[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6329676,"mediaKeyId","2315778-4b1a8c23ed1493d1775f5da0df14f8a3","parentId",2315778,"title","Commission debates requirement for 50% public waterfront access in PUDs; motion rescinded for rewrite","audioSeconds",1404,"startMs",2359000,"endMs",3763000,"viewUrl","/Search/View?dp=1&key=2315778-4b1a8c23ed1493d1775f5da0df14f8a3&start=2359&end=3763","thumbnailUrl","https://assets.pipeline.soar.com/2315778-4b1a8c23ed1493d1775f5da0df14f8a3/thumbnail_2359000.jpg","articleUrl","/articles/6329676/Muskegon-City/Muskegon-County/Michigan/Commission-debates-requirement-for-50-public-waterfront-access-in-PUDs-motion-rescinded-for-rewrite","mediaUrl","https://secure.pipeline.soar.com/6329676-ff549d74da5df480778b0b72f1bf8aa7/orig.mp4?Expires=1773616876&Signature=ey1e8~16Rw-fXJW9AF-8al5zTePqDqfKTbaTxQrSWMMFBA9dD8EzTNyHK7oKnEygcTe2iyMLs-Q~5BvZyhYhJELcRjEXyjwqbUgv8AZ1zgKh9AYtQ-S71bwAKShvz5PAW-j2XLO4ACLN4Np14NZzrRs2atVi8CLHQuR9q4SsO~udIQsNeGHoEyKPVQA-t-KZYpa-y5aptpbnXM3MaxrgIMxfYfltHX4g5ta4PB5kSjFX8JB5zqAVv9rXmtzDn3Io2~rk3MYwUvklDAT7yI3HZ~ZxzqrJXgZLNbJorcscbV8NQrhL-xtj45KLp-MzisUCYk5GPlABmbdfoc93a4cY5w__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-02-14T10:15:10Z","article","The Planning Commission debated a staff-initiated zoning amendment Feb. 13 that would require all planned unit developments (PUDs) and specific development plans in several zoning districts to include public access to at least 50% of any waterfront in a development.

Staff said the requirement expands an existing rule that applies in certain residential districts, and that the change responds to master-plan input requesting greater public waterfront access. “We currently have in our neighborhood zoning districts that any PUD is required to have 50% of the waterfront accessible to the public,” staff said, and the proposed amendment would extend similar requirements to additional zoning designations that are likely to be redeveloped on the waterfront.

Commission discussion focused on how to interpret and measure \"50% public access,\" legal and practical enforceability, and possible alternatives (for example, counting trails, publicly accessible decks or other amenities in lieu of literal shoreline access). Commissioners and staff noted that the term \"common open space\" used in existing code may not guarantee public access because it can be held for the collective use of a development's owners/tenants rather than the general public.

Several commissioners and the planning director suggested adding flexibility or clearer definitions to avoid unintentionally blocking redevelopment (staff cited Windward Point as an example where strict 50% shoreline access would have created practical challenges). Proposals discussed included allowing equivalent public amenities (beaches, kayak launches, trails) to count toward the requirement, clarifying whether percentage applies to shoreline length versus acreage, and using dedicated recorded easements to ensure public access.

A motion to recommend the amendment (moved by Commissioner Keys and supported by Mayor Ken Johnson) was made. After extended discussion and staff request for time to rewrite language, the motion was rescinded and the item was sent back to staff for revision; staff said it will return the item with clarified language and that a subsequent public hearing will be scheduled when it is re-noticed. The commission did not adopt the amendment at this meeting.

Commissioners expressed strong support for the goal of increasing public waterfront access but emphasized the need to write a code provision that is practical, enforceable and clear about the form of public amenities that would satisfy the requirement.","mediaType","Video","parentTitle","02/13/25 City Of Muskegon Planning Commission","oneSentenceSummary","Planning staff proposed requiring PUDs and specific development plans on waterfront parcels to provide public access to at least 50% of the waterfront; commissioners asked for clearer definitions and rescinded the motion so staff can rewrite the language.","taxTitle","Muskegon City, Muskegon County, Michigan","taxId",5738,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6329681,"Commission backs accessory commercial unit overlay in targeted community nodes",1017,1312000,2329000,"/Search/View?dp=1&key=2315778-4b1a8c23ed1493d1775f5da0df14f8a3&start=1312&end=2329","https://assets.pipeline.soar.com/2315778-4b1a8c23ed1493d1775f5da0df14f8a3/thumbnail_1312000.jpg","/articles/6329681/Muskegon-City/Muskegon-County/Michigan/Commission-backs-accessory-commercial-unit-overlay-in-targeted-community-nodes","https://secure.pipeline.soar.com/6329681-321e4c9666eea21b35476451964661b7/orig.mp4?Expires=1773616876&Signature=AKj2wNrfo3P~XK9NyHdUgsz2PwZmd1qj8V7fNo9RaGKk3qgbf5VZadkvaLILCQaCLzASDGDeBEPuPfeleto3762Fm5B44Vt8kYE4FGhZgTcP85NAutM4LZMgVHIIHmwY~tnDjqFOWQqk5fnu3JA651JwqtFc~EBYXuC4tb0tM5krf41lPs665Zv404rM8e2BYpMPdt3NLe85nTMmXlIrlZKzfI36rrlTEJeusXjZycbKDDP6PhBEdGiHYwv9cERujh9wAewTskiW9MAHV8CJNA62JTNyCGF43t1H-S3YRWcK2veinw0i7DMBGMPzsoC7IhzaUeyX7hCpHTRDGcghpA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted Feb. 13 to recommend an amendment to the zoning ordinance to create an accessory commercial unit (ACU) overlay district that would allow small commercial units attached to residences within defined community-node polygons.

Staff said the ACU proposal builds on recent zoning reforms that allowed accessory dwelling units and would permit small storefront-type commercial units on residential parcels within the highlighted community-node areas. The ordinance would require an ACU to be on the same parcel as the principal residence, have a minimum area of 200 square feet, be smaller in footprint than the principal structure, meet storefront and transparency standards from the form-based code, and require a certificate of occupancy. The use would be permitted by special-use permit and would require notice to property owners within 300 feet.

Commissioners and the mayor discussed permitted uses. Staff said retail (excluding alcohol sales as previously handled in B-1 zones), office, personal services, galleries and museums were proposed. Commissioners asked whether marijuana, tobacco and vaping sales would be allowed; staff said there was “no provision that would allow marijuana sales.” Mayor Ken Johnson and others suggested explicitly excluding alcohol, cannabis and tobacco (or using a broader term such as “controlled substances” or “nicotine/tobacco”) to avoid future ambiguity.

Staff described the overlay as limited to small polygons identified in the master plan as community nodes and noted not all nodes include residential parcels. Commissioners discussed how the polygons were drawn and said the map can be amended later if needed.

A motion to recommend the ordinance amendments (section 400 and articles 2 and 20) creating the ACU overlay district was moved by Mayor Ken Johnson and supported by Commissioner Keast; the motion passed on roll-call vote. Staff will prepare the ordinance package for City Commission consideration and may refine prohibited uses or definitions (for example, “controlled substances” vs. a specific list) during the legislative drafting process.","Planning staff proposed permitting accessory commercial units (ACUs) in select community nodes; commissioners supported the concept, discussed permitted uses and substances, and voted to recommend the amendment to the City Commission.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6329686,"Planning Commission recommends cottage-court zoning changes to City Commission",693,667000,1360000,"/Search/View?dp=1&key=2315778-4b1a8c23ed1493d1775f5da0df14f8a3&start=667&end=1360","https://assets.pipeline.soar.com/2315778-4b1a8c23ed1493d1775f5da0df14f8a3/thumbnail_667000.jpg","/articles/6329686/Muskegon-City/Muskegon-County/Michigan/Planning-Commission-recommends-cottage-court-zoning-changes-to-City-Commission","https://secure.pipeline.soar.com/6329686-039a006b13fdfefbe3902306a397c0c7/orig.mp4?Expires=1773616876&Signature=hflYxcg9pEdgebMhPFko4wIMFqpVerpM9pw1f0aKGdVPwG0OJw-72GL7fTL9JRS5s9YZop5bxRzgb7Yo4LQBgTebk9ORTCB3aPKLax1~1shsRVgNogUBBqBwbQrCvZqBId0BFk1BAVferm31uRYpXU1FS3Xzu10kXnEO0ZWxA582Sta-mrvzrlRmh2UBKnWd-H-s1pCSdcUfkgi1WD~4qru3WmCyq2G2ly4qNXLQR6B-QapKpO1Lqs1c3DVr7KrC~m6dX0YLNIxfZcddsdul6uGdE7aadtgd9I9iA3dHTSpVWvR-674iewjAcWvLIaKAyuDzR1fm4ZGGdp7wA5SVzw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Muskegon Planning Commission voted Feb. 13 to recommend to the City Commission an amendment to the zoning ordinance to create regulations allowing cottage court developments.

Planning staff explained the amendment would define cottage court developments, add general provisions and allow the development type as a use by right in several form-based code zoning districts. Staff said the city has already worked with a developer in the Nims neighborhood to achieve a similar pattern without a formal ordinance and that the amendment would codify the approach and simplify future approvals.

Staff provided density comparisons: in the R zone, single-family is 15 dwelling units per acre, duplexes on minimum lot size are 22 units per acre and triplexes 26 units per acre. Staff said three cottage-court houses on one of these lots would be about 13 units per acre; doubling that yields about 26 units per acre, comparable to duplex/triplex allowances.

Commissioners asked about parking arrangements (staff said a parking lot in the rear would be required and parking must not open directly into a central courtyard unless a building provided separation). Staff confirmed one parking space per unit would be required. Commissioners discussed pedestrian orientation, courtyard design and whether streets could run between buildings and courtyards; staff said the ordinance would preclude courtyard-facing parking and emphasize green space.

After discussion, a motion was made to recommend the zoning amendments (identified in the record as amendments to section 400 and articles 2 and 20) to the City Commission for approval; the motion passed on a roll-call vote with commissioners recording affirmative votes. Commissioners expressed support for cottage courts as a housing option amid Muskegon's housing needs.

The recommendation does not itself change zoning; it sends the proposed ordinance language to the City Commission for final action. Further adjustments, design standards and any map changes would be considered at subsequent steps in the legislative process.","Staff presented a zoning amendment to create regulations that allow cottage court developments; commissioners discussed parking, unit counts and design standards and voted to recommend the amendment to the City Commission.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6329689,"Planning Commission approves special-use permit for drive-through marijuana retailer at 885 E. Apple Avenue",572,188000,760000,"/Search/View?dp=1&key=2315778-4b1a8c23ed1493d1775f5da0df14f8a3&start=188&end=760","https://assets.pipeline.soar.com/2315778-4b1a8c23ed1493d1775f5da0df14f8a3/thumbnail_188000.jpg","/articles/6329689/Muskegon-City/Muskegon-County/Michigan/Planning-Commission-approves-special-use-permit-for-drive-through-marijuana-retailer-at-885-E-Apple-Avenue","https://secure.pipeline.soar.com/6329689-65ac2541ffb4aac257a8da9ddb4ac552/orig.mp4?Expires=1773616876&Signature=gHdlkRTah66T-fvQQo-Hdf0o0IsHD81H3O-WG9YdTgdOx2TZRL2vc5dkUxL7a6RX5o-XwphijHrru1-tt1BtBD2QQy4uR9jATx4Z2b6t8R2TzDzmi8bfCdzwmgaGpKyo6u~Zq6CzTIgZj5o2n0xJEvDhZIzLLFszwlOZI8rWEnFAUEQfzOLuBIylvsb8-pC9HQ4kiXa2X2byeIUn9E2j--B~QjHbaXH5JwSWuxzG7LjNIe8YLZKCsa-2sq8SKcmPePd5CpcvSA7l2i~JG4sC~GvX84cF-K75~Wjmh6HezxMAr8IVDX3OKoDAIjU-rwVq8GNEAgZtQ8OhoL7RgAAtiw__&Key-Pair-Id=KUT5TJCACFTXG","The City of Muskegon Planning Commission on Feb. 13 approved a special-use permit to operate a drive-through marijuana retail facility at 885 East Apple Avenue.

Planning staff member Mike said the property sits in the marijuana facilities overlay district and has underlying B-1 and B-2 zoning, and that drive-through marijuana retailers are allowed there with a special-use permit if they meet specified conditions. “The drive through may not be located on private property or on the sidewalk, or in an alley. I’m sorry. Public property has to be on private property, which it is. It has to meet, acceptable stacking for the cars, and a traffic study must be performed, which they have included,” Mike said.

Petitioner David Frazier told the commission he and the applicant were “excited to be able to expand the business with the drive through,” and that they had supplied the documentation required for the special-use permit. During public comment, Ryan Fraser said he was “also pro drive through in the cannabis district for Muskegon.”

Commissioners asked staff to confirm landscaping and litter-control plans. Staff said the applicant had complied with landscaping requirements and had previously donated trees to the public space; staff also said the drive-through addition would not require additional landscaping. The petitioner said they planned to provide an extended trash receptacle reachable from vehicle windows.

After closing the public hearing, Commissioner Jill Keith moved to approve the special-use permit; Mayor Ken Johnson supported the motion. A roll-call vote recorded affirmative votes from Commissioners Johnson, Grama, Paulette Royce, Keener, Montgomery Keys and Anne Simmons; the motion passed.

The approval allows the applicant to operate a drive-through marijuana retail facility at the site under the conditions of the special-use permit and applicable overlay and zoning standards. Any permit conditions or ongoing compliance requirements will be enforced by planning and building staff as part of normal permitting and inspection processes.

No fines, mitigation measures or appeal steps were recorded at the meeting. The commission did not receive written objections from neighbors (staff said notices were sent to all properties within 300 feet and no responses were received).","The City of Muskegon Planning Commission voted to approve a special-use permit to allow a drive-through marijuana retail facility at 885 East Apple Avenue after staff said the proposal met overlay and stacking requirements and two supporters spoke during the public hearing.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6329671,"Planning Commission elects Leah Willette LaRoy chair, Destiny Keener vice chair",180,3758000,3938000,"/Search/View?dp=1&key=2315778-4b1a8c23ed1493d1775f5da0df14f8a3&start=3758&end=3938","https://assets.pipeline.soar.com/2315778-4b1a8c23ed1493d1775f5da0df14f8a3/thumbnail_3758000.jpg","/articles/6329671/Muskegon-City/Muskegon-County/Michigan/Planning-Commission-elects-Leah-Willette-LaRoy-chair-Destiny-Keener-vice-chair","https://secure.pipeline.soar.com/6329671-1ecd54b45b86ef5887f052ec639112ba/orig.mp4?Expires=1773616876&Signature=amxLiPu1YWt2g8zbMD0dhei31QCsOR8wbaCg9ccKeSQ71OKx~-sxc94O6MwQNHXf2QRWl1SaW2cIqznm7uqGdzfvJif3Pf8EOLSnE2s8c~j3T40C4LVnhWsm~AZriD0abdah6sEVBVOA72UdHGhOYQhu-NkF7DXQjX-~1KgaCy~EJtXIFl3QbH9poJon6GvLYP5F6zG0gEYNCmuncqURuv8HKuQmclREDSJWcHvANQyJBXI6WWl0QGdxuP~KcwpRptnBBVD14HRRWN8WQ6qWXLRgcpLJ5H1s0jn72b6qF9OwulnpoNsDj3CGrQznw0ANSS3mmsNCltgn0dqXqydvcA__&Key-Pair-Id=KUT5TJCACFTXG","The City of Muskegon Planning Commission elected Leah Willette LaRoy as chair and Destiny Keener as vice chair at the Feb. 13 meeting.

Commissioners nominated and supported the appointments by voice and roll-call; the motion appointing Willette LaRoy as chair and Keener as vice chair carried on a roll-call vote with affirmative responses from commissioners present. Several commissioners commented that rotating leadership and giving newer members opportunities to serve were desirable goals.

During new business commissioners also reminded colleagues of the upcoming Michigan State University Extension citizen planner program (April dates were announced) and encouraged participation; the program will be offered in person on several evenings and the city will cover registration costs for members who choose to attend.

The new officers will assume leadership responsibilities for subsequent Planning Commission meetings and work with staff on agendas and committee assignments.","At the Feb. 13 meeting the commission selected Leah Willette LaRoy as chair and Destiny Keener as vice chair; commissioners expressed support for rotating leadership and sought to involve newer members.","actionData","errors"]

Article not found

Commission debates requirement for 50% public waterfront access in PUDs; motion rescinded for rewrite

Commission backs accessory commercial unit overlay in targeted community nodes

Planning Commission recommends cottage-court zoning changes to City Commission

Planning Commission approves special-use permit for drive-through marijuana retailer at 885 E. Apple Avenue

Planning Commission elects Leah Willette LaRoy chair, Destiny Keener vice chair