City of Muskegon Downtown and Lakeshore Redevelopment Plan
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Downtown and Lakeshore Redevelopment Plan City of Muskegon November, 2008 August 2008 TABLE OF CONTENTS Acknowledgements ................................................................................... 1 Introduction .............................................................................................. 3 Current Trends & Assumptions ................................................................ 3 Community Input .................................................................................... 11 Existing Plans for Downtown and the Lakeshore ................................... 11 The Goal, Objectives and Programs for Downtown and the Lakeshore ................................................................................ 17 Future Land Use ..................................................................................... 23 Development Priority Plan ..................................................................... 29 Conclusion .............................................................................................. 61 Map 1 – Downtown Investments ........................................................... 15 Map 2 – Future Land Use ....................................................................... 25 Map 3 – Development Priority Plan ....................................................... 31 Map 4 – Urban Planning Areas ................................................................ 35 Map 5 – Downtown Off-Street Parking Lots.......................................... 47 Graphic 1- Downtown Core Development Plan .................................... 37 Graphic 2 – Infill Development Board .................................................... 39 Graphic 3 – Site Furnishings .................................................................... 41 Graphic 4 – Pedestrian Bridges ............................................................... 55 Appendix: Charrette Comments November 2008 ACKNOWLEDGEMENTS The process to prepare this Plan has involved numerous community residents and stakeholders, as well as public officials. The following individuals have provided key input and their contributions are gratefully acknowledged: City of Muskegon City Commission Stephen Warmington, Mayor Chris Carter, Commissioner Clara Shepherd, Commissioner Lawrence Spataro, Commissioner Steven Wisneski, Commissioner Sue Wierengo, Commissioner Stephen Gawron, Vice Mayor City of Muskegon Planning Commission Tom Harryman Steve Warmington Timothy Michalski Bill Larson Byron Turnquist John Aslakson Blanche Smith Bryon Mazade Larry Spataro City of Muskegon Staff Bryon Mazade, City Manager Cathy Brubaker-Clarke, Community & Economic Development Director Lonna Anguilm, Planner III/Zoning Administrator Michael Franzak, Planner II Mohammed Al-Shatel, City Engineer/Deputy Director of DPW Other Participants The process to develop this plan included many other participants. While the following list is not exhaustive, it lists the names of many who offered their opinion about the future of the community either in public meetings or in private interviews. Dan Rinsema-Sybenga, Muskegon Main Street Jill Montgomery, Dept. of Public Health Tom Johnson Chris Jensen Harry Wierenga, Fleis & Vandenbrink Shirley Green Steve Wisoreski Angie Nelund Marve Eilgle John Steinbeck Dennis Kirksey, Kirksey Investment Corp. Dick Ghezzie Ken Kraus, Department of Public Health Chris McGuigan 1 City of Muskegon Downtown/Lakeshore Redevelopment Plan November 2008 Peter Turner Judy Clark-Ochs, MCCC & FCC/UCC Spencer Norman, C.C.D. Gary Post Doris Rocks, Coal. for Comm. Development Cindy Larsen, Chamber of Commerce Dan Henrickson, True North Development Carla Hill, West Shore Symphony Jon Rooks, Parkland Properties Ryan P. Corbin, West Shore Symphony Jeff Fortenbacher, Access Health Mrs. Billie Bruce Joe Booker Norman Devendorf Louise Hopson John McGarry, MCM Heidi Sytsema Chip VanderWier, NIC Judy Wilcox, Susan Clrutier-Myers, Disability Connection Paul Veltkamp Steve LeBel Dan DeKam, Muskegon Christian School Tim Terry, MDOT-Muskegon TSC Judith Hayner, Muskegon Museum of Art Bill Wright, NNIA/Main Street John Steinbach, Anchor Realty Al Steinman, GVSU – AWRI Clara Lang Marty Ferriby, Hackley Public Library Terry MacAllister, Muskegon Heritage Assoc. Mike Teeter, Capstone Real Estate Debbie Degher, Muskegon Area Chamber Eileen McCormick, Real Estate W. MI Tim Lipan, American Red Cross Evelyn Hoffman, Grocery Alliance Sylvia Precious, Port City Princess David Mayville, Bosma Architecture David Layman, Hooker DeJong Sheri Slater, Sun, Wind & Rain Don Aley Bill Lucksted, Grand Valley State University Wil Griffin, City of Muskegon CNS Kimon Kotes Lynette Griffin, Huntington Bank Karen Wynne, Disability Connection Margaret Plichta, DDA Keith Sipe, KDS Management LLC Karen Kendra Martha Bottomley, Volunteer Muskegon November 2008 INTRODUCTION The current City of Muskegon Master Land Use Plan was written in 1997. The Downtown/Lakeshore Redevelopment Plan is an element of that broader document. While that document was extensive and included a clear policy framework for the future, the Plan is overdue for its state-mandated 5-year review and update. In addition, the City’s downtown and lakefront areas have received much attention recently for ongoing and potential redevelopment activities and opportunities. The successful Imagine Muskegon! Community Design Workshop This Plan serves as completed in 2003 confirmed the public’s interest in the downtown area. a summary of key trends and focuses on implementation The Michigan Municipal Planning Act requires Muskegon to review and update its while remaining Master Plan once every 5 years. The most recent edition of Muskegon’s Master consistent with Land Use Plan was completed in 1997; and the Imagine Muskegon! Community previous planning and design efforts. Design Workshop was completed in 2003. To address the present interest and evolution of the downtown and waterfront areas, as well as a legal requirement, the City elected to update the Downtown/Lakeshore Redevelopment Plan portion of the broader Master Land Use Plan. The 1997 Master Land Use Plan presented significant descriptive information and data, including demographics and other figures, and strategies for the future. Many other resources are also available to the City. Examples include market information compiled by Muskegon Main Street and the recommendations of the 1999 Waterfront Redevelopment Plan. Both the 1997 Master Land Use Plan and Imagine Muskegon! resulted in initial momentum toward a redeveloped Muskegon. Some of the plans and policies of those documents have been implemented and a few of the visions outlined have been realized. However, further effort is needed to maintain and strengthen the momentum and to add focus to the efforts of local officials and business owners. Therefore, the fundamental purpose of this updated Downtown/Lakeshore Redevelopment Plan is to aid in advancing the redevelopment and improvement of the downtown and lakeshore areas and the Lakeside Business District. This Plan summarizes key trends and provides a further expression of policies, goals and objectives. But its primary focus is on implementation, while remaining consistent with the overall policy direction of previous planning and design efforts. CURRENT TRENDS AND ASSUMPTIONS Demographic Composition The City of Muskegon is comprised of a diverse, yet stable population. The 2000 United States Census reports a total population of 40,105 people living in the City. This is virtually unchanged from the 40,283 reported in 1990. However, the West Michigan Shoreline Regional Development Commission (WMSRDC) 3 City of Muskegon Downtown/Lakeshore Redevelopment Plan November 2008 estimates that by 2010, the City of Muskegon will be home to 40,608 people. And by 2015, WMSRDC projects Muskegon’s population at 41,893.1 Moreover, the 2005 downtown Market Study indicates general population increases, as well. The study defines a primary trade area, which includes Muskegon and portions of the suburbs. The study lists the population in the primary trade area as determined by the 2000 Census, at 91,424 people. The 2004 population was estimated at 92,094, while the 2009 population of the trade areas is projected at 94,209. The change from 2004 to 2009 represents a 2.3% increase.2 Taken together, these figures reflect an emerging renewed interest in the City and the region. The website for Muskegon Main Street presents a profile of an area roughly 2 miles in diameter surrounding the downtown, based on Census data. The website provides several different collections of data that portray the characteristics of the downtown community. One element is ethnic or racial diversity. The table below illustrates the breadth of diversity in the downtown. This information is helpful because it communicates a point of pride in Muskegon and also may inform potential business investors as to the type of demographic to serve. 2004 Diversity Race Percent of Population White 51.16% Black 40.03% Hispanic 8.09% Other (indicated 2 or more races) 7.45% American Indian, Alaska Native 1.10% Asian/Hawaiian/Pacific Islander 0.27% Business & Investment Trends Downtown Muskegon is in the process of transforming itself into a prime regional tourist destination. Downtown Muskegon is in the process of transforming itself into a prime regional tourist destination. Historically, the lakefront has existed as a major West 1 West Michigan Regional Development Commission website, www.wmsrdc.org, accessed December 10,