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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 This page left intentionally blank 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. n a k e Vir id ian Dr Viridian Dr Shorel ine Dr D r int Po ace ve r ve Ter nA yA s ter Cla Sp We r ing St ! ! ! ! ! ! Pi n ! ! ! ! ! ! e ! ! ! ! ! St ! ve ! ! ! ve ! Te e sA Av ! ! ! rA ! ri rr ! ! ! or on ! ste ac ! eg ! ! M eb ! sk eS Mu ! W ! !! ! ! t ! 1s ! Je ! ! ! ! ! t ffe ! St ! rso ! ! n ! St ! 2n ! r eD ! ! d ! ! ! St l in ! ! re ! o ! Sh ! ! 3r ! ! d ! ! St ! ! ! ! ! ! 4t ! h ! St ! ! ! ! e e e A!v ! Av Av 5t h rn ay er te! ! Cl St st es! eb e W! ! W e Av Av to n n us go 6t ke Ho h us St M e Av oe 7t r on h St M ve ri ll A er M 8t h i.1 St CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 9t h St hS t 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. 1/ 2 1/ 2 MI MI LE LE RA RA D D IU IU S S (1 (1 0 0 1 /4 M ILE R 1 /4 M ILE R m m AD AD in u in u IU IU te te S S w alk w alk (5 (5 mi mi ) ) nute nute w alk) w alk) i.4 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON 12 20 .6% .1% 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 This page left intentionally blank 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 This page left intentionally blank 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 This page left intentionally blank 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 This page left intentionally blank 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 L a k e Vir id ian Dr MSW r D i nt Po race Ter DT MAP CONTINUED ON NEXT PAGE DT sA ve ! ri ! or ! M DT ! !! DT ! ! ! ! ! ! DT ! ! Dr ! ! ! ! ! e l in ! ! re ! o ! Sh ! ! ! ! DT ! ! ! ! ! NEIGHBORHOOD EDGE MS ! ! CONTEXT AREA IS 200 FEET ! 4t ! UR h ! MS R ve DEEP AT THIS LOCATION. St ! ! ! MEASURED FROM NORTH e ! e A!v ! UClay A Av 5t RIGHT-OF-WAY LINE OF rn r h te! ! te St s WESTERN AVENUE. es! eb MSW W! ! MS W on eg MS 6t k h us St UR M NE 7t MS h St UR MSW NE 8t UR h St NE NE NE FEET 200 9t h NE UR St Western Ave UR 11 th St NE NE NE NE Michigan Ave NE NE NE Hudson St Division St Beidler St UR UR UR Washington Ave UR UR 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 id ian Dr Viridian Dr MSW L a k e Shoreline Dr Vir id MSW r ian D Dr i nt Po Viridian Dr ace e r Av e MSW Ter Shoreline Dr rn Av ste ay Cl Sp We r NC ing NC St ! ! ! ! NC ! MS ! r Pi n ! ! ! D ! ! NC ! i nt e ! ! ! ! ! St ! e Po ! Av ! ! e ! Te e Av Av ! ! ! ! ri s ter ace rr ! ! ! n or ! go ac ! MS tern Ave NC s ! ! ke eb MS M ! ve W eS r s Ter Mu ! ! yA MS !! ! ! a t S ! s Cl 1s ! Je We ! ! ! ! ! t pr ffe DT ! St MS NC ing ! rso ! ! MS St n ! ! St Pi n ! MS ! ! ! 2n DT ! ! Dr ! ! MS ! ! ! d ! ! ! MAP CONTINUED ON NEXT PAGE e ! ! ! St NC ! DT MS l in e ! ! ! NstCer Ave ! ! ! e ! St ! re Av e ! ! ! ! ! Av Te o ri s ! ! ! ! MS ! Sh or ! n rr ! ! ! ! go DT 3r ! ! ac ! ! M eb ke d ! ! ! ! s ! MS NC eS W Mu St 1st ! ! ! NC ! ! DT MS !! ! ! t ! ! MS ! ! Je ! ! ! S ! ! DT ! ffe 4t ! St M NC NC ! DT ! h r ! so ! St ! ! n ! NC NC ! ! St ! DT rn Ave ! MS 2n MebSster C ! Dr ! e e ! Av Av d 5t ! NC MS ! ! ! e ! St h ay NC l in ! ! DT e ! Cl St st ! N re e! ! e o W! ! W Av Sh ! ! ! e Av n 3r ! NC ! to NC NC d ! ! on us DT St 6t ! MS ! UR UR eg UR NC ! Ho h URe k ! us St 4th ! NC M UR NC ! ! ! UR UR UR Av NC MS ve St ! oe 7t ! r UR on UR l Ave NC h ! UCRlay A ! St t h S M lUR e e Av ! Av UR 5 rn ! MS r ri te! ! te er s eb s UR M t MSW e! 8t e W! MS W Av h e Av n UR UR St 6th MS MS ! to on us eg Ho us k UR 9t MS St UR h M URe Ave St on UR MS UR 11 ro UR UR 7t th NE MS h M St e St v UR ri l lA NE er M UR UR UR 8t UR h St NE Hudson St Division St Beidler St 9t h UR St 11 th UR UR St end NE [ 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 This page left intentionally blank 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 This page left intentionally blank 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 This page left intentionally blank 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 This page left intentionally blank 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 This page left intentionally blank 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