a street wall and promote
commerce and shopping. Buildings in this district are
required to have setbacks on the upper floors so that
lakeshore views are maintained.
The following are generally appropriate form elements in
this Context Area:
A. Attached buildings
B. Medium to large building footprint
C. Building at or near the Right-of-Way
D. Small side setbacks
E. Varied frontages with an emphasis on
commercial
2.0 CONTEXT AREA LOCATION
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.19
CONTEXT AREAS AND USE SECTION 2005
2005.07 MAINSTREET WATERFRONT (MSW) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
BUILDING TYPE MAINSTREET WATERFRONT (MSW) CONTEXT AREA
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE
with STOREFRONT By Right 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
(refer to Section 2005.07.7)
with BALCONY By Right 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
MIXED-USE
BUILDING
(refer to Section 2005.07.7)
12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
TYPE
with TERRACE Conditional * (refer to Section 2005.07.7)
with FORECOURT By Right 12 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
(refer to Section 2005.07.7)
with DRIVE-THROUGH
with STOREFRONT By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING
RETAIL
TYPE
with TERRACE Conditional* 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH
with STOREFRONT By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
BUILDING TYPE
(refer to Section 2005.07.7)
with TERRACE Conditional* 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
FLEX
(refer to Section 2005.07.7)
with FORECOURT By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
(refer to Section 2005.07.7)
with DOORYARD By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
(refer to Section 2005.07.7)
with STOREFRONT
COTTAGE
BUILDING
RETAIL
with DOORYARD
with STOOP
with STOREFRONT By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
LIVE / WORK
(refer to Section 2005.07.7)
3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
BUILDING
with DOORYARD By Right (refer to Section 2005.07.7)
TYPE
with LIGHTWELL By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
(refer to Section 2005.07.7)
with STOOP By Right 3 story max. / 2 story min. Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
(refer to Section 2005.07.7)
with FORECOURT By Right 6 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING TYPE BUILDING TYPE
(refer to Section 2005.07.7)
MULTI-PLEX
with DOORYARD By Right 6 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
LARGE
(refer to Section 2005.07.7)
with STOOP
with PROJECTING PORCH
MULTI-PLEX
with STOOP
SMALL
with PROJECTING PORCH
with ENGAGED PORCH
ROWHOUSE
with LIGHTWELL By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
BUILDING
TYPE
with STOOP By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with PROJECTING PORCH
with STOOP
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH
with ENGAGED PORCH
BUILDING TYPE
DETACHED
with STOOP
HOUSE
with PROJECTING PORCH
with ENGAGED PORCH
CARRIAGE HOUSE BUILDING TYPE
CIVIC BUILDING TYPE By Right 4 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
(refer to Section 2005.07.7)
Shaded areas represent Building Types and / or frontages that are not permitted in specified Context Area.
* Refer to the Building Type with specific frontage option in Section 2006 for buildings and frontages labeled as Conditional.
5.20 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.07 MAINSTREET WATERFRONT (MSW) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT
Refer to Illustration 5.05 for building site placement. ILLUSTRATION 5.05 BUILDING SITE PLACEMENT
A. Front Build-to-Zone (at front street):
■■ Required build-to-zone from 0 to 15 feet
from front property line. C B
REAR PROPERTY
■■ Mixed-Use and Retail Building Types in this LINE
Context Area shall have facade placed
at front property line (required build-to- D
line at front property line).
■■ Front build-to-zone for Mainstreet
Waterfront Context Area shall also be
applied to any property lines or easements
that face the waterfront.
SIDE PROPERTY LINE
B. Side Build-to-Zone (at side street): BUILDING E
■■ Required build-to-zone from 0 to 15 feet FOOTPRINT
from side property line.
SIDE STREET
SIDE PROPERTY LINE
■■ Mixed-Use and Retail Building Types in this
Context Area shall have facade placed
at side property line (required build-to-line
at side property line). FRONT PROPERTY
LINE
C. Side Setback (at non-street locations):
■■ 0 feet from side property line. FRONT STREET
D. Rear Setback:
■■ 0 feet from rear property line. A
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows, may project
into required setbacks, beyond required build-
to-zones, or into the public right-of-way as
indicated in Section 2003.02.
5.0 PARKING PLACEMENT
Refer to Illustration 5.06 for on-site parking placement. ILLUSTRATION 5.06 PARKING PLACEMENT
A. Front Setback:
■■ 40 feet minimum from front property line.
D
B. Side Setback (from side street):
■■ 5 feet minimum from side property line. REAR PROPERTY LINE
C. Side Setback (from non-street locations): E
■■ 0 feet from side property line. C
F
D. Rear Setback: ON-SITE PARKING
■■ 0 feet from rear property line at non-street PERMITTED IN
HATCHED AREA
locations.
B
■■ 5 feet from rear property line at street
locations.
SIDE PROPERTY LINE
E G
E. Parking located at side or rear street locations
shall be screened from the street as required by
Section 2008.14.
SIDE PROPERTY
SIDE STREET
A
LINE
F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street FRONT PROPERTY
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet.
FRONT STREET
G. Driveway access location:
■■ Corner lot: 40 feet minimum from street
corner.
■■ Interior lot: within 5 feet of side property
line, when alley is not available.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.21
CONTEXT AREAS AND USE SECTION 2005
2005.07 MAINSTREET WATERFRONT (MSW) CONTEXT AREA
6.0 PERMITTED USES
MAINSTREET WATERFRONT (MSW) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Accessory buildings and uses P P P P P P
Amusement and recreation facility P P P
Auto service station
Bank P P P
Business school/private or public school/higher ed. P
Church P
Club, lodge, hall P
Gallery/museum P P P
Hotel/motel P
Indoor theater/live music concert hall P P
Light manufacturing
Machine shop
Micro brewery, distillery, winery under 2500 barrels P P P
Micro brewery, distillery, winery over 2500 barrels P P P
Multi-family P* P* P
Office P P P P
Outdoor recreation P P P
Outdoor theater P
Parking structure S
Personal service P P P P
Railway terminal P
Research and development
Restaurant, cocktail lounge, brewpub P P P
Retail P P P P
Shipping, port related activity P
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
5.22 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.07 MAINSTREET WATERFRONT (MSW) CONTEXT AREA
6.0 PERMITTED USES (continued)
MAINSTREET (MSW) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Shared/Co-op housing P* P* P
Single-family residential P P
Taxi/limo service P P P
Two-family residential
Uses similar to permitted uses P P P P P P P
Uses similar to special uses P P P P P P P
Veterinary and kennel
Warehousing
Wind turbine P
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.23
CONTEXT AREAS AND USE SECTION 2005
2005.07 MAINSTREET WATERFRONT (MSW) CONTEXT AREA
7.0 CONDITIONAL PERMITTING OF BUILDING TYPES
Refer to Illustration 5.07 for upper story setbacks that ILLUSTRATION 5.07 UPPER STORY SETBACKS
are required for all buildings located in the Mainstreet
Waterfront Context Area. A
A. Upper stories above the second floor and
facing front and side streets are required to be B
setback from the front and side property line 12
feet minimum and 30 feet maximum.
B. Upper stories above the second floor and facing
UPPER FLOORS
the waterfront (Waterfront Edge Public Realm
in Section 2007) are required to be setback C
from the waterfront edge 20 feet minimum and
30 feet maximum.
THIRD FLOOR
C. Balconies that cantilever from the wall surface
may encroach into the required setback area.
SECOND FLOOR
FRONT STREET, SIDE STREET, OR
WATERFRONT EDGE
GROUND FLOOR
5.24 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
To provide a variety of urban housing, retail, and
commercial choices, in medium footprint, medium-
density Building Types, which reinforce the neighborhood’s
walkable nature and support neighborhood retail and
service at key intersections.
DESCRIPTION
This Context Area is characterized by a wide variety of
building types that can accommodate retail, service,
office, and residential uses. Buildings are typically close to
the street and form nodes of activity at key intersections.
This Context Area forms a transitional area between the
more intense Context Areas of the Form Based Code
area and the existing residential neighborhoods that are
adjacent to downtown Muskegon.
The following are generally appropriate form elements in
this Context Area:
A. Attached and detached buildings
B. Medium building footprints
C. Varied front setbacks
D. Medium to small side setbacks
E. Varied frontages
2.0 CONTEXT AREA LOCATION
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.25
CONTEXT AREAS AND USE SECTION 2005
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
BUILDING TYPE NEIGHBORHOOD CORE (NC) CONTEXT AREA
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE
with STOREFRONT By Right 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with BALCONY By Right 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
MIXED-USE
BUILDING
TYPE
with TERRACE Conditional * 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with FORECOURT By Right 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH By Right 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with STOREFRONT By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING
RETAIL
TYPE
with TERRACE Conditional* 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with STOREFRONT By Right 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
BUILDING TYPE
with TERRACE Conditional* 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
FLEX
with FORECOURT By Right 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
with DOORYARD By Right 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
with STOREFRONT By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min.
COTTAGE
BUILDING
RETAIL
with DOORYARD By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min.
with STOOP By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min.
with STOREFRONT By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
LIVE / WORK
BUILDING
with DOORYARD By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
TYPE
with LIGHTWELL By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with STOOP By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with FORECOURT By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
LARGE
with STOOP By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
with PROJECTING PORCH By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
MULTI-PLEX
with STOOP By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
SMALL
with PROJECTING PORCH By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
with ENGAGED PORCH By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
ROWHOUSE
with LIGHTWELL By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
BUILDING
TYPE
with STOOP By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with PROJECTING PORCH By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with STOOP
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH
with ENGAGED PORCH
BUILDING TYPE
DETACHED
with STOOP
HOUSE
with PROJECTING PORCH
with ENGAGED PORCH
CARRIAGE HOUSE BUILDING TYPE
CIVIC BUILDING TYPE By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
Shaded areas represent Building Types and / or frontages that are not permitted in specified Context Area.
* Refer to the Building Type with specific frontage option in Section 2006 for buildings and frontages labeled as Conditional.
5.26 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT
Refer to Illustration 5.08 for building site placement. ILLUSTRATION 5.08 BUILDING SITE PLACEMENT
A. Front Build-to-Zone (at front street):
■■ Required build-to-zone from 0 to 20 feet
C B
from front property line.
REAR PROPERTY
■■ Mixed-Use and Retail Building Types in this LINE
Context Area shall have facade placed D
at front property line (required build-to-
line at front property line).
B. Side Build-to-Zone (at side street):
■■ Required build-to-zone from 0 to 20 feet
from side property line.
SIDE PROPERTY LINE
■■ Mixed-Use and Retail Building Types in this BUILDING E
Context Area shall have facade placed FOOTPRINT
at side property line (required build-to-line
SIDE STREET
SIDE PROPERTY LINE
at side property line).
C. Side Setback (at non-street locations):
■■ 3 feet from side property line.
FRONT PROPERTY
LINE
D. Rear Setback:
■■ 10 feet from rear property line.
FRONT STREET
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows, may project A
into required setbacks, beyond required build-
to-zones, or into the public right-of-way as
indicated in Section 2003.02.
5.0 PARKING PLACEMENT
Refer to Illustration 5.09 for on-site parking placement. ILLUSTRATION 5.09 PARKING PLACEMENT
A. Front Setback:
■■ 40 feet minimum from front property line.
C D
B. Side Setback (from side street): REAR PROPERTY
■■ 5 feet minimum from side property line. LINE
C. Side Setback (from non-street locations): E
■■ 5 feet from side property line.
F
D. Rear Setback: ON-SITE PARKING
■■ 5 feet from rear property line at non-street PERMITTED IN
HATCHED AREA
locations.
B
■■ 5 feet from rear property line at street
locations.
SIDE PROPERTY LINE
E G
E. Parking located at side or rear street locations
shall be screened from the street as required by
Section 2008.14.
SIDE PROPERTY
SIDE STREET
A
LINE
F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street FRONT PROPERTY
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet.
FRONT STREET
G. Driveway access location: F
■■ Corner lot: 40 feet minimum from street
corner.
■■ Interior lot: within 5 feet of side property
line, when alley is not available.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.27
CONTEXT AREAS AND USE SECTION 2005
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
6.0 PERMITTED USES
NEIGHBORHOOD CORE (NC) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Accessory buildings and uses P P P P P P P P
Amusement and recreation facility P P P
Auto service station S S S S
Bank P P P
Business school/private or public school/higher ed. P
Church P
Club, lodge, hall P
Gallery/museum P P P
Hotel/motel P
Indoor theater/live music concert hall P P
Light manufacturing S P P
Machine shop S P P
Micro brewery, distillery, winery under 2500 barrels P P P P
Micro brewery, distillery, winery over 2500 barrels P P P
Multi-family P* P* P P
Office P P P P P
Outdoor recreation P
Outdoor theater
Parking structure S
Personal service P P P P P
Railway terminal P
Research and development P P
Restaurant, cocktail lounge, brewpub P P P P
Retail P P P P P
Shipping, port related activity P
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
5.28 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
6.0 PERMITTED USES (continued)
NEIGHBORHOOD CORE (NC) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Shared/Co-op housing P* P* P P
Single-family residential P* P P
Taxi/limo service P P P P
Two-family residential
Uses similar to permitted uses P P P P P P P P
Uses similar to special uses P P P P P P P P
Veterinary and kennel P
Warehousing P P
Wind turbine P
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.29
CONTEXT AREAS AND USE SECTION 2005
This page left intentionally blank
5.30 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.09 NEIGHBORHOOD EDGE (NE) CONTEXT AREA
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
To provide an urban form that can accommodate a
very diverse range of Building Types and uses, in order
to reinforce the pattern of existing diverse walkable
neighborhoods and to encourage revitalization and
investment.
DESCRIPTION
This Context Area is characterized by a wide range of
residential building types that have a variety of setback
conditions within a compact walkable block structure.
Retail and office enterprises may occur in various locations
within the block structure. This Context Area provides a
variety of medium and small residential building types that
transition between the existing neighborhoods.
The following are generally appropriate form elements in
this Context Area:
A. Primarily attached buildings
B. Medium to large building footprint
C. Varied front setbacks
D. Small side setbacks
E. Varied frontages
2.0 CONTEXT AREA LOCATION
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.31
CONTEXT AREAS AND USE SECTION 2005
2005.09 NEIGHBORHOOD EDGE (NE) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
BUILDING TYPE NEIGHBORHOOD EDGE (NE) CONTEXT AREA
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE
with STOREFRONT By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with BALCONY By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
MIXED-USE
BUILDING
TYPE
with TERRACE Conditional * 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with FORECOURT By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with STOREFRONT By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING
RETAIL
TYPE
with TERRACE Conditional* 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with DRIVE-THROUGH By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
with STOREFRONT By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
BUILDING TYPE
with TERRACE Conditional* 3 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
FLEX
with FORECOURT By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
with DOORYARD By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
with STOREFRONT By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min.
COTTAGE
BUILDING
RETAIL
with DOORYARD By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min.
with STOOP By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min.
with STOREFRONT By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
LIVE / WORK
BUILDING
with DOORYARD By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
TYPE
with LIGHTWELL By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with STOOP By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with FORECOURT
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD
LARGE
with STOOP
with PROJECTING PORCH
MULTI-PLEX
with STOOP By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
SMALL
with PROJECTING PORCH By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
with ENGAGED PORCH By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
ROWHOUSE
with LIGHTWELL
BUILDING
TYPE
with STOOP By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with PROJECTING PORCH By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with STOOP By Right 2 story building required Lot Width: 40’ min. / 60’ max. Lot Depth: 100’ min.
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH By Right 2 story building required Lot Width: 40’ min. / 60’ max. Lot Depth: 100’ min.
with ENGAGED PORCH By Right 2 story building required Lot Width: 40’ min. / 60’ max. Lot Depth: 100’ min.
BUILDING TYPE
DETACHED
with STOOP By Right 2 story max. / 1 story min. Lot Width: 30’ min. / 60’ max. Lot Depth: 100’ min.
HOUSE
with PROJECTING PORCH By Right 2 story max. / 1 story min. Lot Width: 30’ min. / 60’ max. Lot Depth: 100’ min.
with ENGAGED PORCH By Right 2 story max. / 1 story min. Lot Width: 30’ min. / 60’ max. Lot Depth: 100’ min.
Not Applicable - Carriage House Building Type must be used as an
CARRIAGE HOUSE BUILDING TYPE By Right 2 story building required accessory building to another building type (refer to Section 2006)
CIVIC BUILDING TYPE By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
Shaded areas represent Building Types and / or frontages that are not permitted in specified Context Area.
* Refer to the Building Type with specific frontage option in Section 2006 for buildings and frontages labeled as Conditional.
5.32 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.09 NEIGHBORHOOD EDGE (NE) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT
Refer to Illustration 5.10 for building site placement. ILLUSTRATION 5.10 BUILDING SITE PLACEMENT
A. Front Build-to-Zone (at front street):
■■ Required build-to-zone from 5 to 25 feet
C B
from front property line.
REAR PROPERTY
■■ Mixed-Use and Retail Building Types in this LINE
Context Area shall have facade placed D
at front property line (required build-to-
line at front property line).
B. Side Build-to-Zone (at side street):
■■ Required build-to-zone from 10 to 25 feet
from side property line.
SIDE PROPERTY LINE
■■ Mixed-Use and Retail Building Types in this BUILDING E
Context Area shall have facade placed FOOTPRINT
at side property line (required build-to-line
SIDE STREET
SIDE PROPERTY LINE
at side property line).
C. Side Setback (at non-street locations):
■■ 3 feet from side property line.
FRONT PROPERTY
LINE
D. Rear Setback:
■■ 10 feet from rear property line.
FRONT STREET
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows, may project A
into required setbacks, beyond required build-
to-zones, or into the public right-of-way as
indicated in Section 2003.02.
5.0 PARKING PLACEMENT
Refer to Illustration 5.11 for on-site parking placement. ILLUSTRATION 5.11 PARKING PLACEMENT
A. Front Setback:
■■ 40 feet minimum from front property line.
C D
B. Side Setback (from side street): REAR PROPERTY
■■ 5 feet minimum from side property line. LINE
C. Side Setback (from non-street locations): E
■■ 5 feet from side property line.
F
D. Rear Setback: ON-SITE PARKING
■■ 5 feet from rear property line at non-street PERMITTED IN
HATCHED AREA
locations.
B
■■ 5 feet from rear property line at street
locations.
SIDE PROPERTY LINE
E H
E. Parking located at side or rear street locations
shall be screened from the street as required by
Section 2008.14.
SIDE PROPERTY
SIDE STREET
A
LINE
F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street FRONT PROPERTY
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet.
FRONT STREET
G. Driveway access location: F
■■ Corner lot: 40 feet minimum from street
corner.
■■ Interior lot: within 5 feet of side property
line, when alley is not available.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.33
CONTEXT AREAS AND USE SECTION 2005
2005.09 NEIGHBORHOOD EDGE (NE) CONTEXT AREA
6.0 PERMITTED USES
NEIGHBORHOOD EDGE (NE) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Accessory buildings and uses P P P P P P P P P P
Amusement and recreation facility P P P
Auto service station S S S S
Bank P P P
Business school/private or public school/higher ed. P
Church P
Club, lodge, hall P
Gallery/museum P P P
Hotel/motel P
Indoor theater/live music concert hall P P
Light manufacturing S P P
Machine shop S P P
Micro brewery, distillery, winery under 2500 barrels P P P P
Micro brewery, distillery, winery over 2500 barrels P P P
Multi-family P* P* P
Office P P P P P
Outdoor recreation P
Outdoor theater
Parking structure S
Personal service P P P P P
Railway terminal P
Research and development P P
Restaurant, cocktail lounge, brewpub P P P P
Retail P P P P P
Shipping, port related activity P
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
5.34 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.09 NEIGHBORHOOD EDGE (NE) CONTEXT AREA
6.0 PERMITTED USES (continued)
NEIGHBORHOOD EDGE (NE) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Shared/Co-op housing P* P* P
Single-family residential P* P P P P*
Taxi/limo service P P P P
Two-family residential P
Uses similar to permitted uses P P P P P P P P P P P
Uses similar to special uses P P P P P P P P P P P
Veterinary and kennel P
Warehousing P P
Wind turbine P
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.35
CONTEXT AREAS AND USE SECTION 2005
This page left intentionally blank
5.36 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.10 URBAN RESIDENTIAL (UR) CONTEXT AREA
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
To provide a variety of urban housing choices, in small
to medium footprint, medium-density Building Types,
which reinforce the neighborhood’s walkable nature and
support small locally-owned neighborhood retail, service,
and commercial activity.
DESCRIPTION
This Context Area is characterized by a wide variety of
residential buildings types that have a range of setback
conditions within a compact walkable block structure.
Small retail enterprises may occur at strategic corner
locations within live / work buildings. This Context Area is
typically adjacent to single family residential districts.
The following are generally appropriate form elements in
this Context Area:
A. Attached and detached residential buildings
B. Medium to small building footprint
C. Varied front setbacks
D. Medium side setbacks
E. Primarily stoops and porch frontages
2.0 CONTEXT AREA LOCATION
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.37
CONTEXT AREAS AND USE SECTION 2005
2005.10 URBAN RESIDENTIAL (UR) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
BUILDING TYPE URBAN RESIDENTIAL (UR) CONTEXT AREA
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE
with STOREFRONT
with BALCONY
MIXED-USE
BUILDING
TYPE
with TERRACE
with FORECOURT
with DRIVE-THROUGH
with STOREFRONT
BUILDING
RETAIL
TYPE
with TERRACE
with DRIVE-THROUGH
with STOREFRONT
BUILDING TYPE
with TERRACE
FLEX
with FORECOURT
with DOORYARD
with STOREFRONT
COTTAGE
BUILDING
RETAIL
with DOORYARD
with STOOP
with STOREFRONT
LIVE / WORK
BUILDING
with DOORYARD Conditional* 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
TYPE
with LIGHTWELL
with STOOP Conditional* 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min.
with FORECOURT
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD
LARGE
with STOOP
with PROJECTING PORCH
MULTI-PLEX
with STOOP 4 unit max. By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
SMALL
with PROJECTING PORCH 4 unit max. By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
with ENGAGED PORCH 4 unit max. By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min.
ROWHOUSE
with LIGHTWELL
BUILDING
TYPE
with STOOP By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with PROJECTING PORCH By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min.
with STOOP By Right 2 story building required Lot Width: 40’ min. / 60’ max. Lot Depth: 100’ min.
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH By Right 2 story building required Lot Width: 40’ min. / 60’ max. Lot Depth: 100’ min.
with ENGAGED PORCH By Right 2 story building required Lot Width: 40’ min. / 60’ max. Lot Depth: 100’ min.
BUILDING TYPE
DETACHED
with STOOP By Right 2 story max. / 1 story min. Lot Width: 30’ min. / 60’ max. Lot Depth: 100’ min.
HOUSE
with PROJECTING PORCH By Right 2 story max. / 1 story min. Lot Width: 30’ min. / 60’ max. Lot Depth: 100’ min.
with ENGAGED PORCH By Right 2 story max. / 1 story min. Lot Width: 30’ min. / 60’ max. Lot Depth: 100’ min.
Not Applicable - Carriage House Building Type must be used as an
CARRIAGE HOUSE BUILDING TYPE By Right 2 story building required accessory building to another building type (refer to Section 2006)
CIVIC BUILDING TYPE By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
Shaded areas represent Building Types and / or frontages that are not permitted in specified Context Area.
* Refer to the Building Type with specific frontage option in Section 2006 for buildings and frontages labeled as Conditional.
5.38 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.10 URBAN RESIDENTIAL (UR) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT
Refer to Illustration 5.12 for building site placement. ILLUSTRATION 5.12 BUILDING SITE PLACEMENT
A. Front Build-to-Zone (at front street):
■■ Required build-to-zone from 12 to 30 feet
C B
from front property line.
REAR PROPERTY
■■ Live / Work Building Types in this Context LINE
Area shall have a required build-to-zone D
from 5 to 20 feet from front property line.
B. Side Build-to-Zone (at side street):
■■ Required build-to-zone from 10 to 25 feet
from side property line.
SIDE PROPERTY LINE
■■ Live / Work Building Types in this Context
Area shall have a required build-to-zone BUILDING E
from 5 to 20 feet from side property line. FOOTPRINT
SIDE STREET
SIDE PROPERTY LINE
C. Side Setback (at non-street locations):
■■ 6 feet from side property line.
D. Rear Setback:
■■ 15 feet from rear property line. FRONT PROPERTY
LINE
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows, may project FRONT STREET
into required setbacks, beyond required build-
to-zones, or into the public right-of-way as A
indicated in Section 2003.02.
5.0 PARKING PLACEMENT
Refer to Illustration 5.13 for on-site parking placement. ILLUSTRATION 5.13 PARKING PLACEMENT
A. Front Setback:
■■ 40 feet minimum from front property line.
C D
B. Side Setback (from side street): REAR PROPERTY
■■ 10 feet minimum from side property line. LINE
C. Side Setback (from non-street locations): E
■■ 1 foot from side property line.
F
D. Rear Setback: ON-SITE PARKING
■■ 5 feet from rear property line at non-street PERMITTED IN
HATCHED AREA
locations.
B
■■ 10 feet from rear property line at street
locations.
SIDE PROPERTY LINE
E H
E. Parking located at side or rear street locations
shall be screened from the street as required by
Section 2008.14.
SIDE PROPERTY
SIDE STREET
A
LINE
F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street FRONT PROPERTY
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet.
FRONT STREET
G. Driveway access location: F
■■ Corner lot: 40 feet minimum from street
corner.
■■ Interior lot: within 5 feet of side property
line, when alley is not available.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.39
CONTEXT AREAS AND USE SECTION 2005
2005.10 URBAN RESIDENTIAL (UR) CONTEXT AREA
6.0 PERMITTED USES
URBAN RESIDENTIAL (UR) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Accessory buildings and uses P P P P P P
Amusement and recreation facility
Auto service station
Bank
Business school/private or public school/higher ed.
Church
Club, lodge, hall
Gallery/museum P P
Home Business P P P P P P
Hotel/motel
Indoor theater/live music concert hall
Light manufacturing
Machine shop
Micro brewery, distillery, winery under 2500 barrels
Micro brewery, distillery, winery over 2500 barrels
Multi-family P
Non-profit Supportive Housing S* S* S* S*
Office P
Outdoor recreation
Outdoor theater
Parking structure
Personal service P
Railway terminal
Research and development
Restaurant, cocktail lounge, brewpub
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
S* = Special Land Use on Peck Street and Sanford Street only
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
5.40 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2005 CONTEXT AREAS AND USE
2005.10 URBAN RESIDENTIAL (UR) CONTEXT AREA
6.0 PERMITTED USES (continued)
URBAN RESIDENTIAL (UR) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
FLEX
Retail P
Shipping, port related activity
Shared/Co-op housing P
Single-family residential P P P P*
Taxi/limo service P
Two-family residential P P
Uses similar to permitted uses P P P P P P
Uses similar to special uses P P P P P P
Veterinary and kennel
Warehousing
Wind turbine
P = Permitted Use
P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02)
S* = Special Land Use on Peck Street and Sanford Street only
Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.41
CONTEXT AREAS AND USE SECTION 2005
This page left intentionally blank
5.42 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.00 PURPOSE
Section 2006 identifies particular Building Types that are
permitted within various Context Areas and provides
design standards for each type to ensure that proposed
development is consistent with the City of Muskegon
Master Plans’ vision and goals for downtown character
and building form.
2006.01 APPLICABILITY
Each proposed building shall be designed in compliance
with the standards of this Section for the applicable
Building Type.
2006.02 BUILDING TYPES BY CONTEXT AREA
Property may be developed only with the Building Types
permitted by this Section in the Context Area applicable
to each lot.
A. Refer to Building Type Overview (subsection
2006.06) in this Section to determine the specific
Building Types that are permitted in each of the
Context Areas.
2006.03 CONTENTS OF THIS SECTION
The following Building Types are specified in this Section:
A. Mixed-Use Building Type
B. Retail Building Type
C. Flex Building Type
D. Cottage Retail Building Type
E. Live / Work Building Type
F. Large Multi-plex Building Type
G. Small Multi-plex Building Type
H. Rowhouse Building Type
I. Duplex Building Type
J. Detached House Building Type
K. Carriage House Building Type
L. Civic Building Type
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.1
BUILDING TYPE STANDARDS SECTION 2006
2006.04 HOW TO USE THIS SECTION FINAL
SECTION 2006 DRAFT BUILDING TYPE STANDARDS
Refer to sample pages on this sheet for references of 2006.08 MIXED-USE BUILDING TYPE
how to use each Building Type Standard. These pages 1.0 BUILDING TYPE DESCRIPTION
The MIXED-USE BUILDING TYPE is a medium- to large-sized typically attached structure. It is intended to provide a vertical
are representative of the layout for each Building Type mix of uses with ground floor retail or service uses and upper floor service or residential uses. This Type makes up the primary
component of a main street and downtown, and is a Building Type that can provide street vibrancy and enhanced
contained in this Section.
walkability.
A. Building Type Description: This subsection serves A
as an introduction to the Building Type, including
pictorial references of emblematic examples
and a general Building Type description.
2.0 PRECEDENT OF MIXED-USE BUILDING TYPE
The following images represent precedent examples of the Mixed-Use Building Type. They are intended as examples only
B. Precedent of Building Type: This subsection and should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based Code
area.
provides precedent examples of the building
type in context. Whenever possible, local
examples are included in this reference.
Precedent Building Types are included as
examples and inspiration to give a better
understanding of the intent of the Building Type.
IMAGE 6.01 MUSKEGON MIXED USE BUILDING ON 3RD STREET
WITH STOREFRONT FRONTAGE AND ANGLED BUILDING CORNER B
C. Building Size and Massing: This subsection
provides the requirements for building width at
front and side streets, percentage of building
wall at property line, building depth, and
maximum site coverage. These requirements IMAGE 6.03 MUSKEGON MIXED USE BUILDING ON WEST CLAY
are conveyed in illustration and text for
IMAGE 6.02 MIXED USE BUILDING WITH BALCONY FRONTAGE AVENUE WITH TERRACE FRONTAGE
convenience. The intent of this subsection is to CITY OF MUSKEGON DOWNTOWN FORM BASED CODE FINAL DRAFT 6.9
maintain character and enclosure along the
Public Realm while ensuring that the building’s
size and mass is appropriate to the context. FINAL
BUILDING TYPE STANDARDS DRAFT SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
D. Ground Floor Activation and Access: This
Refer to Illustration 6.01 for Building Type size and massing ILLUSTRATION 6.01 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 150 feet maximum
subsection provides the quantity and minimum B. Building width at front street shall be built to a
minimum of 90% of the overall width of the front
ALLEY OR REAR ACCESS
D
intervals (spacing) for building entrances.
street property line. PROPERTY LINE
PROPERTY LINE
C. Building width at side street: 100 feet maximum
These requirements are conveyed in illustration D. Building depth: 20 feet minimum
and text for convenience. The intent of this C C
SIDE STREET
E. Maximum site coverage: 100%
BUILDING FOOTPRINT
subsection is to ensure that the building and D A A
its entrances create an active and visible B
presence on the street and sidewalk by
FRONT STREET
providing front and side doors for access.
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.02 for Building Type ground floor ILLUSTRATION 6.02 GROUND FLOOR ACTIVATION & ACCESS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required at
E. Number of Units: This subsection provides the the front street and shall be directly accessed
from and face the front street.
minimum and/or maximum number of units B. Entrances to ground floor unit(s) shall occur at
intervals of not greater than 75 feet along the
front street.
that the Building Type may accommodate.
PROPERTY LINE
PROPERTY LINE
D
C. Entrances to ground floor unit(s) at the side
D
street (if provided) shall be directly accessed
from and face the side street.
SIDE STREET
D. Upper floor units shall be accessed by a C
common entry along the front or side street.
BUILDING FOOTPRINT
F. Use: Uses are regulated by the Context Area
E. Optional angled building corner with required E
entry door. Maximum length of angled wall
shall be 8 feet. A B A D
in Section 2005. This subsection is a reminder FRONT STREET
that use requirements are referenced in that
section. 5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Required total of 2 units minimum (1 unit at A. Uses are regulated by Context Area. Refer to
street level and 1 unit on upper level). Section 2005 for permitted uses in each Context
E Area.
F
6.10 FINAL DRAFT DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
6.2 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
FINAL G. Facade Composition Requirements: This
SECTION 2006 DRAFT BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE subsection indicates the required façade
7.0 FACADE COMPOSITION REQUIREMENTS composition specifications for Building
ILLUSTRATION 6.03 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.03 for Building Type facade
composition requirements.
A. Building shall have a flat roof with parapet. Type, including upper floor(s) transparency,
A B. Building shall have a cornice expression line at
roofline. proportion, window orientation, vertical
articulation, and roof type.
G
B
C. Transparency Upper Stories: Building facades
facing streets shall have 10% to 50% of the
E façade be windows between the finish floor
C line of the second story and bottom of cornice
expression line.
D. Transparency Street / Sidewalk Level: Refer
to Building Frontage options for transparency
H. Building Type Story Height: This subsection
D F requirements at the street and sidewalk level.
E. Upper windows shall be square or vertically
indicates the required minimum dimensions
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
for each floor of the specific Building Type,
F. Building shall have an 18” to 32” pilaster or
wall surface every 20 to 40 feet along building
facades facing streets. Pilasters shall extend
vertically from grade to cornice expression line.
measured from floor to ceiling. The actual
number of stories for buildings is regulated by
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.04 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.04 for Building Type story height
requirements.
A. Ground floor ceiling shall be 14 feet minimum.
Context Area (Section 2005).
B. Upper floor ceilings shall be 8 feet minimum.
H
D C. Overall height of Building Type is regulated by
B
Context Area, refer to Section 2005.
C
D. Height of parapet wall shall be between 12”
minimum and 4 feet maximum, measured from
A roof line.
I. Building Type Frontage Options: Each Building
Type has specific frontage options that may
9.0 BUILDING TYPE FRONTAGE OPTIONS
be chosen as part of the overall composition
The Mixed-Use Building Type is required to have 1 of the following 5 frontage configurations applied to the ground level
floor where it abuts front and side streets, civic space, and / or public rights-of-way. and street frontage of the building. Frontages
Frontage options for the Mixed-Use Building Type are provided in the table below and described on the following pages
of this sub-section. are applied to the ground level of the Building
CONTEXT AREAS
BUILDING TYPE
FRONTAGE OPTION DT MS MSW NC
MAINSTREET
NE UR
NEIGHBORHOOD NEIGHBORHOOD URBAN Type where it abuts a front and side street, civic
MIXED-USE
DOWNTOWN MAINSTREET
WATERFRONT CORE EDGE RESIDENTIAL
space, or public right-of-way. One frontage is
BUILDING TYPE
with STOREFRONT By Right By Right By Right By Right By Right
with BALCONY By Right By Right
I By Right By Right By Right
with TERRACE By Right By Right By Right By Right By Right required to be used for each building that is
with FORECOURT By Right By Right By Right By Right By Right
with DRIVE-THROUGH By Right By Right
constructed (in instances of the Flex and Live/
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
Work Building Types, multiple frontages may be
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE FINAL DRAFT 6.11 chosen for one building). Frontages provide
guidelines for transparency, architecture,
and composition that enable the building
to engage and define the Public Realm. The
table in this section illustrates what frontages
are appropriate for each Building Type within
each Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.3
BUILDING TYPE STANDARDS SECTION 2006
The following two pages are examples of frontage pages FINAL
BUILDING TYPE STANDARDS DRAFT SECTION 2006
for the Storefront Frontage, one of ten different frontage 2006.08 MIXED-USE BUILDING TYPE
options that are available for the various Building Types. 9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
DESCRIPTION
The Storefront Frontage Type is applied to the ground level
floor of a Building Type along the front and side streets. It
These pages will immediately follow each of the Building is typically associated with retail and mixed use buildings.
The storefront shall be designed in a way that promotes
an attractive and convenient shopping experience and
Type pages that have been described above and provide a transparent wall along the sidewalk. Storefronts are at
grade with the sidewalk and are sometimes shaded by J
the applicable frontage choices for that Building Type. awnings.
IMAGE 6.04 MIXED-USE BUILDING WITH STOREFRONT
J. Frontage Description: This paragraph describes STOREFRONT LOCATION REQUIREMENTS ILLUSTRATION 6.05 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.05 for frontage location graphic
the intent of the frontage and provides an reference.
A. The building facade(s) are required to be
placed at a build-to-line as required by the
image of a precedent example of the frontage,
PROPERTY LINE
building site placement requirements in the
Context Area section. Refer to Section 2005.
applied to the Building Type that it is associated
LINE OF CURB
B. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the A
with. This image will change throughout
public right-of-way per the requirements of the
encroachment section in Section 2003.
SIDE STREET
FRONT OR
BUILDING
Section 2006, depending on the Building Type
FOOTPRINT
subsection that the frontage is described in. LINE OF BUILDING
FACADE
PLAN VIEW
K. Frontage Location Requirements: This subsection
provides requirements of the frontage location
relative the build-to-line, build-to-zone, or K PROPERTY LINE
setback. These site placement requirements A
are defined in Section 2005, Context Areas. LINE OF BUILDING
FACADE
This subsection also provides the requirements B
for landscaping or paving of the ground area
adjacent to the frontage.
SECTION VIEW LINE OF CURB
L. Frontage Composition Requirements: This
subsection provides the requirements for 6.12 FINAL DRAFT DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
the composition of the frontage, including
transparency, proportion, scale, vertical
articulation, entry and details. FINAL
SECTION 2006 DRAFT BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
ILLUSTRATION 6.06 FRONTAGE COMPOSITION REQUIREMENTS STOREFRONT COMPOSITION REQUIREMENTS
Refer to Illustration 6.06 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
K
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent sidewalk
ADJACENT E grade.
GRADE
ELEVATION DIAGRAM
I F. Required 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
A shall extend the entire width of the storefront
L but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. The storefront frontage may have an angled
corner entry as permitted by the specific
Building Type. The angled corner entry shall
meet the transparency requirements of the
storefront frontage and have an entry door.
M M M. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
IMAGE 6.05 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
Image 6.05.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE FINAL DRAFT 6.13
6.4 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.05 STANDARDS FOR ALL BUILDING TYPES
The following standards apply to all Building Types: G. Building Height: Buildings shall comply with
A. Front Street Building Wall: Front street facades the overall maximum height regulations
of buildings represent the building front and are (as measured in number of stories) that are
located at the public right-of-way lines along established by Context Area. Each Building
the street, public path or civic space of address Type as story height (measured in feet and
for the building. inches) requirements.
B. Side Street Building Wall: Side street walls of H. Side Yard Walls: Each building shall
buildings represent the building sides that are have separate walls to support all loads
located at the public right-of-way lines along all independently of any walls located on an
streets, public paths or civic spaces that are not adjacent lot. Buildings with side-facing
the street of address for the building. The side windows shall provide necessary light and air
street build-to-line, build-to-zone, or setback for shafts within their own lot, without relying on the
side streets shall apply to all situations where side yard of the adjacent lot.
side streets , public paths, or civic spaces occur
at more than one side of a building (due to a I. Parking Requirements and Standards: Parking
parcel that is bound on more than two sides by requirements for each Building Type are based
right-of-way lines). on use and Context Area. Refer to Section 2008
for parking requirements and standards.
C. Front Street Transparency Requirements
at First Story: Each Building Type’s first story J. Sign Standards: Sign sizes and quantities for
transparency at the front street is per the each Building Type are based on Context Area.
frontage requirements for that Building Type. Refer to Section 2009 for Sign Standards.
Side Street walls are required to have one (1) of
the following standards:
1. Transparency that is the same as what
is required by the upper stories for the
Building Type.
2. Transparency that is the same as the
frontage that has been applied to the
front street.
D. Percentage of Building Width at Street: Each
Building Type indicates a building width
percentage requirement along the front
street. This percentage is the amount of a lot
line adjoining the public right-of-way that is
occupied by the front façade of the principal
building. The front façade shall be parallel to
the right-of-way, located in accordance with
the required build-to-lines, build-to-zones, or
setbacks.
E. Frontages: Frontages define architecture and
design components for the entrance(s) to the
building and the area between the façade and
the front and / or side street. Each Building Type
identifies the appropriate frontage choices.
The use of one of the frontages identified for
the Building Type is required.
F. Maximum Site Coverage: The maximum site
coverage applies to all buildings on a lot,
including accessory buildings.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.5
BUILDING TYPE STANDARDS SECTION 2006
2006.06 BUILDING TYPE OVERVIEW
Building Types for the Muskegon Form Based Code are summarized as follows:
MIXED USE BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
typically attached structure. It is intended to
STOREFRONT DT MS
provide a vertical mix of uses with ground floor DOWNTOWN MAINSTREET
retail or service uses and upper floor service or BALCONY
residential uses. This Type makes up the primary TERRACE MSW NC
component of a main street and downtown,
MAINSTREET NEIGHBORHOOD
FORECOURT
WATERFRONT CORE
and is a Building Type that can provide street
vibrancy and enhanced walkability. NE UR
DRIVE-THROUGH NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
RETAIL BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
typically attached structure. It is intended to
STOREFRONT DT MS
provide a single story building with ground DOWNTOWN MAINSTREET
floor retail or service uses. This Type makes up TERRACE
the secondary component of a main street DRIVE-THROUGH MSW NC
and is a Building Type that can provide street
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
vibrancy and enhanced walkability.
NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
FLEX BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
attached or detached structure, typically built
STOREFRONT DT MS
on a large lot. It can be used to provide a DOWNTOWN MAINSTREET
vertical mix of uses with ground floor industrial, TERRACE
service, retail, or residential uses; or it may be FORECOURT MSW NC
a single-use building. This Type is a primary
MAINSTREET NEIGHBORHOOD
DOORYARD
WATERFRONT CORE
component in a variety of urban context areas
that provide a mix of Building Types. NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
COTTAGE RETAIL BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a small- to medium-sized
detached structure. It is intended to provide
STOREFRONT DT MS
retail or service uses at the ground floor. This DOWNTOWN MAINSTREET
Type will typically have a residential mass, scale, DOORYARD
and composition that allows it to integrate into STOOP MSW NC
adjacent residential areas.
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
LIVE / WORK BUILDING TYPE
This Building Type is a small- to medium-sized FRONTAGE OPTIONS CONTEXT AREAS
attached structure that consists of one dwelling
unit above and/or behind a flexible ground STOREFRONT DT MS
DOWNTOWN MAINSTREET
floor space that can be used for residential, DOORYARD
service, or retail uses. Both the ground floor MSW NC
space and the dwelling unit are owned by one LIGHTWELL MAINSTREET NEIGHBORHOOD
entity. This Type is especially appropriate for STOOP
WATERFRONT CORE
incubating retail and service uses and allowing
NE UR
neighborhood retail to expand as the market NEIGHBORHOOD URBAN
demands. EDGE RESIDENTIAL
LARGE MULTI-PLEX BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a medium- to large-sized
structure that consists of 7 or more side-by-side
FORECOURT DT MS
and / or stacked dwelling units, typically with DOWNTOWN MAINSTREET
one shared entry. This Type is appropriately DOORYARD
scaled to fit in medium-density neighborhoods STOOP MSW NC
and enables well-designed higher densities.
MAINSTREET NEIGHBORHOOD
PROJECTING PORCH
WATERFRONT CORE
It is an essential Building Type for providing a
broad choice of housing types and promoting NE UR
NEIGHBORHOOD URBAN
walkability. EDGE RESIDENTIAL
Context Areas represented in black indicate that building is not allowed in that Context Area.
6.6 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.06 BUILDING TYPE OVERVIEW (continued)
Building Types for the Muskegon Form Based Code are summarized as follows:
SMALL MULTI-PLEX BUILDING TYPE
This Building Type is a medium-sized structure FRONTAGE OPTIONS CONTEXT AREAS
that consists of 3 to 6 side-by-side and / or
stacked dwelling units, typically with one shared STOOP DT MS
DOWNTOWN MAINSTREET
entry or individual entries along the front. This PROJECTING PORCH
Type has the appearance of a large single- MSW NC
family house and is appropriately scaled to fit in ENGAGED PORCH MAINSTREET NEIGHBORHOOD
single family neighborhoods. This Type enables WATERFRONT CORE
well-designed higher densities. It is an essential
NE UR
Building Type for providing a broad choice of NEIGHBORHOOD URBAN
housing types and promoting walkability. EDGE RESIDENTIAL
ROWHOUSE BUILDING TYPE
This Building Type is a small- to medium-sized FRONTAGE OPTIONS CONTEXT AREAS
attached structure that consists of 2 to 8
rowhouses placed side-by-side. This Type LIGHTWELL DT MS
DOWNTOWN MAINSTREET
is typically located within medium-density STOOP
neighborhoods or in a location that transitions MSW NC
from single-family to mixed-use. This Type PROJECTING PORCH MAINSTREET NEIGHBORHOOD
enables well-designed higher densities. It WATERFRONT CORE
is an essential Building Type for providing a
NE UR
broad choice of housing types and promoting NEIGHBORHOOD URBAN
walkability. EDGE RESIDENTIAL
DUPLEX BUILDING TYPE
This Building Type is a small- to medium-sized FRONTAGE OPTIONS CONTEXT AREAS
detached structure that consists of two side-by-
side or stacked dwelling units, both facing the STOOP DT MS
DOWNTOWN MAINSTREET
street and within a single building massing. This PROJECTING PORCH
Type has the appearance of a medium-sized MSW
ENGAGED PORCH NC
single-family house and is appropriately scaled MAINSTREET NEIGHBORHOOD
to fit in single family neighborhoods. This Type WATERFRONT CORE
enables well-designed higher densities. It is an
essential Building Type for providing a broad NE UR
NEIGHBORHOOD URBAN
choice of housing types. EDGE RESIDENTIAL
DETACHED HOUSE BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a small- to medium-sized
detached structure that incorporates one
STOOP DT MS
dwelling unit. It is typically located within DOWNTOWN MAINSTREET
a primarily single-family neighborhood in a PROJECTING PORCH
walkable urban setting. This Type enables well- ENGAGED PORCH MSW NC
designed higher densities. It is an essential
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
Building Type for providing a broad choice of
housing types. NE UR
NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
CARRIAGE HOUSE BUILDING TYPE
This Building Type is an accessory structure FRONTAGE OPTIONS CONTEXT AREAS
typically located at the rear of a lot. It typically
provides either a small residential unit or home Not applicable to DT MS
this Building Type
DOWNTOWN MAINSTREET
office space above the first floor garage. This
Type is important for providing affordable MSW NC
housing choices that are integrated into MAINSTREET NEIGHBORHOOD
diverse neighborhoods. This Type shall only be WATERFRONT CORE
used in conjunction with the Detached House,
NE UR
Duplex, Rowhouse, or Live/Work Building Types. NEIGHBORHOOD URBAN
EDGE RESIDENTIAL
CIVIC BUILDING TYPE
FRONTAGE OPTIONS CONTEXT AREAS
This Building Type is a small-, medium- or large-
sized detached structure that incorporates uses
Not applicable to DT MS
of special public importance including, but
this Building Type DOWNTOWN MAINSTREET
not limited to municipal buildings, churches,
libraries and schools. Civic Buildings typically MSW NC
have less form regulations than other Building
MAINSTREET NEIGHBORHOOD
WATERFRONT CORE
Types because their prominence within the
community requires more iconic and distinctive NE UR
NEIGHBORHOOD URBAN
form. EDGE RESIDENTIAL
Context Areas represented in black indicate that building is not allowed in that Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.7
BUILDING TYPE STANDARDS SECTION 2006
2006.07 SUMMARY OF BUILDING TYPES PERMITTED IN EACH CONTEXT AREA
CONTEXT AREAS
BUILDING TYPE
MSW NC NE UR
WITH FRONTAGE OPTION DT
DOWNTOWN
MS
MAINSTREET MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
WATERFRONT CORE EDGE RESIDENTIAL
with STOREFRONT By Right By Right By Right By Right By Right
with BALCONY By Right By Right By Right By Right By Right
MIXED-USE
BUILDING
TYPE
with TERRACE Conditional Conditional Conditional Conditional Conditional
with FORECOURT By Right By Right By Right By Right By Right
with DRIVE-THROUGH By Right By Right
with STOREFRONT By Right By Right By Right By Right
BUILDING
RETAIL
TYPE
with TERRACE Conditional Conditional Conditional Conditional
with DRIVE-THROUGH By Right By Right
with STOREFRONT By Right By Right By Right By Right
BUILDING TYPE
with TERRACE Conditional Conditional Conditional Conditional
FLEX
with FORECOURT By Right By Right By Right By Right
with DOORYARD By Right By Right By Right By Right
with STOREFRONT By Right By Right
COTTAGE
BUILDING
RETAIL
with DOORYARD By Right By Right
with STOOP By Right By Right
with STOREFRONT By Right By Right By Right By Right
LIVE / WORK
At corner lots
BUILDING
with DOORYARD By Right By Right By Right By Right only
TYPE
with LIGHTWELL By Right By Right By Right By Right
At corner lots
with STOOP By Right By Right By Right By Right only
with FORECOURT By Right By Right By Right
BUILDING TYPE BUILDING TYPE
MULTI-PLEX
with DOORYARD By Right By Right By Right
LARGE
with STOOP By Right
with PROJECTING PORCH By Right
MULTI-PLEX
with STOOP By Right By Right By Right
SMALL
with PROJECTING PORCH By Right By Right By Right
with ENGAGED PORCH By Right By Right By Right
ROWHOUSE
with LIGHTWELL By Right By Right By Right
BUILDING
TYPE
with STOOP By Right By Right By Right By Right By Right
with PROJECTING PORCH By Right By Right By Right
with STOOP By Right By Right
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH By Right By Right
with ENGAGED PORCH By Right By Right
BUILDING TYPE
DETACHED
with STOOP By Right By Right
HOUSE
with PROJECTING PORCH By Right By Right
with ENGAGED PORCH By Right By Right
CARRIAGE HOUSE BUILDING TYPE By Right By Right
CIVIC BUILDING TYPE By Right By Right By Right By Right By Right By Right
Shaded areas represent Building Types that are not permitted in specified Context Area.
6.8 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The MIXED-USE BUILDING TYPE is a medium- to large-sized typically attached structure. It is intended to provide a vertical
mix of uses with ground floor retail or service uses and upper floor service or residential uses. This Type makes up the primary
component of a main street and downtown, and is a Building Type that can provide street vibrancy and enhanced
walkability.
2.0 PRECEDENT OF MIXED-USE BUILDING TYPE
The following images represent precedent examples of the Mixed-Use Building Type. They are intended as examples only
and should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based Code
area.
IMAGE 6.01 MUSKEGON MIXED USE BUILDING ON 3RD STREET
WITH STOREFRONT FRONTAGE AND ANGLED BUILDING CORNER
IMAGE 6.03 MUSKEGON MIXED USE BUILDING ON WEST CLAY
IMAGE 6.02 MIXED USE BUILDING WITH BALCONY FRONTAGE AVENUE WITH TERRACE FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.9
BUILDING TYPE STANDARDS SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.01 for Building Type size and massing ILLUSTRATION 6.01 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 150 feet maximum
B. Building width at front street shall be built to a D
ALLEY OR REAR ACCESS
minimum of 90% of the overall width of the front
street property line.
PROPERTY LINE
PROPERTY LINE
C. Building width at side street: 100 feet maximum
D. Building depth: 20 feet minimum
C
SIDE STREET
E. Maximum site coverage: 100%
BUILDING FOOTPRINT
D A A
B
FRONT STREET
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.02 for Building Type ground floor ILLUSTRATION 6.02 GROUND FLOOR ACTIVATION & ACCESS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required at
the front street and shall be directly accessed
from and face the front street.
B. Entrances to ground floor unit(s) shall occur at
intervals of not greater than 75 feet along the
front street.
PROPERTY LINE
PROPERTY LINE
D
C. Entrances to ground floor unit(s) at the side
street (if provided) shall be directly accessed
from and face the side street.
SIDE STREET
D. Upper floor units shall be accessed by a C
common entry along the front or side street.
BUILDING FOOTPRINT
E. Optional angled building corner with required E
entry door. Maximum length of angled wall
shall be 8 feet. A B A D
FRONT STREET
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Required total of 2 units minimum (1 unit at A. Uses are regulated by Context Area. Refer to
street level and 1 unit on upper level). Section 2005 for permitted uses in each Context
Area.
6.10 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.03 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.03 for Building Type facade
composition requirements.
A. Building shall have a flat roof with parapet.
A B. Building shall have a cornice expression line at
roofline.
B
C. Transparency Upper Stories: Building facades
facing streets shall have 10% to 50% of the
E façade be windows between the finish floor
C line of the second story and bottom of cornice
expression line.
D. Transparency Street / Sidewalk Level: Refer
to Building Frontage options for transparency
D F requirements at the street and sidewalk level.
E. Upper windows shall be square or vertically
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
F. Building shall have an 18” to 32” pilaster or
wall surface every 20 to 40 feet along building
facades facing streets. Pilasters shall extend
vertically from grade to cornice expression line.
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.04 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.04 for Building Type story height
requirements.
A. Ground floor ceiling shall be 14 feet minimum.
B. Upper floor ceilings shall be 8 feet minimum.
D C. Overall height of Building Type is regulated by
B
Context Area, refer to Section 2005.
C
D. Height of parapet wall shall be between 12”
minimum and 4 feet maximum, measured from
A roof line.
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Mixed-Use Building Type is required to have 1 of the following 5 frontage configurations applied to the ground level
floor where it abuts front and side streets, civic space, and / or public rights-of-way.
Frontage options for the Mixed-Use Building Type are provided in the table below and described on the following pages
of this sub-section.
CONTEXT AREAS
BUILDING TYPE MSW NC NE UR
FRONTAGE OPTION DT MS MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
MIXED-USE
DOWNTOWN MAINSTREET WATERFRONT CORE EDGE RESIDENTIAL
BUILDING TYPE
with STOREFRONT By Right By Right By Right By Right By Right
with BALCONY By Right By Right By Right By Right By Right
with TERRACE By Right By Right By Right By Right By Right
with FORECOURT By Right By Right By Right By Right By Right
with DRIVE-THROUGH By Right By Right
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.11
BUILDING TYPE STANDARDS SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
DESCRIPTION
The Storefront Frontage Type is applied to the ground level
floor of a Building Type along the front and side streets. It
is typically associated with retail and mixed use buildings.
The storefront shall be designed in a way that promotes
an attractive and convenient shopping experience and
a transparent wall along the sidewalk. Storefronts are at
grade with the sidewalk and are sometimes shaded by
awnings.
IMAGE 6.04 MIXED-USE BUILDING WITH STOREFRONT
STOREFRONT LOCATION REQUIREMENTS ILLUSTRATION 6.05 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.05 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed at a build-to-line as required by the PROPERTY LINE
building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the A
public right-of-way per the requirements of the
encroachment section in Section 2003.
SIDE STREET
FRONT OR
BUILDING
FOOTPRINT
LINE OF BUILDING
FACADE
PLAN VIEW
PROPERTY LINE
A
LINE OF BUILDING
FACADE
B
SECTION VIEW LINE OF CURB
6.12 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
ILLUSTRATION 6.06 FRONTAGE COMPOSITION REQUIREMENTS STOREFRONT COMPOSITION REQUIREMENTS
Refer to Illustration 6.06 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
K
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent sidewalk
ADJACENT E grade.
GRADE
ELEVATION DIAGRAM
I F. Required 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
A shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. The storefront frontage may have an angled
corner entry as permitted by the specific
Building Type. The angled corner entry shall
meet the transparency requirements of the
storefront frontage and have an entry door.
M M M. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
IMAGE 6.05 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
Image 6.05.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.13
BUILDING TYPE STANDARDS SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: BALCONY
DESCRIPTION
The Balcony Frontage Type contains a recessed balcony
that is applied to the upper level floor of a Building Type
along the front street and a storefront that is applied to
the ground level floor of a Building Type along the front
and side streets. It is always associated with mixed use
buildings. The balcony-storefront frontage shall be
designed to include an open-air space that is recessed
into the building mass on the upper level(s) and a
storefront that is designed to promote an attractive,
convenient shopping experience and transparent wall
along the sidewalk.
IMAGE 6.06 MIXED-USE BUILDING WITH BALCONY-STOREFRONT
BALCONY LOCATION REQUIREMENTS ILLUSTRATION 6.07 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.07 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed at a build-to-line as required by the PROPERTY LINE
building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. Required upper story balcony shall be located
within the mass of the building. A
C. Face of balcony shall align with facade of the
SIDE STREET
FRONT OR
building. BUILDING
FOOTPRINT
D. Storefront is required at the ground level floor.
E. Balconies, awnings, canopies, cornices, upper LINE OF BUILDING
bays, and projecting signs may extend into the FACADE
public right-of-way per the requirements of the
PLAN VIEW
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
B C
E
D
SECTION VIEW LINE OF CURB
6.14 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: BALCONY
9.02 BALCONY-STOREFRONT
ILLUSTRATION 6.08 FRONTAGE COMPOSITION REQUIREMENTS BALCONY COMPOSITION REQUIREMENTS
Refer to Illustration 6.08 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
N pilasters referenced in item J. on this page.
B. Optional transom window may extend over
L entry recess (as depicted) or follow entry recess.
K
C. Required entry door shall have fifty (50) percent
M minimum transparency.
O
D. Entry door is required to be recessed three (3)
FINISH FLOOR LINE
feet to eight (8) feet from the facade wall of
SECOND FLOOR
F
the building. The angled wall (the wall that
connects the storefront to the door) in the
B
recess area shall match the main storefront
window.
H
E. Entry door is required to be at adjacent sidewalk
C
G grade.
ADJACENT E
F. Required 30” to 42” sign band or horizontal
GRADE
expression line above storefront window or
I transom. Sign band or horizontal expression line
ELEVATION DIAGRAM shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
A
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
grade.
H. Transparency: Storefront frontage shall have
60% to 80% of the façade be windows between
BUILDING INTERIOR the top of the storefront base and bottom of
sign band (or horizontal expression line). Entry
door transparency shall be included as part of
D the required transparency calculation.
PLAN DIAGRAM J I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. Required recessed open-air balcony located
within the mass of the building.
M. Required balcony columns spaced to match
pilaster or wall surface of building (item J.
above).
N. Building roof and / or parapet wall at balcony
shall extend over balcony and align with
building facade.
O. Required guardrail or knee wall shall align with
P P building facade.
P. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
IMAGE 6.07 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS Image 6.07.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.15
BUILDING TYPE STANDARDS SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: TERRACE
DESCRIPTION
In a Terrace Frontage Type, the facade of the building
that faces the front street is set back from the right-of-way
line to accommodate an elevated terrace. The terrace
provides circulation along the facade. This Frontage
Type can be used to provide at-grade access while
accommodating a grade change. Frequent steps up
to the terrace are necessary to avoid dead walls and
maximize access. This frontage may also be used in
historic industrial areas to mimic historic loading docks.
IMAGE 6.08 MIXED-USE BUILDING WITH TERRACE
TERRACE LOCATION REQUIREMENTS ILLUSTRATION 6.09 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.09 for frontage location graphic
reference.
A. The terrace frontage is required to be placed
at a build-to-line as required by the building site PROPERTY LINE
placement requirements in the Context Area
section. Refer to Section 2005. LINE OF CURB
B. Building facades with the terrace frontage are
exempt from the requirement of being placed A
at the build-to-line at the front property line.
FRONT
STREET
The leading edge of the terrace is required to
BUILDING
be placed at the build-to-line, or as close as FOOTPRINT
possible to the build-to-line in instances where B
conditions required in item E. on this page
cannot be met with the terrace at build-to-line.
G
C. Terrace frontages are not permitted on side
streets.
PLAN VIEW
D. Terrace frontages shall not be permitted on
BUILDING FACADE
more than 50% of the buildings on one block E
face.
LINE OF
E. Terrace placement shall provide a minimum
of 10 feet for sidewalk, pedestrian access, and
sidewalk furnishing zone between terrace edge
and line of curb. Clear pedestrian access shall PROPERTY LINE
be maintained at 5 feet minimum.
A
F. Low walls of the terrace that are designed for
seating are encouraged. LINE OF BUILDING
FACADE
G. Steps to access terrace shall occur at intervals of
B
not greater than 50 feet. Steps may extend into TERRACE
the public right-of-way when the requirements
of item E. are met. F
K
H. Terrace depth shall be 5 feet minimum. I
I. Terrace finish level above sidewalk shall be 42
inches maximum. LINE OF CURB
SECTION VIEW
J. Maximum length of terrace shall be 150 feet.
K. Storefront is required at the ground level floor.
H
6.16 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 3:
9.03 2: TERRACE
BALCONY-STOREFRONT
ILLUSTRATION 6.10 FRONTAGE COMPOSITION REQUIREMENTS TERRACE COMPOSITION REQUIREMENTS
Refer to Illustration 6.10 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
K
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent terrace
ADJACENT E grade.
TERRACE GRADE
I F. Required 30” to 42” sign band or horizontal
ELEVATION DIAGRAM expression line above storefront window or
transom. Sign band or horizontal expression line
shall extend the entire width of the storefront
A but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade of terrace.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.09.
L L M. Conditionally Permitting of Frontage: Terrace
Frontage is permitted to be used on this Building
Type only when adjacent sidewalk and Public
Realm conditions present slopes that prevent
IMAGE 6.09 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
consistent at-grade access.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.17
BUILDING TYPE STANDARDS SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
9.04 BUILDING TYPE FRONTAGE OPTION 4: FORECOURT
DESCRIPTION
In a Forecourt Frontage Type, the facade of the building
that faces the front street is at or near the right-of-way line
and a small percentage of the facade is set back, creating
a small courtyard space. In a storefront forecourt the
courtyard space shall be used as an additional shopping
space or restaurant seating area. The courtyard area is
not covered.
IMAGE 6.10 MIXED-USE BUILDING WITH FORECOURT
FORECOURT LOCATION REQUIREMENTS ILLUSTRATION 6.11 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.11 for frontage location graphic
reference.
A. A minimum of 30% of the building facade of the
forecourt frontage is required to be placed at
PROPERTY LINE
a build-to-line as required by the building site
placement requirements in the Context Area
section. Refer to Section 2005. LINE OF CURB
BUILDING
FOOTPRINT
B. Required courtyard shall have a width that is A
twelve (12) feet minimum.
SIDE STREET
C. Required courtyard shall have a depth of
FRONT OR
twelve (12) feet minimum. B
D. Courtyard area shall be paved. Landscape D
islands may be used within the space, but may
not cover more than 40% of the courtyard’s A
ground area (refer to image 6.10 on this page).
LINE OF BUILDING
E. Storefront is required at the ground level floor on PLAN VIEW
FACADE
all sides of courtyard and on building facades
facing streets, civic space, and rights-of-way.
C
F. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
COURTYARD AREA
E
D
SECTION LINE OF CURB
VIEW
C
6.18 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 4:
9.04 2: FORECOURT
BALCONY-STOREFRONT
ILLUSTRATION 6.12 FRONTAGE COMPOSITION REQUIREMENTS FORECOURT COMPOSITION REQUIREMENTS
Refer to Illustration 6.12 for frontage composition graphic
reference for building walls that face the courtyard and
building walls that face the front and side streets.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
K
B. Optional transom window may extend over
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
F D. Entry door is required to be recessed three (3)
feet to eight (8) feet from the facade wall of
B the building. The angled wall (the wall that
H connects the storefront to the door) in the
C recess area shall match the main storefront
G window.
ADJACENT E E. Entry door is required to be at adjacent sidewalk
GRADE grade.
ELEVATION DIAGRAM
I
F. Required 30” to 42” sign band or horizontal
expression line above storefront window or
A transom. Sign band or horizontal expression line
shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
BUILDING INTERIOR high minimum, measured from the adjacent
grade.
D H. Transparency: Storefront frontage shall have
60% to 80% of the façade be windows between
PLAN DIAGRAM J the top of the storefront base and bottom of
sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.11.
L L
IMAGE 6.11 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.19
BUILDING TYPE STANDARDS SECTION 2006
2006.08 MIXED-USE BUILDING TYPE
9.05 BUILDING TYPE FRONTAGE OPTION 5: DRIVE-THROUGH
DESCRIPTION
The Drive-through Frontage is identical to the Storefront
Frontage, however it includes an automobile drive-
through at the rear or non-street facing sides. The drive-
through may include a covered structure at the service
window location. This structure is designed to be a
secondary element to the building and is consistent
with the massing, scale, and design of the building. This
frontage is typically associated with retail and mixed-
use buildings and includes a storefront that is designed
in a way that promotes an attractive and convenient
shopping experience.
IMAGE 6.12 MIXED-USE BUILDING WITH DRIVE-THROUGH
DRIVE-THROUGH COMPOSITION REQUIREMENTS ILLUSTRATION 6.13 FRONTAGE COMPOSITION REQUIREMENTS
Refer to Illustration 6.13 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80) percent
of the overall length of the first story and shall be
interrupted by the required pilasters referenced in
item J. on this page.
B. Optional transom window may extend over entry
recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent K
minimum transparency.
D. Entry door is required to be recessed three (3)
feet to eight (8) feet from the facade wall of the
FINISH FLOOR LINE
building. The angled wall (the wall that connects SECOND FLOOR
the storefront to the door) in the recess area shall F
match the main storefront window.
B
E. Entry door is required to be at adjacent sidewalk
grade. H
G C
F. Required 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line ADJACENT E
shall extend the entire width of the storefront GRADE
but may be interrupted by the required pilasters I
ELEVATION DIAGRAM
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet high
minimum, measured from the adjacent grade. A
H. Transparency: Storefront frontage shall have 60%
to 80% of the façade be windows between the
top of the storefront base and bottom of sign
band (or horizontal expression line). Entry door
transparency shall be included as part of the
required transparency calculation. BUILDING INTERIOR
I. Required 18” to 30” high storefront base.
D
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster J
PLAN DIAGRAM
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by the
sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building Type
for transparency requirements of upper stories.
L. The storefront frontage may have an angled
corner entry as permitted by the specific Building
Type. The angled corner entry shall meet the
transparency requirements of the storefront
frontage and have an entry door.
6.20 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.08 MIXED-USE BUILDING TYPE
9.05 BUILDING TYPE FRONTAGE OPTION 5: DRIVE-THROUGH
ILLUSTRATION 6.13 FRONTAGE LOCATION REQUIREMENTS DRIVE-THROUGH LOCATION REQUIREMENTS
Refer to Illustration 6.13 for frontage location graphic
reference.
A. The building facade(s) are required to be
PROPERTY LINE
placed at a build-to-line as required by the
building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. Balconies, awnings, canopies, cornices, upper
A
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
SIDE STREET
FRONT OR
BUILDING
FOOTPRINT
C. Rear Drive-Through Zone: Drive-through
F locations at the rear of the building shall be
placed within a rear drive-through zone that is
LINE OF BUILDING
located as follows:
FACADE 1. 0 to 45 feet, measured from rear building
wall.
PLAN VIEW
2. 15 feet minimum, measured from building
walls that face side streets.
D. Side Drive-Through Zone: Drive-through
locations at the non-street facing sides of the
building shall be placed within a rear drive-
through zone that is located as follows:
PROPERTY LINE
1. 0 to 45 feet, measured from side building
wall.
2. 15 feet minimum, measured from building
A walls that face front streets.
E. Drive-through locations shall comply with rear
LINE OF BUILDING and side setbacks of the Context Area that the
FACADE lot is in. Refer to Section 2005.
B F. Storefront is required at the ground level floor
F at building facades facing streets, civic space,
and rights-of-way.
SECTION VIEW LINE OF CURB
C.2
REAR PROPERTY LINE
SIDE PROPERTY LINE
C C.1
SIDE PROPERTY LINE
D
BUILDING
SIDE STREET
FOOTPRINT
D.2
FRONT PROPERTY LINE
FRONT STREET
D.1
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.21
BUILDING TYPE STANDARDS SECTION 2006
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6.22 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.09 RETAIL BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
This RETAIL BUILDING TYPE is a medium- to large-sized typically attached structure. It is intended to provide a single story
building with ground floor retail or service uses. This Type makes up the secondary component of a main street and is a
Building Type that can provide street vibrancy and enhanced walkability.
2.0 PRECEDENT OF RETAIL BUILDING TYPE
The following images represent precedent examples of the Building Type. They are intended as examples only and
should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based Code area.
IMAGE 6.13 MUSKEGON RETAIL BUILDING ON WESTERN AVENUE IMAGE 6.14 MUSKEGON RETAIL BUILDING ON PINE STREET WITH
WITH STOREFRONT FRONTAGE STOREFRONT FRONTAGE
IMAGE 6.15 MUSKEGON RETAIL BUILDING ON 3RD STREET WITH
STOREFRONT FRONTAGE IMAGE 6.16 RETAIL BUILDING WITH STOREFRONT FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.23
BUILDING TYPE STANDARDS SECTION 2006
2006.09 RETAIL BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.14 for Building Type size and massing ILLUSTRATION 6.14 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 150 feet maximum
B. Building width at front street shall be built to a D
ALLEY OR REAR ACCESS
minimum of 90% of the overall width of the front
street property line.
PROPERTY LINE
PROPERTY LINE
C. Building width at side street: 100 feet maximum
D. Building depth: 20 feet minimum
C
SIDE STREET
E. Maximum site coverage: 100%
BUILDING FOOTPRINT
D A A
B
FRONT STREET
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.15 for Building Type ground floor ILLUSTRATION 6.15 GROUND FLOOR ACTIVATION & ACCESS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required at
the front street and shall be directly accessed
from and face the front street.
B. Entrances to ground floor unit(s) shall occur at
intervals of not greater than 75 feet along the
front street.
PROPERTY LINE
PROPERTY LINE
D
C. Entrances to ground floor unit(s) at the side
street (if provided) shall be directly accessed
from and face the side street.
SIDE STREET
D. Optional angled building corner with required C
entry door. Maximum length of angled wall
shall be 8 feet. BUILDING FOOTPRINT
D
A B A
FRONT STREET
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Required total of 1 unit minimum (1 unit at street A. Uses are regulated by Context Area. Refer to
level). Section 2005 for permitted uses in each Context
Area.
6.24 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.09 RETAIL BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.16 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.16 for Building Type facade
composition requirements.
A. Building shall have a flat roof with parapet.
B. Building shall have a cornice expression line at
roofline.
A
C. Transparency Street / Sidewalk Level: Refer
to Building Frontage options for transparency
B requirements at the street and sidewalk level.
D. Building shall have an 18” to 32” pilaster or
wall surface every 20 to 40 feet along building
facades facing streets. Pilasters shall extend
vertically from grade to cornice expression line.
C D
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.17 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.17 for Building Type story height
requirements.
A. Ground floor ceiling shall be 14 feet minimum.
B. Overall height of Building Type is regulated by
Context Area, refer to Section 2005.
C C. Height of parapet wall shall be between 12”
B minimum and 4 feet maximum, measured from
A roof line.
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Retail Building Type is required to have 1 of the following 3 frontage configurations applied to the ground level floor
where it abuts front and side streets, civic space, and / or public rights-of-way.
Frontage options for the Retail Building Type are provided in the table below and described on the following pages of
this sub-section.
CONTEXT AREAS
BUILDING TYPE MSW NC NE UR
FRONTAGE OPTION
BUILDING TYPE
DT MS
RETAIL
MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
DOWNTOWN MAINSTREET WATERFRONT CORE EDGE RESIDENTIAL
with STOREFRONT By Right By Right By Right By Right
with TERRACE By Right By Right By Right By Right
with DRIVE-THROUGH By Right By Right
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.25
BUILDING TYPE STANDARDS SECTION 2006
2006.09 RETAIL BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
DESCRIPTION
The Storefront Frontage Type is applied to the ground level
floor of a Building Type along the front and side streets. It
is typically associated with retail and mixed use buildings.
The storefront shall be designed in a way that promotes
an attractive and convenient shopping experience and
a transparent wall along the sidewalk. Storefronts are at
grade with the sidewalk and are sometimes shaded by
awnings.
IMAGE 6.17 RETAIL BUILDING WITH STOREFRONT
STOREFRONT LOCATION REQUIREMENTS ILLUSTRATION 6.18 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.18 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed at a build-to-line as required by the PROPERTY LINE
building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. Awnings, canopies, cornices, and projecting
signs may extend into the public right-of-way A
per the requirements of the encroachment
section in Section 2003.
SIDE STREET
FRONT OR
BUILDING
FOOTPRINT
LINE OF BUILDING
FACADE
PLAN VIEW
PROPERTY LINE
A
B
LINE OF BUILDING
FACADE
SECTION VIEW LINE OF CURB
6.26 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.09 RETAIL BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
ILLUSTRATION 6.19 FRONTAGE COMPOSITION REQUIREMENTS STOREFRONT COMPOSITION REQUIREMENTS
Refer to Illustration 6.19 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
K percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
F entry recess (as depicted) or follow entry recess.
B C. Required entry door shall have fifty (50) percent
minimum transparency.
H
G C D. Entry door is required to be recessed three (3)
feet to eight (8) feet from the facade wall of
ADJACENT E the building. The angled wall (the wall that
GRADE connects the storefront to the door) in the
ELEVATION DIAGRAM
I recess area shall match the main storefront
window.
A E. Entry door is required to be at adjacent sidewalk
grade.
F. Optional 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
shall extend the entire width of the storefront
BUILDING INTERIOR
but may be interrupted by the required pilasters
referenced in item J. on this page.
D
G. Storefront window glass shall be eight (8) feet
PLAN DIAGRAM J high minimum, measured from the adjacent
grade.
H. Transparency: Storefront frontage shall have
60% to 80% of the façade be windows between
the top of the storefront base and bottom of
sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Refer to Building Type for roof and cornice
requirements.
L. The storefront frontage may have an angled
corner entry as permitted by the specific
Building Type. The angled corner entry shall
meet the transparency requirements of the
storefront frontage and have an entry door.
M. Storefront windows may be replaced with
M M overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.18.
IMAGE 6.18 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.27
BUILDING TYPE STANDARDS SECTION 2006
2006.09 RETAIL BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: TERRACE
DESCRIPTION
In a Terrace Frontage Type, the facade of the building
that faces the front street is set back from the right-of-way
line to accommodate an elevated terrace. The terrace
provides circulation along the facade. This Frontage
Type can be used to provide at-grade access while
accommodating a grade change. Frequent steps up
to the terrace are necessary to avoid dead walls and
maximize access. This frontage may also be used in
historic industrial areas to mimic historic loading docks.
IMAGE 6.19 TERRACE FRONTAGE WITH STOREFRONT
TERRACE LOCATION REQUIREMENTS ILLUSTRATION 6.20 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.20 for frontage location graphic
reference.
A. The terrace frontage is required to be placed
at a build-to-line as required by the building site PROPERTY LINE
placement requirements in the Context Area
section. Refer to Section 2005. LINE OF CURB
B. Building facades with the terrace frontage are
exempt from the requirement of being placed A
at the build-to-line at the front property line. The
FRONT
STREET
terrace is required to be placed at the build-to-
BUILDING
line, or as close as possible to the build-to-line FOOTPRINT
in instances where conditions required in item B
E on this page cannot be met with the terrace
at build-to-line.
G
C. Terrace frontages are not permitted on side
streets.
PLAN VIEW
D. Terrace frontages shall not be permitted on
more than 50% of the buildings on one block E
face.
E. Terrace placement shall provide a minimum
of 10 feet for sidewalk, pedestrian access, and
sidewalk furnishing zone between terrace edge
and line of curb. Clear pedestrian access shall PROPERTY LINE
be maintained at 5 feet minimum.
A
F. Low walls of the terrace that are designed for
seating are encouraged.
LINE OF BUILDING
G. Steps to access terrace shall occur at intervals of FACADE
not greater than 50 feet. Steps may extend into TERRACE
the public right-of-way when the requirements
of item E. are met. F
B
H. Terrace depth shall be 5 feet minimum. I
I. Terrace finish level above sidewalk shall be 42
inches maximum. LINE OF CURB
SECTION VIEW
J. Maximum length of terrace shall be 150 feet.
K. Storefront is required at the ground level floor.
H
6.28 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.09 RETAIL BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: TERRACE
9.02 BALCONY-STOREFRONT
ILLUSTRATION 6.21 FRONTAGE COMPOSITION REQUIREMENTS TERRACE COMPOSITION REQUIREMENTS
Refer to Illustration 6.21 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
K percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
F entry recess (as depicted) or follow entry recess.
B C. Required entry door shall have fifty (50) percent
minimum transparency.
H
G C D. Entry door is required to be recessed three (3)
feet to eight (8) feet from the facade wall of
ADJACENT E the building. The angled wall (the wall that
TERRACE GRADE connects the storefront to the door) in the
I recess area shall match the main storefront
window.
ELEVATION DIAGRAM
E. Entry door is required to be at adjacent terrace
grade.
A
F. Optional 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
shall extend the entire width of the storefront
BUILDING INTERIOR
but may be interrupted by the required pilasters
referenced in item J. on this page.
D
G. Storefront window glass shall be eight (8) feet
PLAN DIAGRAM J high minimum, measured from the adjacent
grade of terrace.
H. Transparency: Storefront frontage shall have
60% to 80% of the façade be windows between
the top of the storefront base and bottom of
sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Refer to Building Type for roof and cornice
requirements.
L. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.20.
M. Conditionally Permitting of Frontage: Terrace
L L Frontage is permitted to be used on this Building
Type only when adjacent sidewalk and Public
Realm conditions present slopes that prevent
consistent at-grade access.
IMAGE 6.20 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.29
BUILDING TYPE STANDARDS SECTION 2006
2006.09 RETAIL BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: DRIVE-THROUGH
DESCRIPTION
The Drive-through Frontage is identical to the Storefront
Frontage, however it includes an automobile drive-
through at the rear or non-street facing sides. The drive-
through may include a covered structure at the service
window location. This structure is designed to be a
secondary element to the building and is consistent
with the massing, scale, and design of the building. This
frontage is typically associated with retail and mixed-
use buildings and includes a storefront that is designed
in a way that promotes an attractive and convenient
shopping experience.
IMAGE 6.21 BUILDING WITH DRIVE-THROUGH
DRIVE-THROUGH COMPOSITION REQUIREMENTS ILLUSTRATION 6.22 FRONTAGE COMPOSITION REQUIREMENTS
Refer to Illustration 6.22 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80) percent
of the overall length of the first story and shall be K
interrupted by the required pilasters referenced in
item J. on this page.
B. Optional transom window may extend over entry
recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent F
minimum transparency.
B
D. Entry door is required to be recessed three (3)
H
feet to eight (8) feet from the facade wall of the
building. The angled wall (the wall that connects G C
the storefront to the door) in the recess area shall
match the main storefront window.
ADJACENT E
E. Entry door is required to be at adjacent sidewalk GRADE
grade. ELEVATION DIAGRAM
I
F. Required 30” to 42” sign band or horizontal
expression line above storefront window or A
transom. Sign band or horizontal expression line
shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet high
minimum, measured from the adjacent grade.
BUILDING INTERIOR
H. Transparency: Storefront frontage shall have 60%
to 80% of the façade be windows between the
D
top of the storefront base and bottom of sign
band (or horizontal expression line). Entry door
transparency shall be included as part of the PLAN DIAGRAM J
required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by the
sign band or horizontal expression line.
K. Refer to Building Type for roof and cornice
requirements.
L. The storefront frontage may have an angled
corner entry as permitted by the specific Building
Type. The angled corner entry shall meet the
transparency requirements of the storefront
frontage and have an entry door.
6.30 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.09 RETAIL BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: DRIVE-THROUGH
ILLUSTRATION 6.23 FRONTAGE LOCATION REQUIREMENTS DRIVE-THROUGH LOCATION REQUIREMENTS
Refer to Illustration 6.23 for frontage location graphic
reference.
A. The building facade(s) are required to be
PROPERTY LINE
placed at a build-to-line or within a build-to-
zone, depending on building site placement
requirements in the Public Realm Context Area
LINE OF CURB section. Refer to Section 2004.
A
B. Awnings, canopies, cornices, and projecting
signs may extend into the public right-of-way
per the requirements of the encroachment
SIDE STREET
FRONT OR
BUILDING section in Section 2003.
FOOTPRINT
F C. Rear Drive-Through Zone: Drive-through
locations at the rear of the building shall be
LINE OF BUILDING
placed within a rear drive-through zone that is
FACADE located as follows:
1. 0 to 45 feet, measured from rear building
PLAN VIEW
wall.
2. 15 feet minimum, measured from building
walls that face side streets.
D. Side Drive-Through Zone: Drive-through
locations at the non-street facing sides of the
building shall be placed within a rear drive-
PROPERTY LINE
through zone that is located as follows:
1. 0 to 45 feet, measured from side building
wall.
A 2. 15 feet minimum, measured from building
walls that face front streets.
E. Drive-through locations shall comply with rear
LINE OF BUILDING
FACADE
and side setbacks of the Context Area that the
lot is in. Refer to Section 2005.
F B
F. Storefront is required at the ground level floor
at building facades facing streets, civic space,
and rights-of-way.
SECTION VIEW LINE OF CURB
C.2
REAR PROPERTY LINE
SIDE PROPERTY LINE
C C.1
SIDE PROPERTY LINE
D
BUILDING
SIDE STREET
FOOTPRINT
D.2
FRONT PROPERTY LINE
FRONT STREET
D.1
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.31
BUILDING TYPE STANDARDS SECTION 2006
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6.32 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.10 FLEX BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The FLEX BUILDING TYPE is a medium- to large-sized attached or detached structure, typically built on a large lot. It can be used
to provide a vertical mix of uses with ground floor industrial, service, retail, or residential uses; or it may be a single-use building.
This Type is a primary component in a variety of urban context areas that provide a mix of Building Types.
2.0 PRECEDENT OF FLEX BUILDING TYPE
The following images represent precedent examples of the Flex Building Type. They are intended as examples only and
should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based Code area.
IMAGE 6.22 AMAZON BUILDING ON WESTERN AVENUE WITH IMAGE 6.23 MUSKEGON FLEX BUILDING ON CLAY AVENUE WITH
DOORYARD FRONTAGE DOORYARD FRONTAGE
IMAGE 6.24 HUME BUILDING ON 3RD STREET WITH STOREFRONT IMAGE 6.25 MUSKEGON FLEX BUILDING ON WESTERN AVENUE
FRONTAGE WITH DOORYARD FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.33
BUILDING TYPE STANDARDS SECTION 2006
2006.10 FLEX BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.24 for Building Type size and massing ILLUSTRATION 6.24 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 200 feet maximum
D
B. Building width at front street shall be built to a ALLEY OR REAR ACCESS
minimum of 75% of the overall width of the front
street property line.
PROPERTY LINE
C. Building width at side street: 100 feet maximum
D. Building depth: 20 feet minimum
C
SIDE STREET
E. Maximum site coverage: 100%
BUILDING FOOTPRINT
D
A
B
FRONT STREET
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.25 for Building Type ground floor ILLUSTRATION 6.25 GROUND FLOOR ACTIVATION & ACCESS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required at
the front street and shall be directly accessed
from and face the front street.
B. Entrances to ground floor unit(s) shall occur at
intervals of not greater than 100 feet along the
front street.
PROPERTY LINE
C. Entrances to ground floor unit(s) at the side D
street (if provided) shall be directly accessed
from and face the side street. D
C
SIDE STREET
D. Upper floor units may be accessed by a BUILDING FOOTPRINT
common entry or lobby along the front or side
street or at the rear of the building.
A B D
FRONT STREET
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Required total of 1 unit minimum. A. Uses are regulated by Context Area. Refer to
Section 2005 for permitted uses in each Context
Area.
6.34 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.10 FLEX BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.26 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.26 for Building Type facade
composition requirements.
A. Building shall have a flat roof with parapet.
A
B. Building shall have a cornice expression line at
roofline.
B
C. Transparency Upper Stories: Building facades
facing streets shall have 10% to 50% of the
E façade be windows between the finish floor
C line of the second story and bottom of cornice
expression line.
D. Transparency Street / Sidewalk Level: Refer
to Building Frontage options for transparency
F requirements at the street and sidewalk level.
D
E. Upper windows shall be square or vertically
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
F. Building shall have an 18” to 32” pilaster or
wall surface every 20 to 40 feet along building
facades facing streets. Pilasters shall extend
vertically from grade to cornice expression line.
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.27 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.27 for Building Type story height
requirements.
A. Ground floor ceiling shall be 14 feet minimum.
B. Upper floor ceilings shall be 8 feet minimum.
D C. Overall height of Building Type is regulated by
B
Context Area, refer to Section 2005.
C
D. Height of parapet wall shall be between 12”
minimum and 4 feet maximum, measured from
A roof line.
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Flex Building Type is required to have 1 of the following 4 frontage configurations applied to the ground level floor where it
abuts front and side streets, civic space, and / or public rights-of-way.
Combination of Frontages: For Flex Building Types, more than one frontage may used on the same building at front and / or side
streets.
Frontage options for the Flex Building Type are provided in the table below and described on the following pages of this sub-
section.
CONTEXT AREAS
BUILDING TYPE MSW NC NE UR
FRONTAGE OPTION DT
DOWNTOWN
MS
MAINSTREET MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
BUILDING TYPE
WATERFRONT CORE EDGE RESIDENTIAL
FLEX
with STOREFRONT By Right By Right By Right By Right
with TERRACE By Right By Right By Right By Right
with FORECOURT By Right By Right By Right By Right
with DOORYARD By Right By Right By Right By Right
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.35
BUILDING TYPE STANDARDS SECTION 2006
2006.10 FLEX BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
DESCRIPTION
The Storefront Frontage Type is applied to the ground level
floor of a Building Type along the front and side streets. It
is typically associated with retail and mixed use buildings.
The storefront shall be designed in a way that promotes
an attractive and convenient shopping experience and
a transparent wall along the sidewalk. Storefronts are at
grade with the sidewalk and are sometimes shaded by
awnings.
IMAGE 6.26 FLEX BUILDING WITH STOREFRONT
STOREFRONT LOCATION REQUIREMENTS ILLUSTRATION 6.28 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.28 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone, as required by PROPERTY LINE
building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side
street property lines and the building façade A
shall have one of the following treatments
depending on distance from the property line.
SIDE STREET
FRONT OR
1. Distance between building façade and BUILDING
property line is zero (0) to ten (10) feet: FOOTPRINT
Ground area shall be paved to match B
public sidewalk.
LINE OF BUILDING
2. Distance between building façade and FACADE
property line is greater than ten (10) feet:
PLAN VIEW
Ground area shall be landscaped with
a sidewalk connecting the entry door to
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
3. Ground area may be paved at distances
greater than ten (10) feet when outdoor PROPERTY LINE
seating is proposed per approval of
Planning Director and / or Planning
Commission.
A
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the
public right-of-way per the requirements of the LINE OF BUILDING
encroachment section in Section 2003. FACADE
C
SECTION VIEW LINE OF CURB
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.36 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.10 FLEX BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
ILLUSTRATION 6.29 FRONTAGE COMPOSITION REQUIREMENTS STOREFRONT COMPOSITION REQUIREMENTS
Refer to Illustration 6.29 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
K
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent sidewalk
ADJACENT E grade.
GRADE
ELEVATION DIAGRAM
I F. Optional 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
A shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.27.
L L
IMAGE 6.27 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.37
BUILDING TYPE STANDARDS SECTION 2006
2006.10 FLEX BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: TERRACE
DESCRIPTION
In a Terrace Frontage Type, the facade of the building
that faces the front street is set back from the right-of-way
line to accommodate an elevated terrace. The terrace
provides circulation along the facade. This Frontage
Type can be used to provide at-grade access while
accommodating a grade change. Frequent steps up
to the terrace are necessary to avoid dead walls and
maximize access. This frontage may also be used in
historic industrial areas to mimic historic loading docks.
IMAGE 6.28 FLEX BUILDING WITH TERRACE
TERRACE LOCATION REQUIREMENTS ILLUSTRATION 6.30 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.30 for frontage location graphic
reference.
A. The terrace frontage is required to be placed
within a build-to-zone as required by the PROPERTY LINE
building site placement requirements in the
Context Area section. Refer to Section 2005. LINE OF CURB
B. Building facades with the terrace frontage are B A
exempt from the requirement of being placed
FRONT STREET
within the build-to-zone at the front and side
property lines. The terrace is required to be
BUILDING
placed within the build-to-zone. FOOTPRINT
D
C. Terrace frontages shall not be permitted on
more than 50% of the buildings on one block
face. G
LINE OF BUILDING
D. The ground area between the front property FACADE
PLAN VIEW
lines and the front edge of the terrace shall be
paved to match the public sidewalk. In cases
where steps project beyond the front edge of E
the terrace, the area adjacent to and in line
with the steps may be landscaped.
E. Terrace placement shall provide a minimum
of 10 feet for sidewalk, pedestrian access, and
sidewalk furnishing zone between terrace edge PROPERTY LINE
and line of curb. Clear pedestrian access shall
be maintained at 5 feet minimum.
A
F. Low walls of the terrace that are designed for
seating are encouraged. LINE OF BUILDING
FACADE
G. Steps to access terrace shall occur at intervals B
TERRACE
of not greater than 50 feet. Steps may extend
past the build-to-zone when the requirements F
of item E. are met.
K
I
H. Terrace depth shall be 10 feet minimum.
I. Terrace finish level above sidewalk shall be 42 LINE OF CURB
SECTION VIEW
inches maximum.
J. Maximum length of terrace shall be 200 feet. H
K. Storefront is required at the ground level floor. HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.38 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.10 FLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: TERRACE
9.02 BALCONY-STOREFRONT
ILLUSTRATION 6.31 FRONTAGE COMPOSITION REQUIREMENTS TERRACE COMPOSITION REQUIREMENTS
Refer to Illustration 6.31 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
K
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent terrace
ADJACENT E grade.
TERRACE GRADE
I F. Optional 30” to 42” sign band or horizontal
ELEVATION DIAGRAM expression line above storefront window or
transom. Sign band or horizontal expression line
shall extend the entire width of the storefront
A but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade of terrace.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.29.
L L M. Conditionally Permitting of Frontage: Terrace
Frontage is permitted to be used on this Building
Type only when adjacent sidewalk and Public
Realm conditions present slopes that prevent
IMAGE 6.29 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
consistent at-grade access.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.39
BUILDING TYPE STANDARDS SECTION 2006
2006.10 FLEX BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: FORECOURT
DESCRIPTION
In a Forecourt Frontage Type, the facade of the building
that faces the front street is at or near the right-of-way
line and a small percentage of the facade is set back,
creating a small courtyard space. The courtyard space
may be used as an entry court or shared garden space, or
as an additional area for shopping or restaurant seating.
The courtyard area is not covered and extends the entire
height of the building.
IMAGE 6.30 FLEX BUILDING WITH FORECOURT
FORECOURT LOCATION REQUIREMENTS ILLUSTRATION 6.32 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.32 for frontage location graphic
reference.
A. A minimum of 30% of the building facade of
the forecourt frontage is required to be placed
PROPERTY LINE
within the build-to-zone as required by the
building site placement requirements in the
Context Area section. Refer to Section 2005. LINE OF CURB
BUILDING
FOOTPRINT
B. The ground area between the front and side A
street property lines and the main building
façade shall have one of the following
SIDE STREET
treatments depending on distance from the
FRONT OR
property line. C
1. Distance between building façade and
property line is zero (0) to ten (10) feet: E
Ground area shall be paved to match
public sidewalk. B
2. Distance between building façade and LINE OF BUILDING
property line is greater than ten (10) feet: PLAN VIEW
FACADE
Ground area shall be landscaped with
a sidewalk connecting the entry door to
the public sidewalk. Sidewalk connecting D
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
3. Ground area may be paved at distances
greater than ten (10) feet when outdoor
seating is proposed per approval of PROPERTY LINE
Planning Director and / or Planning
Commission.
C. Required courtyard shall have a width that is
twelve (12) feet minimum.
LINE OF BUILDING
FACADE
D. Required courtyard shall have a depth of
twelve (12) feet minimum.
COURTYARD AREA
E. Courtyard area shall be paved. Landscape
islands may be used within the space, but may A
not cover more than 40% of the courtyard’s
ground area.
F. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the SECTION LINE OF CURB
VIEW
public right-of-way per the requirements of the
encroachment section in Section 2003. D
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.40 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.10 FLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 3:
9.03 2: FORECOURT
BALCONY-STOREFRONT
ILLUSTRATION 6.33 FRONTAGE COMPOSITION REQUIREMENTS FORECOURT COMPOSITION REQUIREMENTS
Refer to Illustration 6.33 for frontage composition graphic
reference for building walls that face the courtyard and
building walls that face the front and side streets.
A. Entry door(s) shall have 25% minimum
transparency.
B. Entry door(s) may be at-grade or raised and
accessed by steps.
1. At-Grade entry door (zero-step) shall
have one of the following treatments:
■■ Covered with a supported roof
E (as depicted in the graphic). Roof
shall be supported with columns.
■■ Covered with a canopy. Canopy
shall be cantilevered or supported
FINISH FLOOR LINE by brackets or cables.
SECOND FLOOR ■■ Uncovered (with no canopy or
supported roof).
A C ■■ Recessed in building wall.
D
2. Elevated entry door shall have one of the
ADJACENT B following treatments:
GRADE ■■ Covered with a supported roof.
ELEVATION DIAGRAM Roof shall be supported with
columns.
■■ Covered with a canopy. Canopy
shall be cantilevered or supported
by brackets or cables.
3. Elevated entry doors shall have a stoop
BUILDING INTERIOR (landing at door) that is minimum 4 feet
deep and minimum 4 feet wide.
C. Transparency: Forecourt frontage shall have
B.3 D 10% to 50% of the façade be windows between
the adjacent grade and the finish floor line of the
B.3 second story. Entry door transparency shall be
included as part of the required transparency
PLAN DIAGRAM calculation.
D. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type.
E. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.41
BUILDING TYPE STANDARDS SECTION 2006
2006.10 FLEX BUILDING TYPE
9.04 BUILDING TYPE FRONTAGE OPTION 4: DOORYARD
DESCRIPTION
In a Dooryard Frontage Type, the facade of the building
that faces the front street is setback a small distance from
the front and side streets, typically within a build-to-zone.
The front property line is oftentimes defined by a low wall,
fence, or hedge, creating a small dooryard. The dooryard
shall not provide public circulation along the rights-of-
way. The dooryard may be raised or at-grade and is most
often intended for ground floor residential.
IMAGE 6.31 FLEX BUILDING WITH DOORYARD
DOORYARD LOCATION REQUIREMENTS ILLUSTRATION 6.34 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.34 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
B. The ground area between the front and side LINE OF CURB
street property lines and the main building
façade shall have one of the following A
treatments depending on distance from the
SIDE STREET
FRONT OR
property line.
1. Distance between building façade and
property line is zero (0) to ten (10) feet: BUILDING
FOOTPRINT
Ground area shall be paved to match D
public sidewalk.
2. Distance between building façade and B
property line is greater than ten (10) feet:
LINE OF BUILDING
Ground area shall be landscaped with FACADE
a sidewalk connecting the entry door to PLAN VIEW
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
Additionally, one of the following
landscape elements is required to be
placed at the property line when the
distance between facade and property PROPERTY LINE
line is greater than ten (10) feet:
■■ A 24” to 42” high brick wall.
■■ A decorative metal fence that is A
42” high maximum.
■■ A continuous hedge that is LINE OF BUILDING
maintained at a 42” maximum FACADE
height.
3. Ground area may be paved at distances
greater than ten (10) feet when outdoor
seating is proposed per approval of C
Planning Director and / or Planning
Commission.
C. Balconies, awnings, canopies, cornices, upper LINE OF CURB
SECTION VIEW
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
D. Wells may extend into required setbacks per
the requirements of the encroachment section HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
in Section 2003. SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.42 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.10 FLEX BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 4:
9.04 2: DOORYARD
BALCONY-STOREFRONT
ILLUSTRATION 6.35 FRONTAGE COMPOSITION REQUIREMENTS DOORYARD COMPOSITION REQUIREMENTS
Refer to Illustration 6.35 for frontage composition graphic
reference.
A. Entry door(s) shall have 25% minimum
transparency.
B. Entry door(s) may be at-grade or elevated and
accessed by steps.
1. At-grade entry door (zero-step) shall
have one of the following treatments:
■■ Covered with a supported roof
(as depicted in the graphic). Roof
E shall be supported with columns.
■■ Covered with a canopy. Canopy
shall be cantilevered or supported
by brackets or cables.
FINISH FLOOR LINE ■■ Uncovered (with no canopy or
SECOND FLOOR supported roof).
■■ Recessed in building wall.
D A C
2. Elevated entry door shall have one of the
following treatments:
ADJACENT B ■■ Covered with a supported roof.
GRADE Roof shall be supported with
ELEVATION DIAGRAM columns.
■■ Covered with a canopy. Canopy
shall be cantilevered or supported
by brackets or cables.
3. Elevated entry doors shall have a stoop
(landing at door) that is minimum 4 feet
BUILDING INTERIOR deep and minimum 4 feet wide.
C. Transparency: Dooryard frontage shall have
10% to 50% of the façade be windows between
B.3 D the adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
B.3 included as part of the required transparency
calculation.
PLAN DIAGRAM
D. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type.
E. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.43
BUILDING TYPE STANDARDS SECTION 2006
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6.44 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.11 COTTAGE RETAIL BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The COTTAGE RETAIL BUILDING TYPE is a small- to medium-sized detached structure. It is intended to provide retail or service
uses at the ground floor. This Type will typically have a residential mass, scale, and composition that allows it to integrate into
adjacent residential areas.
2.0 PRECEDENT OF COTTAGE RETAIL BUILDING TYPE
The following images represent precedent examples of the Cottage Retail Building Type. They are intended as examples
only and should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based
Code area.
IMAGE 6.32 MUSKEGON COTTAGE RETAIL BUILDING ON WEST
CLAY AVENUE WITH STOOP FRONTAGE IMAGE 6.33 COTTAGE RETAIL BUILDING WITH STOOP FRONTAGE
IMAGE 6.34 COTTAGE RETAIL BUILDING WITH STOREFRONT
FRONTAGE IMAGE 6.35 COTTAGE RETAIL BUILDING WITH STOOP FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.45
BUILDING TYPE STANDARDS SECTION 2006
2006.11 COTTAGE RETAIL BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.36 for Building Type size and massing ILLUSTRATION 6.36 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 30 feet maximum.
B. Building depth: 20 feet minimum ALLEY OR REAR ACCESS
C. Maximum site coverage: 60%
PROPERTY LINE
PROPERTY LINE
SIDE STREET
BUILDING BUILDING
FOOTPRINT FOOTPRINT B
FRONT STREET
A A
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.37 for Building Type ground floor ILLUSTRATION 6.37 GROUND FLOOR ACTIVATION & ACCESS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required at
the front street and shall be directly accessed
from and face the front street. ALLEY OR REAR ACCESS
B. Entrances to ground floor unit(s) at the side
street (if provided) shall be directly accessed
PROPERTY LINE
PROPERTY LINE
from and face the side street.
C. Upper floor units may be accessed by a
common entry along the front or side street or
C
SIDE STREET
at the rear of the building. C
BUILDING BUILDING
FOOTPRINT FOOTPRINT
B
A A
FRONT STREET
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Required total of 1 unit minimum. A. Uses are regulated by Context Area. Refer to
Section 2005 for permitted uses in each Context
B. Cottage Retail Buildings per lot: 2 maximum. Area.
6.46 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.11 COTTAGE RETAIL BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.38 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.38 for Building Type facade
composition requirements.
A. Building shall have a pitched (sloped) roof that
is compatible with the surrounding residential
A architecture.
B. Transparency Upper Stories: Building facades
facing streets shall have 10% to 35% of the
façade be windows between the finish floor
D B line of the second story and roof eave.
C. Transparency Street / Sidewalk Level: Refer
to Building Frontage options for transparency
requirements at the street and sidewalk level.
C D. Upper windows shall be square or vertically
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.39 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.39 for Building Type story height
requirements.
A. Ground floor ceiling shall be 12 feet minimum.
B. Upper floor ceilings shall be 8 feet minimum.
C. Overall height of Building Type is regulated by
Context Area, refer to Section 2005.
C
B
A
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Cottage Retail Building Type is required to have 1 of the following 3 frontage configurations applied to the ground level floor
where it abuts front and side streets, civic space, and / or public rights-of-way.
Frontage options for the Cottage Retail Building Type are provided in the table below and described on the following pages of
this sub-section.
CONTEXT AREAS
BUILDING TYPE MSW NC NE UR
FRONTAGE OPTION
BUILDING TYPE
DT MS
COTTAGE
MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
DOWNTOWN MAINSTREET
RETAIL
WATERFRONT CORE EDGE RESIDENTIAL
with STOREFRONT By Right By Right
with DOORYARD By Right By Right
with STOOP By Right By Right
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.47
BUILDING TYPE STANDARDS SECTION 2006
2006.11 COTTAGE RETAIL BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
DESCRIPTION
The Storefront Frontage Type is applied to the ground level
floor of a Building Type along the front and side streets. It
is typically associated with retail and mixed use buildings.
The storefront shall be designed in a way that promotes
an attractive and convenient shopping experience and
a transparent wall along the sidewalk. Storefronts are at
grade with the sidewalk and are sometimes shaded by
awnings.
IMAGE 6.36 COTTAGE RETAIL BUILDING WITH STOREFRONT
STOREFRONT LOCATION REQUIREMENTS ILLUSTRATION 6.40 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.40 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by PROPERTY LINE
the building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side
street property lines and the building façade A
shall have one of the following treatments
SIDE STREET
FRONT OR
depending on distance from the property line.
1. Distance between building façade and BUILDING
property line is zero (0) to ten (10) feet: FOOTPRINT
Ground area shall be paved to match B
public sidewalk.
LINE OF BUILDING
FACADE
2. Distance between building façade and
property line is greater than ten (10) feet:
PLAN VIEW
Ground area shall be landscaped with
a sidewalk connecting the entry door to
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
3. Ground area may be paved at distances
greater than ten (10) feet when outdoor PROPERTY LINE
seating is proposed per approval of
Planning Director and / or Planning
Commission.
A
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the
LINE OF BUILDING
public right-of-way per the requirements of the FACADE
encroachment section in Section 2003.
C
SECTION VIEW LINE OF CURB
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.48 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.11 COTTAGE RETAIL BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
ILLUSTRATION 6.41 FRONTAGE COMPOSITION REQUIREMENTS STOREFRONT COMPOSITION REQUIREMENTS
Refer to Illustration 6.41 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
entry recess (as depicted) or follow entry recess.
K
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent sidewalk
ADJACENT E grade.
GRADE
ELEVATION DIAGRAM
I F. Required 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
A shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced at 20 to 40 feet along building facades
facing street. Pilaster or wall surface shall
extend the full height of the storefront frontage
and shall be terminated by the sign band or
horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.49
BUILDING TYPE STANDARDS SECTION 2006
2006.11 COTTAGE RETAIL BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: DOORYARD
DESCRIPTION
In a Dooryard Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within a
build-to-zone. The front property line is oftentimes defined
by a low wall, fence, or hedge, creating a small dooryard.
The dooryard shall not provide public circulation along
the rights-of-way. The dooryard is at-grade.
IMAGE 6.37 COTTAGE RETAIL BUILDING WITH DOORYARD
DOORYARD LOCATION REQUIREMENTS ILLUSTRATION 6.42 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.42 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
B. The ground area between the front and side LINE OF CURB
street property lines and the main building
façade shall have one of the following A
treatments depending on distance from the
LINE OF BUILDING
property line. FACADE
1. Distance between building façade and BUILDING
property line is zero (0) to ten (10) feet: FOOTPRINT
B
Ground area shall be paved to match
public sidewalk.
D
2. Distance between building façade and
SIDE STREET
FRONT OR
property line is greater than ten (10) feet:
Ground area shall be landscaped with
a sidewalk connecting the entry door to PLAN VIEW
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
Additionally, one of the following
landscape elements is required to be
placed at the property line when the
distance between facade and property PROPERTY LINE
line is greater than ten (10) feet:
■■ A 24” to 42” high brick wall.
■■ A decorative metal fence that is A
42” high maximum.
■■ A continuous hedge that is
maintained at a 42” maximum LINE OF BUILDING
height. FACADE
3. Ground area may be paved at distances
greater than ten (10) feet when outdoor C
seating is proposed per approval of
Planning Director and / or Planning
Commission.
C. Balconies, awnings, canopies, cornices, upper LINE OF CURB
SECTION VIEW
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
D. Wells may extend into required setbacks per
the requirements of the encroachment section HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
in Section 2003. SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.50 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.11 COTTAGE RETAIL BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: DOORYARD
9.02 BALCONY-STOREFRONT
ILLUSTRATION 6.43 FRONTAGE COMPOSITION REQUIREMENTS DOORYARD COMPOSITION REQUIREMENTS
Refer to Illustration 6.43 for frontage composition graphic
reference.
A. Entry door(s) shall have 25% minimum
transparency.
B. Entry door(s) are required to be at-grade.
At-grade entry doors shall have one of the
following treatments:
1. Covered with a supported roof. Roof
shall be supported with columns.
D
2. Covered with a canopy. Canopy shall be
cantilevered or supported by brackets or
cables.
3. Uncovered (with no canopy or supported
FINISH FLOOR LINE roof). As depicted in the graphic.
SECOND FLOOR 4. Recessed in building wall.
C. Transparency: Dooryard frontage shall have
C
A 10% to 50% of the façade be windows between
the adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
ADJACENT B included as part of the required transparency
GRADE calculation.
ELEVATION DIAGRAM
D. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.51
BUILDING TYPE STANDARDS SECTION 2006
2006.11 COTTAGE RETAIL BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: STOOP
DESCRIPTION
In a Stoop Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within a
build-to-zone. The stoop is elevated above the sidewalk.
Steps or a ramp from the stoop may lead directly to the
sidewalk or may be side-loaded.
IMAGE 6.38 COTTAGE RETAIL BUILDING WITH STOOP
STOOP LOCATION REQUIREMENTS ILLUSTRATION 6.44 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.44 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side LINE OF BUILDING
street property lines and the main building FACADE
façade shall be landscaped with a sidewalk
SIDE STREET
FRONT OR
connecting the entry door to the public BUILDING
FOOTPRINT
sidewalk. Sidewalk connecting stoop and
public sidewalk shall be minimum 5 feet wide.
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the B
public right-of-way per the requirements of the
encroachment section in Section 2003. A
D. Stoops, wells, and / or steps may extend into PLAN VIEW
required setbacks per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.52 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.11 COTTAGE RETAIL BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 3:
9.03 2: STOOP
BALCONY-STOREFRONT
ILLUSTRATION 6.45 FRONTAGE COMPOSITION REQUIREMENTS STOOP COMPOSITION REQUIREMENTS
Refer to Illustration 6.45 for frontage composition graphic
reference.
A. Entry door(s) shall have 25% minimum
transparency.
B. Entry door(s) are required to be elevated
above adjacent grade. Elevated entry doors
shall have one of the following treatments:
1. Covered with a supported roof. Roof
shall be supported with columns.
G
2. Covered with a canopy. Canopy shall be
cantilevered or supported by brackets or
cables.
FINISH FLOOR LINE C. Depth of stoop landing shall be 4 feet minimum.
SECOND FLOOR
D. Width of stoop landing shall be 5 feet minimum.
F
A E. Stoop shall be 12” minimum above adjacent
grade.
ADJACENT F. Transparency: Stoop frontage shall have 40% to
GRADE 60% of the façade be windows between the
ELEVATION DIAGRAM adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
included as part of the required transparency
E calculation.
G. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
C B
D
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.53
BUILDING TYPE STANDARDS SECTION 2006
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6.54 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.12 LIVE / WORK BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The LIVE / WORK BUILDING TYPE is a small- to medium-sized attached structure that consists of one dwelling unit above
and/or behind a flexible ground floor space that can be used for residential, service, or retail uses. Both the ground floor
space and the dwelling unit are owned by one entity. This Type is especially appropriate for incubating retail and service
uses and allowing neighborhood retail to expand as the market demands.
2.0 PRECEDENT OF LIVE / WORK BUILDING TYPE
The following images represent precedent examples of the Live / Work Building Type. They are intended as examples
only and should be used for inspiration in the creation of this Building Type for projects within the Muskegon Form Based
Code area.
IMAGE 6.39 LIVE / WORK BUILDINGS WITH STOREFRONT AND
DOORYARD FRONTAGES IMAGE 6.40 LIVE / WORK BUILDING WITH STOREFRONT FRONTAGE
IMAGE 6.41 LIVE / WORK BUILDINGS WITH STOREFRONT AND
DOORYARD FRONTAGES IMAGE 6.42 LIVE / WORK BUILDING WITH STOREFRONT FRONTAGE
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.55
BUILDING TYPE STANDARDS SECTION 2006
2006.12 LIVE / WORK BUILDING TYPE
3.0 BUILDING SIZE AND MASSING
Refer to Illustration 6.46 for Building Type size and massing ILLUSTRATION 6.46 BUILDING SIZE AND MASS
graphic representation.
A. Building width at front street: 18 feet minimum ALLEY OR REAR ACCESS
and 36 feet maximum.
B. Building depth: 20 feet minimum. D D
C. Building may have an attached garage located
in the rear of the building and accessed from C
an alley or side street. Attached garage is not
PROPERTY LINE
permitted if a Carriage House is included on
the parcel.
PROPERTY LINE
PROPERTY LINE
SIDE STREET
D. Building may have a Carriage House in lieu BUILDING B
of an attached garage. Refer to Carriage FOOTPRINT
House Building Type in Section 2006.18 for
requirements.
E. Live/Works per run of attached units: 2 minimum,
8 maximum.
FRONT STREET
F. Maximum site coverage: 80% including garage
or Carriage House. A A A
4.0 GROUND FLOOR ACTIVATION AND PEDESTRIAN ACCESS
Refer to Illustration 6.47 for Building Type ground floor ILLUSTRATION 6.47 BUILDING SIZE AND MASS
activation and pedestrian access graphic representation.
A. Entrances to ground floor unit(s) are required to ALLEY OR REAR ACCESS
be located at the front and / or side street and
shall be directly accessed from and face the
street. D
B. Entrances to upper floor unit(s) are required to
be located at the front and / or side street and
shall be directly accessed from and face the
PROPERTY LINE
street.
C
PROPERTY LINE
PROPERTY LINE
C. Ground floor and upper floor unit(s) are required
SIDE STREET
to have separate entrances. BUILDING
FOOTPRINT
D. Carriage House entrances shall be as required
by the Carriage House Building Type in Section A
2006.18.
A C A
5.0 NUMBER OF UNITS 6.0 USE
Number of units per Building Type: Building Type use:
A. Total of 2 units maximum. Both units shall be A. Uses are regulated by Context Area. Refer to
used by the same occupant. Section 2005 for permitted uses in each Context
Area.
B. Live / Work Buildings per lot: 2 maximum.
C. An additional unit is permitted if Carriage
House Building Type is used in conjunction with
the Live / Work Building.
6.56 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.12 LIVE / WORK BUILDING TYPE
7.0 FACADE COMPOSITION REQUIREMENTS
ILLUSTRATION 6.48 FACADE COMPOSITION REQUIREMENTS Refer to Illustration 6.48 for Building Type facade
composition requirements.
A. Building may have a flat roof with parapet or a
A
pitched (sloped) roof.
E B. Buildings with flat roof shall have a cornice
B
expression line at roofline.
C. Transparency Upper Stories: Building facades
facing streets shall have 10% to 50% of the
C façade be windows between the finish floor
line of the second story and bottom of cornice
expression line or eave.
D. Transparency Street / Sidewalk Level: Refer
D F to Building Frontage options for transparency
requirements at the street and sidewalk level.
E. Upper windows shall be square or vertically
proportioned with clear glass. Refer to definitions
in Division 11 for clear glass requirements.
F. Building shall have an 18” to 32” pilaster or
wall surface every 18 to 36 feet along building
facades facing streets. Pilasters shall extend
vertically from grade to cornice expression line.
8.0 BUILDING TYPE STORY HEIGHT
ILLUSTRATION 6.49 BUILDING TYPE STORY HEIGHT Refer to Illustration 6.49 for Building Type story height
requirements.
A. Ground floor ceiling shall be 12 feet minimum.
B. Upper floor ceilings shall be 8 feet minimum.
C. Overall height of Building Type is regulated by
Context Area, refer to Section 2005.
C
B D D. On Building Type with flat roof option, the height
of parapet wall shall be between 12” minimum
and 4 feet maximum, measured from roof line.
A
9.0 BUILDING TYPE FRONTAGE OPTIONS
The Live / Work Building Type is required to have 1 of the following 4 frontage configurations applied to the ground level floor
where it abuts front and side streets, civic space, and / or public rights-of-way.
Combination of Frontages: For Flex Building Types, more than one frontage may used on the same building at front and / or side
streets.
Frontage options for the Live / Work Building Type are provided in the table below and described on the following pages of this
sub-section.
CONTEXT AREAS
LIVE / WORK
BUILDING TYPE MSW NC NE UR
FRONTAGE OPTION DT
DOWNTOWN
MS
MAINSTREET MAINSTREET NEIGHBORHOOD NEIGHBORHOOD URBAN
BUILDING TYPE
WATERFRONT CORE EDGE RESIDENTIAL
with STOREFRONT By Right By Right By Right By Right
At corner lots
with DOORYARD By Right By Right By Right By Right only
with LIGHTWELL By Right By Right By Right By Right
At corner lots
with STOOP By Right By Right By Right only
Shaded areas represent Public Realm Context Areas where Building Type is not permitted.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.57
BUILDING TYPE STANDARDS SECTION 2006
2006.12 LIVE / WORK BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
DESCRIPTION
The Storefront Frontage Type is applied to the ground level
floor of a Building Type along the front and side streets. It
is typically associated with retail and mixed use buildings.
The storefront shall be designed in a way that promotes
an attractive and convenient shopping experience and
a transparent wall along the sidewalk. Storefronts are at
grade with the sidewalk and are sometimes shaded by
awnings.
IMAGE 6.43 LIVE / WORK BUILDING WITH STOREFRONT
STOREFRONT LOCATION REQUIREMENTS ILLUSTRATION 6.50 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.50 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by PROPERTY LINE
the building site placement requirements in the
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side
street property lines and the building façade A
shall have one of the following treatments
depending on distance from the property line.
SIDE STREET
FRONT OR
1. Distance between building façade and BUILDING
property line is zero (0) to ten (10) feet: FOOTPRINT
Ground area shall be paved to match B
public sidewalk.
LINE OF BUILDING
2. Distance between building façade and FACADE
property line is greater than ten (10) feet:
PLAN VIEW
Ground area shall be landscaped with
a sidewalk connecting the entry door to
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
3. Ground area may be paved at distances
greater than ten (10) feet when outdoor PROPERTY LINE
seating is proposed per approval of
Planning Director and / or Planning
Commission.
A
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the
public right-of-way per the requirements of the LINE OF BUILDING
encroachment section in Section 2003. FACADE
C
SECTION VIEW LINE OF CURB
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.58 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.12 LIVE / WORK BUILDING TYPE
9.01 BUILDING TYPE FRONTAGE OPTION 1: STOREFRONT
ILLUSTRATION 6.51 FRONTAGE COMPOSITION REQUIREMENTS STOREFRONT COMPOSITION REQUIREMENTS
Refer to Illustration 6.51 for frontage composition graphic
reference.
A. Storefronts shall extend across eighty (80)
percent of the overall length of the first story
and shall be interrupted by the required
pilasters referenced in item J. on this page.
B. Optional transom window may extend over
K
entry recess (as depicted) or follow entry recess.
C. Required entry door shall have fifty (50) percent
minimum transparency.
FINISH FLOOR LINE
SECOND FLOOR
D. Entry door is required to be recessed three (3)
F feet to eight (8) feet from the facade wall of
the building. The angled wall (the wall that
B connects the storefront to the door) in the
H recess area shall match the main storefront
C window.
G
E. Entry door is required to be at adjacent sidewalk
ADJACENT E grade.
GRADE
ELEVATION DIAGRAM
I F. Required 30” to 42” sign band or horizontal
expression line above storefront window or
transom. Sign band or horizontal expression line
A shall extend the entire width of the storefront
but may be interrupted by the required pilasters
referenced in item J. on this page.
G. Storefront window glass shall be eight (8) feet
high minimum, measured from the adjacent
BUILDING INTERIOR grade.
H. Transparency: Storefront frontage shall have
D 60% to 80% of the façade be windows between
the top of the storefront base and bottom of
PLAN DIAGRAM J sign band (or horizontal expression line). Entry
door transparency shall be included as part of
the required transparency calculation.
I. Required 18” to 30” high storefront base.
J. Required 18” to 32” wide pilaster or wall surface
spaced as indicated by Building Type. Pilaster
or wall surface shall extend the full height of the
storefront frontage, by may be interrupted by
the sign band or horizontal expression line.
K. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
L. Storefront windows may be replaced with
overhead doors. Overhead doors that replace
storefront windows are required to meet the
transparency requirements in item H. Refer to
Image 6.44.
L L
IMAGE 6.44 STOREFRONT WITH TRANSPARENT OVERHEAD DOORS
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.59
BUILDING TYPE STANDARDS SECTION 2006
2006.12 LIVE / WORK BUILDING TYPE
9.02 BUILDING TYPE FRONTAGE OPTION 2: DOORYARD
DESCRIPTION
In a Dooryard Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within a
build-to-zone. The front property line is oftentimes defined
by a low wall, fence, or hedge, creating a small dooryard.
The dooryard shall not provide public circulation along
the rights-of-way. The dooryard is at-grade.
IMAGE 6.45 LIVE / WORK BUILDING WITH DOORYARD
DOORYARD LOCATION REQUIREMENTS ILLUSTRATION 6.52 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.52 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
B. The ground area between the front and side LINE OF CURB
street property lines and the main building
façade shall have one of the following A
treatments depending on distance from the LINE OF BUILDING
property line. FACADE
1. Distance between building façade and BUILDING
property line is zero (0) to ten (10) feet: FOOTPRINT
B
Ground area shall be paved to match
public sidewalk.
D
SIDE STREET
FRONT OR
2. Distance between building façade and
property line is greater than ten (10) feet:
Ground area shall be landscaped with
a sidewalk connecting the entry door to PLAN VIEW
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width that is equal to the width of the
widest part of the entry door recess.
Additionally, one of the following
landscape elements is required to be
placed at the property line when the
distance between facade and property PROPERTY LINE
line is greater than ten (10) feet:
■■ A 24” to 42” high brick wall.
■■ A decorative metal fence that is A
42” high maximum.
■■ A continuous hedge that is
maintained at a 42” maximum LINE OF BUILDING
height. FACADE
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the C
public right-of-way per the requirements of the
encroachment section in Section 2003.
D. Wells may extend into required setbacks per
the requirements of the encroachment section LINE OF CURB
SECTION VIEW
in Section 2003.
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.60 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.12 LIVE / WORK BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 2: DOORYARD
9.02 BALCONY-STOREFRONT
ILLUSTRATION 6.53 FRONTAGE COMPOSITION REQUIREMENTS DOORYARD COMPOSITION REQUIREMENTS
Refer to Illustration 6.53 for frontage composition graphic
reference.
A. Entry door(s) shall have 25% minimum
transparency.
B. Entry door(s) are required to be at-grade.
At-grade entry doors shall have one of the
following treatments:
1. Covered with a supported roof. Roof
shall be supported with columns.
D
2. Covered with a canopy. Canopy shall be
cantilevered or supported by brackets or
cables.
3. Uncovered (with no canopy or supported
FINISH FLOOR LINE roof). As depicted in the graphic.
SECOND FLOOR
C. Transparency: Dooryard frontage shall have
10% to 50% of the façade be windows between
C
A the adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
included as part of the required transparency
ADJACENT B calculation.
GRADE
ELEVATION DIAGRAM D. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.61
BUILDING TYPE STANDARDS SECTION 2006
2006.12 LIVE / WORK BUILDING TYPE
9.03 BUILDING TYPE FRONTAGE OPTION 3: LIGHTWELL
DESCRIPTION
In a Lightwell Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within
a build-to-zone. This frontage has a combined elevated
terrace and sunken lightwell between the building wall
and property line. This frontage type buffers residential,
retail, and service uses from urban sidewalks and removes
the private yard from public encroachment.
IMAGE 6.46 BUILDING WITH LIGHTWELL FRONTAGE
LIGHTWELL LOCATION REQUIREMENTS ILLUSTRATION 6.54 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.54 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
B. The ground area between the front and side LINE OF CURB
street property lines and the main building
façade shall have one of the following A
treatments depending on distance from the
property line. LINE OF BUILDING
FACADE
1. Distance between building façade and BUILDING
property line is zero (0) to ten (10) feet: FOOTPRINT
B
Ground area shall be paved to match
SIDE STREET
FRONT OR
public sidewalk.
2. Distance between building façade and F
property line is greater than ten (10) feet:
Ground area shall be landscaped with
a sidewalk connecting the entry door to PLAN VIEW
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width of 5 feet minimum.
C. Required exterior stair from adjacent sidewalk PROPERTY LINE
grade down to sunken lightwell.
D. Required exterior stair from adjacent sidewalk
grade to elevated terrace. A
E. Balconies, awnings, canopies, cornices, upper LINE OF BUILDING
bays, and projecting signs may extend into the FACADE
public right-of-way per the requirements of the
encroachment section in Section 2003.
D
F. Stoops, wells, and / or steps may extend into
required setbacks per the requirements of the
encroachment section in Section 2003.
SECTION VIEW LINE OF CURB
C
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.62 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.12 LIVE / WORK BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 3:
9.03 2: LIGHTWELL
BALCONY-STOREFRONT
ILLUSTRATION 6.55 FRONTAGE COMPOSITION REQUIREMENTS LIGHTWELL COMPOSITION REQUIREMENTS
Refer to Illustration 6.55 for frontage composition graphic
reference.
A. Entry door(s) is not required to have
transparency.
B. Entry door(s) are required to be elevated.
Elevated entry doors shall have one of the
following treatments:
1. Covered with a canopy. Canopy shall be
cantilevered or supported by brackets or
H
cables. (As depicted in the graphic).
2. Uncovered (with no canopy or supported
roof).
FINISH FLOOR LINE
SECOND FLOOR
C. Depth of required terrace shall be 4 feet
minimum and 8 feet maximum.
A F
B
D. Terrace shall be 3 feet minimum above
adjacent grade.
FINISH FLOOR LINE
FIRST FLOOR
D E. Depth of required lightwell shall be 6 feet
ADJACENT minimum and 10 feet maximum.
GRADE
F. Transparency First Floor: Lightwell frontage shall
G have 10% to 50% of the façade be windows
FINISH FLOOR LINE between the finish floor line of the first story and
LIGHTWELL (BASEMENT)
the finish floor line of the second story. Entry
ELEVATION DIAGRAM door transparency shall be included as part of
the required transparency calculation.
BUILDING INTERIOR
G. Transparency Lightwell: Lightwell frontage shall
have 10% to 30% of the façade be windows
between the finish floor line of the first story and
the finish floor line of the lightwell (basement).
C E
H. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
I
I. Required 18” to 32” wide pilaster or wall surface
PLAN DIAGRAM
spaced as indicated by Building Type.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.63
BUILDING TYPE STANDARDS SECTION 2006
2006.12 LIVE / WORK BUILDING TYPE
9.04 BUILDING TYPE FRONTAGE OPTION 4: STOOP
DESCRIPTION
In a Stoop Frontage Type, the facade of the building
that faces the front and / or side streets is setback a small
distance from the front and side streets, typically within a
build-to-zone. The stoop is elevated above the sidewalk.
Steps or a ramp from the stoop may lead directly to the
sidewalk or may be side-loaded.
IMAGE 6.47 BUILDING WITH STOOP
STOOP LOCATION REQUIREMENTS ILLUSTRATION 6.56 FRONTAGE LOCATION REQUIREMENTS
Refer to Illustration 6.56 for frontage location graphic
reference.
A. The building facade(s) are required to be
placed within a build-to-zone as required by
the building site placement requirements in the PROPERTY LINE
Context Area section. Refer to Section 2005.
LINE OF CURB
B. The ground area between the front and side LINE OF BUILDING
street property lines and the main building FACADE
façade shall have one of the following
SIDE STREET
FRONT OR
treatments depending on distance from the BUILDING
FOOTPRINT
property line.
1. Distance between building façade and
property line is zero (0) to ten (10) feet:
Ground area shall be paved to match
public sidewalk. B
2. Distance between building façade and A
property line is greater than ten (10) feet:
Ground area shall be landscaped with PLAN VIEW
a sidewalk connecting the entry door to
the public sidewalk. Sidewalk connecting
entry door and public sidewalk shall have
a width of 5 feet minimum.
C. Balconies, awnings, canopies, cornices, upper
bays, and projecting signs may extend into the
public right-of-way per the requirements of the
encroachment section in Section 2003.
PROPERTY LINE
D. Stoops, wells, and / or steps may extend into
required setbacks per the requirements of the
encroachment section in Section 2003.
A
LINE OF BUILDING
FACADE
D
LINE OF CURB
SECTION VIEW
HATCHED AREA REPRESENTS THE BUILD-TO-ZONE. REFER TO
SECTION 2005 FOR THE LOCATION OF BUILD-TO-ZONE FOR
SPECIFIC CONTEXT AREAS.
6.64 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.12 LIVE / WORK BUILDING TYPE
7.02 BUILDING TYPE FRONTAGE OPTION 4:
9.04 2: STOOP
BALCONY-STOREFRONT
ILLUSTRATION 6.57 FRONTAGE COMPOSITION REQUIREMENTS STOOP COMPOSITION REQUIREMENTS
Refer to Illustration 6.57 for frontage composition graphic
reference.
A. Entry door(s) shall have 25% minimum
transparency.
B. Entry door(s) are required to be elevated
above adjacent grade. Elevated entry doors
shall have one of the following treatments:
1. Covered with a supported roof. Roof
shall be supported with columns.
G
2. Covered with a canopy. Canopy shall be
cantilevered or supported by brackets or
cables.
FINISH FLOOR LINE C. Depth of stoop landing shall be 4 feet minimum.
SECOND FLOOR
D. Width of stoop landing shall be 5 feet minimum.
F
A E. Stoop shall be 12” minimum above adjacent
grade.
ADJACENT F. Transparency: Stoop frontage shall have 40% to
GRADE 60% of the façade be windows between the
ELEVATION DIAGRAM adjacent grade and the finish floor line of the
second story. Entry door transparency shall be
included as part of the required transparency
E calculation.
G. Transparency Upper Stories: Refer to Building
Type for transparency requirements of upper
stories.
BUILDING INTERIOR
C B
D
PLAN DIAGRAM
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 6.65
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6.66 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON
SECTION 2006 BUILDING TYPE STANDARDS
2006.13 LARGE MULTI-PLEX BUILDING TYPE
1.0 BUILDING TYPE DESCRIPTION
The LARGE MULTI-PLEX BUILDING TYPE is a medium- to large-sized structure that consis