Planning Commission Packet 06-18-2020

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                                                       CITY OF MUSKEGON
                                                     PLANNING COMMISSION
                                                       REGULAR MEETING

DATE OF MEETING:                       Thursday, June 18, 2020
TIME OF MEETING:                       4:00 p.m.
PLACE OF MEETING:                      Zoom/ City of Muskegon Government Facebook Page



                                                                    AGENDA


   I. Roll Call

  II. Approval of Minutes from the special meeting of June 11, 2020.

 III. Public Hearings

  A. Hearing, Case 2020-11: Request to amend the Planned Unit Development at 1875 Waterworks Rd;
     1490 Edgewater St; and 3400, 3460, 3474 Wilcox Ave, by Damfino Development, LLC.

 IV. New Business

  V. Old Business

 VI. Other

 VII. Adjourn

                            AMERICAN DISABILITY ACT POLICY FOR ACCESS TO OPEN MEETING OF THE
                             CITY COMMISSION AND ANY OF ITS COMMITTEES OR SUBCOMMITTEES

      The City of Muskegon will provide necessary reasonable auxiliary aids and services, such as signers for the hearing impaired and audio tapes
       of printed materials being considered at the meeting, to individuals with disabilities who want to attend the meeting, upon twenty-four hour
        notice to the City of Muskegon. Individuals with disabilities requiring auxiliary aids or services should contact the City of Muskegon by
                                                              writing or calling the following:
                                                                  Ann Meisch, City Clerk
                                                                     933 Terrace Street




                                                                           1
                                          STAFF REPORT
                                            June 18, 2020


Hearing, Case 2020-11: Request to amend the Planned Unit Development at 1875 Waterworks Rd; 1490
Edgewater St; and 3400, 3460, 3474 Wilcox Ave, by Damfino Development, LLC.


SUMMARY

   1. The Docks PUD was approved by the City Commission on June 25, 2019.
   2. The proposed changes in this plan are:
          • The elimination of the boardwalk and platform in Muskegon Lake.
          • The beach will be removed and be replaced with a buildable lot.
          • Lot #70 (Now #71) is increased in size.
          • A new beach would be placed where lots 114-116 were previously located.
          • The south wall of the channel is being moved with a reduction in width from 140’ to 120’. .
   3. No parking spaces are proposed for the beach, nor were any proposed for the beach in the plan that
      was already approved. Street parking is currently not allowed on Edgewater St.
   4. Please see the enclosed PUD plan.



STAFF RECOMMENDATION

Staff recommends approval of the PUD. The amended plan reduces the density and increases the open
space.


DELIBERATION

Motion for consideration:

I move that the request to amend the Planned Unit Development at 1875 Waterworks Rd; 1490 Edgewater
St; and 3400, 3460, 3474 Wilcox Ave be recommended to the City Commission for (approval/denial).




                                                   2
                           
                 

                 

   Planned unit Development 
                 
Application for Amendment to PUD 
                 
          May 21, 2020               
                            Table of Contents 
                                       

The Docks Development 
     Executive Summary 
     Amendment to PUD 
     Impact on Density and Open Space Requirements 

 
 
EXHIBITS  
    A. Identification of changes to the approved PUD plan 
    B. Revised site plan                          
Executive Summary 

This is a request for a minor change to the Planned Unit Development (PUD) for The Docks that 
was approved by the City Commission on June 25, 2019. Damfino Development, LLC is 
requesting to relocate the beach amenity from the north side of the proposed channel to the 
south side of the channel, increasing size and accessibility to neighboring residents. This change 
will result in an increase in open space and a decrease in residential units. 

 

Amendment to PUD 

The locations of the items in the following list are identified on EXHIBIT A.  

 

   A. The proposed boardwalk and platform in Muskegon Lake will be eliminated from the 
       plan. A permit application with the United States Army Corps of Engineers will include a 
       request to remove all remnants of the old sand load out conveyor. 
   B. The beach/open space will be removed from the plan and replaced with a buildable lot, 
       new #66. All lot numbers above 65 have been renumbered.  
   C. Lot #70 (now #71) is increased in size. 
   D. Lots 114 – 116 are removed from the plan and a beach will be created in this area. A 
       permit application with the United States Army Corps of Engineers will include a request 
       to remove the rip rap from the shoreline except as needed to protect the willow tree 
       and the relocated cul‐de‐sac. 
   E. The south wall of the channel is being moved with a consequent reduction in width from 
       140’ to 120’. 
        
EXHIBIT B is a revised site plan reflecting the above changes. 

 

 

 

 

 

 

 
 

Impact on Density and Open Space Requirements 

On the following page are the calculation of the density, open space and waterfront access 
requirements of the zoning ordinance.  

Below is the legend for the drawing. 

 

 




                                                                                               
 

 
DATE: May 21, 2020

      POST DEVELOPMENT DENSITY CALCULATION
                                                     TOTALS                                        NOTES
      UNDEVELOPABLE AREAS
       Wetland Area                                 3.63 Acres             Provided Wetland Area
       Surface Water/Floodplain                     12.18 Acres            Boat Basin
       Street R.O.W                                 11.85 Acres
       Area of Storm Ponds                          1.50 Acres
       Area of Steep Slopes                         9.52 Acres             Includes CDA and Banks above wetland
      TOTAL UNDEVELOPABLE AREAS                     38.68 Acres
      OVERALL AREA OF PROPERTY                      76.68 Acres          This is the proposed PUD Boundary.
      NET DEVELOPABLE AREA                          38.00 Acres

      ALLOWED NO. OF DWELLING UNITS =                              275     NET DEVELOPABLE AREA / MINIMUM LOT SIZE
      NET DENSITY                                   7.2 units per acre     MINIMUM LOT SIZE = 6,000 SFT FOR R-1

      OPEN SPACE CALCULATION
      Section 403.4 requires a minimum of 15% of the site to be dedicated common open space.
      At least one third of the dedicated open space shall be usable open space.

      Open Space
       Wetland                                            3.63 Acres
       Green Belts and Parks                              6.41 Acres Excludes Stormwater Basins
       Critical Dune/Steep Slopes                         9.52 Acres
      Total Open Space                                   19.56 Acres
      Overall Area of Property                           76.68 Acres
      Percentage Open Space                                  25.51%
      Usable Open Space (Green Belts, Parks
      and Dune)                                          15.92 Acres
      Percentage Usable Open Space                           81.42%




      WATERFRONT CALCULATION
      Section 403.6 requires a minimum of 50% of the shoreline be
      open space
      Accessible Waterfront
        Boardwalk                                         1,515 feet
        Green Belt (Boat Basin)                           1,479 feet
        Green Belt (Muskegon Lake)                          236 feet
      Total Accessible Waterfront                         3,230 feet
      Total Waterfront
        Muskegon Lake                                     1,014 feet
        Boat Basin                                        5,367 feet
      Total Length of Waterfront                          6,381 feet
      Percentage Accessible Waterfront                       50.62%
                                                                                                                                                                                                                                                                                                                                                                                            3106
                                                                                                                                                                                                                                                                                                                                                                                           3107
                                                                                                                                                                                                                                                                                                                                                                                              3105
                                                                                                                                                                                                                                                                                                                                                                                            581.63
                                                                                                                                                                                                                                                                                                                                                                                            3104
                                                                                                                                                                                                                                                                                                                                                                                           581.70
                                                                                                                                                                                                                                                                                                                                                                                              581.41
                                                                                                                                                                                                                                                                                                                                                                                            MM
                                                                                                                                                                                                                                                                                                                                                                                           MM   OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                            581.60
                                                                                                                                                                                                                                                                                                                                                                                               OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                              MM  OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                            MM OLDWWODDOCKPOST




                                                                                                                                                                                                                                                                  10' WATER EASEMENT                                                                                                                       3103
                                                                                                                                                                                                                                                                                                                                                                                                           3102
                                                                                                                                                                                                                                                                                                                                                                                                            3101
                                                                                                                                                                                                                                                                                                                                                                                                           MM
                                                                                                                                                                                                                                                                                                                                                                                                            MM
                                                                                                                                                                                                                                                                                                                                                                                                               3098
                                                                                                                                                                                                                                                                                                                                                                                                           581.70
                                                                                                                                                                                                                                                                                                                                                                                                              3099
                                                                                                                                                                                                                                                                                                                                                                                                           581.73
                                                                                                                                                                                                                                                                                                                                                                                                            3100
                                                                                                                                                                                                                                                                                                                                                                                                            581.71
                                                                                                                                                                                                                                                                                                                                                                                                           MM
                                                                                                                                                                                                                                                                                                                                                                                                               581.57
                                                                                                                                                                                                                                                                                                                                                                                                               OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                              581.70
                                                                                                                                                                                                                                                                                                                                                                                                               OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                            581.83
                                                                                                                                                                                                                                                                                                                                                                                                            MM
                                                                                                                                                                                                                                                                                                                                                                                                              MM
                                                                                                                                                                                                                                                                                                                                                                                                                OLDWWODDOCKPOST
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                                                                                                                                                                                                                                                                                                                                                                                                                   OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                                OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                                    3097
                                                                                                                                                                                                                                                                                                                                                                                                                    581.39
                                                                                                                                                                                                                                                                                                                                                                                                                    MM OLDWWODDOCKPOST




                                                                                                                                                                                                                                                                                                                                                                                                                             3096
                                                                                                                                                                                                                                                                                                                                                                                                                             581.40
                                                                                                                                                                                                                                                                                                                                                                                                                             MM OLDWWODDOCKPOST




                                                                                                                                                                10' HARBOUR TOWNE MARINA SANITARY
                                                                                                                                                                       AND WATER EASEMENT
                                                                                                                                                                                                                                                                                                                                                                                                                                             3094
                                                                                                                                                                                                                                                                                                                                                                                                                                              3095
                                                                                                                                                                                                                                                                                                                                                                                                                                             581.61
                                                                                                                                                                                                                                                                                                                                                                                                                                              581.59
                                                                                                                                                                                                                                                                                                                                                                                                                                             MM
                                                                                                                                                                                                                                                                                                                                                                                                                                              MMOLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                                                                  OLDWWODDOCKPOST




                                                                                                                                                                                                                                                                                                                                                                                                                                                                       3093
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      3092
                                                                                                                                                                                                                                                                                                                                                                                                                                                                       581.71
                                                                                                                                                                                                                                                                                                                                                                                                                                                                       3091
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      581.75
                                                                                                                                                                                                                                                                                                                                                                                                                                                                       MM OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                                                                                       581.69
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      MM  OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                                                                                      MM OLDWWODDOCKPOST




                                                                                                                                                                                                           10' HARBOUR TOWNE
                                                                                                                                                                                                         MARINA ACCESS EASEMENT                                                                                                                                                                                                                                                                3090
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               581.88
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            3089
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               MM OLDWWODDOCKPOST
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            581.59
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    550 3 Mile NW, Suite B
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   Grand Rapids. Ml 49544
                                                                                                                                                                                                                                                                                                                         STREET LIGHTS 14-16', FULL CUT OFF FIXTURES
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       (616) 785-5656




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                                                                                                                                        118                                                                                                                                                                                                                                                                                                                                                                            www.paradigmae.com


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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             APPROX. 3400 WILCOX AVE,
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             MUSKEGON, Ml 49440

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    DEVELOPER

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             DAMFINO
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             DEVELOPMENT, LLC




                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             (231) 722-6691
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             560 MART ST,
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             MUSKEGON, Ml 49440

                                                                                                                                                                                                                                                                                                                                                                                                                                                               "t,7'                                                RELEASE DATE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                     '%,'(;;
                                                                                                                                                                                                                                                                                                                                                                                                                                                                           ·0
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    DATE       DESCRIPTION
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       '
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    05-23-19 FINAL PUD SUBMITTAL
                                                                                       "

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                                                                                                                                                                                                                                                                                             '----'...=:--::::_   ..:_




                           '
                            I, I,
                               \ ;IDEWALK
                                                           PARKING
                                                                                        '
                                                                                         � J    \ SIDEWALK
                                                                                                                                                           DRIVEWAY   ACCESS DRIVE
                                                                                                                                                                                                                                                                                                                                                                                                                             .
                                                                                                                                                                                                                                                                                                                                                                                                                             ·\,



                                                                                                                                                                                                                                                                                                                                                                                                                                    '."--".,.



                                                                                                 CROSS SECTION A


                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    PROJECT

                                                                                                                                                                                                                                          \
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       1806064
                          =                   =                                                   =                      =                                                                                                                                                                                                                                                                      cP
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    SHEET


I, I,
'   \ ;IDEWALK
                         ONEWAY             PARKING   GREEN SPACE                               PARKING      ONEWAY   PARKING
                                                                                                                                    ,
                                                                                                                                        1- 1- \ ;IDEWALK
                                                                                                                                                                                      DRIVEWAY                ACCESS DRIVE
                                                                                                                                                                                                                                                                                                                                                                         NOTE: ALL UTILITIES SHOWN ARE APPROXIMATE
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              LANDSCAPE PLAN AND
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 SITE AMENITIES
                                                                                                  CROSS SECTION B
                                                                                                                                                                                                                                                                                                                                                                         LOCATIONS FROM FIELD DATA AND AVAILABLE
                                                                                                                                                                                                                                                                                                                                                                         INFORMATION. THEY SHOULD NOT BE INTERPRETED
                                                                                                                                                                                                                                                                                                                                                                         AS EXACT LOCATIONS NOR SHOULD THEY BE
                                                                                                                                                                                                                                                                                                                                                                          ASSUMED TO BE THE ONLY UTILITIES IN THE AREA
                                                                                                                                                                                                                                                                                                                                                                                                                                                  0           --         120'                240'

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         L-101
            EXHIBIT B


BEACHAREA

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