Planning Commission recommends several staff-initiated rezonings to City Commission; one parcel deferred for further review

The Muskegon City Planning Commission on March 13 recommended that the City Commission approve multiple staff-initiated rezonings meant to bring scattered properties into form-based code districts consistent with the adopted master plan. The commission approved several separate motions addressing groups of parcels and altered one motion to exclude a Monroe Avenue parcel so staff can pursue a separate rezoning process.

Planning staff described the rezonings as an effort to resolve a long-standing mismatch between legacy zoning and current form-based code (FBC) designations. Staff said many buildings and lots were rendered legally nonconforming by older two-family or convenience/comparison business zoning; the proposed FBC designations — Main Street, Neighborhood Edge and Neighborhood Core — are intended to allow the mix of uses and building types present on those blocks while preserving appropriate massing and lot-size controls.

The commission considered several staff-initiated cases during the meeting. For hearing case 2025-11, staff recommended rezoning a series of properties on Beidler (Bidler) Street from neighborhood residential to FBC Neighborhood Edge; the commission voted to recommend approval to the City Commission. For hearing case 2025-12, staff proposed rezoning 1201 and 1147 Third Street and 236 Monroe Avenue from convenience and comparison business (B-2) to FBC Main Street; after discussion and public comment, the commission modified that motion and recommended rezoning only 1201 and 1147 Third Street to FBC Main Street, deferring 236 Monroe Avenue for separate consideration to allow additional outreach and to avoid creating a spot zone. For hearing case 2025-13, the commission recommended rezoning 1148 Fourth Street, 318 Houston Avenue and 350 Houston Avenue to FBC Neighborhood Core. The commission also recommended approval of two larger group rezoning packages: case 2025-14 (multiple properties from two-family residential RT to FBC Neighborhood Edge adjacent to business corridors) and case 2025-15 (a separate set of RT parcels to neighborhood residential R). In each case, staff said no specific development proposals were before the commission; the rezonings were intended to make existing lots buildable under modern form-based regulations and to align with the master plan’s goals for increased density near commercial corridors.

Speakers from nearby properties raised concerns about one Monroe Avenue parcel (236 Monroe Avenue), asking why it was proposed for Main Street when the site sits adjacent to residential condominiums and may be more compatible with a residential edge designation. Planning staff acknowledged the concern and told the commission that if the Monroe Avenue parcel were to be rezoned differently it would require additional notice and a separate public process. Commissioners discussed potential effects on parking, setbacks and the possibility that rezoning could permit an expanded parking lot next to residences; they ultimately decided to remove 236 Monroe Avenue from the motion and direct staff to pursue a separate rezoning process if appropriate.

All motions that recommended rezoning (excluding the deferred Monroe parcel) passed on roll call. Staff said focus groups were held with property owners in advance of the hearings; attendance was limited but staff said outreach occurred and that owners within 300 feet were notified before the public hearing. Planning staff and commissioners emphasized that these actions do not approve specific projects or developments; rather, they change the zoning designations that will govern future permits and development applications. The commission instructed staff to reissue notices and pursue a separate hearing for any parcel that is to be rezoned to a different district than initially proposed.