Muskegon Business District Study Final Report Spreads

PINE STREET
BUSINESS
DISTRICT
IMPROVEMENT PLAN
MSU PLANNING PRACTICUM

SPRING 2023
Alex JOHNSHON | Ahmad BEHZAD | Faith VIGNOLA
Shuangshuang FU | Rashane THAPA
ACKNOWLEDGEMENTS
In appreciation of all those who have contributed to the completion of this report, the
Michigan State University Practicum Team wishes to extend its deepest appreciation
to the Michigan State University School of Planning, Design and Construction, the City
of Muskegon Planning Department and Downtown Development Authority for their
assistance.
In recognition of their generous contributions, the Michigan State University Practicum
team would like to extend their gratitude specifically to the following individuals:
MICHIGAN STATE UNIVERSITY CITY OF MUSKEGON
Dr. Zenia Kotval, Ph.D., FAICP Mike Franzak This page intentionally left blank!
Professor and Program Director, Urban Planning Director
and Regional Planning City of Muskegon
Michigan State University
Jamie Pesch
Katharine Merritt, MURP Planner II
Instructor, Urban and Regional Planning City of Muskegon
Michigan State University
Dave Alexander
Josh Gunn, Ph.D. Business Development Manager
Instructor, Urban and Regional Planning Muskegon Downtown Development
Michigan State University Authority
ACKNOWLEDGEMENT OF FUNDING ASSISTANCE
Practicum is supported by our community clients and through generous financial

assistance from Michigan State University Extension and the Regional Economic
Initiative grant received from the United States Department of Commerce-
Economic Development Administration. The statements, findings, conclusions, and
recommendations are solely those of the authors and do not necessarily reflect the
views of Michigan State University or any federal or state agency.
CONTENTS
VISION AND GOALS ��98

Executive Summary �� 10 Introduction �� 98
INTRODUCTION ��12 RECOMMENDATIONS ��99
Planning Practicum �� 12 Introduction �� 99
Project background �� 13 PART I: IMPROVING STREETSCAPE �� 101
Mission statement �� 14 Introduction �� 101
CITY PROFILE ��17 Precedents �� 103
Location �� 17 Proposal �� 110
Background �� 18 Sources of Funding �� 121
Part II: Improving Façade �� 123
SOCIOECONOMIC PROFILE ��20 Introduction �� 123
Demographics �� 20 Precedents �� 124
Education �� 23 Proposal �� 128
Income | Unemployment �� 24 Sources of Funding �� 132
Housing profile �� 26 Part III: Infill Development �� 133
Crime �� 32 Introduction �� 133
Transportaion profile �� 33 Precedents �� 136
ECONOMIC CONDITIONS ��38 Proposal �� 138
Innovation and Entrepreneurship �� 38 Design Interventions �� 140
Location quotients �� 41 Summary �� 154
Shift-Share analysis �� 45 Business Improvement Association �� 156
MARKET ANALYSIS ��50

Introduction �� 50 REFERENCES ��158
Retail market �� 54 APPENDIX A ��164
Leakage & surplus �� 57
Summary �� 61
APPENDIX B ��167
COMMUNITY OUTREACH ��62

Charette �� 62
Charette summary �� 66
EXISTING CONDITIONS ��68
Land Use �� 68
Zoning �� 70
Area Description �� 73
Urban Fabric �� 74
Edge condition �� 77
Opportunity Sites �� 85
Urban Anchors �� 87
street profile �� 92
Situational analysis �� 94
Summary �� 96
LIST OF FIGURES
Figure 26: A Graphical Summary of Shift-Share Analysis Results Muskegon County Em-
ployment Change Over 2014-2019�� 48
Figure 1: Geographical Location Map�� 17
Figure 27: Map of 1-, 3-, and 5-mile buffer zones around Muskegon �� 50
Figure 2: Amazon Knitting Co., Muskegon, MI (1895)�� 19
Figure 28: Leakage and Surplus Factor by Industry Group for 1-mile buffer�� 58
Figure 3: Population Trends in Muskegon�� 21
Figure 4: Change Rate in Population at the City, County, and State Level �� 21
Source: U.S. Census Bureau, 2020�� 21
Figure 31: Pine Street Business District Strengths (Group and Individual Surveys)�� 63
Figure 5: Median Age Trends at the City, County, and State Level�� 22
Figure 32: Pine Street Business District Weaknesses (Group and Individual Surveys)�� 63
Figure 6: Population Age by Sex in 2021 in Muskegon, MI�� 22
Figure 33: Pine Street Business District Future Demands�� 65
Figure 7: Change in Educational Attainment by Age from 2010 to 2020 at the City, Coun-
Figure 34: Photos from Charette�� 65
ty, and State Level�� 23
Figure 35: Land Use Map�� 68
Figure 8: Median Household Income Trends at the City, County, and State Level�� 25
Figure 36: Pine Street Business District's Major Land Uses�� 69
Figure 9: Change in Percentage of Unemployment 16 years and over from 2010 to 2020
at the City, County, and State Level�� 25 Figure 37: Zoning Code Map�� 71
Figure 10: Housing Type as a Percentage of All Housing Units in Muskegon�� 26 Figure 38: Context Area Overall Characteristics�� 72
Figure 12: Percentage of Households with Housing Costs Greater than 30% of House- Figure 39: Pine Street Business District's Block Structure�� 75
hold Income: By Age of Head of Household�� 27 Figure 40: Sections of the District distinguished by predominant uses�� 75
Figure 11: Tenure by Year Structure Built by Units In Structure�� 27 Figure 41: The photos, arranged in a top-to-bottom sequence, illustrate the following:
Figure 13: Percentage of Households with Housing Costs Greater than 30% of �� 28 inconsistency in the composition of building facades, the presence of overhead utility
poles, and the lack of streetscape elements along the Pine Street Corridor�� 76
Household Income: By Tenure and Income�� 28
Figure 42: The Southern Half of the Pine Street Corridor, based on the Edge Conditions
Figure 14: Housing Permits by Type of Housing and Year�� 28
�� 78
Figure 15: Violent Crime in Muskegon County, the State, and the Nation�� 32
Figure 43: The Northern Half of the Pine Street Corridor, based on the Edge Conditions
Figure 16: Most common commute types in Muskegon, MI�� 34 �� 78
Figure 17: Muskegon Area Transit System Routes�� 35 Figure 44: 1st Interserction Condition�� 79
Figure 18: Change in Average Commute Time at the City, County, and State Level�� 36 Figure 45: 2nd Interserction Condition�� 80
Figure 19: Percentage of Households with their Average Commute Time in Muskegon� 37 Figure 46: 3rd Interserction Condition�� 81
Figure 20: Breakdown of Innovation Index for Muskegon County�� 39 Figure 47: 4th Interserction Condition�� 82
Figure 21: A Comparative Map of Headline Innovation Index in U.S. Counties�� 40 Figure 48: 5th Interserction Condition�� 83
Figure 22: Occupations Groups Growth Over Time in Muskegon, MI�� 44 Figure 49: 6th Interserction Condition�� 84
Figure 23: Muskegon County Employment, 2015-2020�� 46 Figure 50: Vacancy Map for Pine Street Business District�� 86
Figure 24: Employment Growth Index in Muskegon County and United States, Figure 51: Opportunity Sites in Pine Street Business District�� 86
2015=100%�� 46
Figure 52: Urban Anchors�� 88
Figure 25: A Graphical Summary of Shift-Share Analysis Results Muskegon County Em-
Figure 53: Historical Sites�� 88
ployment Change Over 2016-2021�� 47
Figure 54: Historical Sites�� 90 Figure 83: Proposed Schematic Design for Opportunity Site A��145
Figure 55: The Former Site of the John Wesley A.M.E. Zion Church�� 90 Figure 84: Proposed Schematic Design for Opportunity Site B��148
Figure 56: Exisiting Street Profile |Type A�� 92 Figure 85: Proposed Schematic Design for Opportunity Site B��149
Figure 57: Exisiting Street Profile |Type B�� 93 Figure 86: Men wearing Adinkra Robes, Ghana, 1973��150
Figure 58: Situational Analysis�� 95 Figure 87: Proposed Schematic Design for Opportunity Site C��152
Figure 59: Hierarchy of Street Needs��101 Figure 88: Proposed Schematic Design for Opportunity Site C��153
Figure 60: Hierarchy of Street Needs��102 Figure 89: Summary Matrix of Recommendations.��155
Figure 61: Complete Streets Toolbox Matrix��104
Figure 62: Streetscape Guidelines��104
Figure 63: Streetscape Lighting Guidelines��105
Figure 64: Streetscape Furniture Examples��106
Figure 65: Outdoor Dining Examples��107
Figure 66: Basic Elements Required to Sustain the Life of Street Plants��108
Figure 67: Signage Guidelines��109
Figure 68: Oxford Street, London, UK��112
Figure 69: Champs-Élysées Street, Paris, France��112
Figure 70: Tree Planter Samples��114
Figure 71: Wall-mounted Lighting Fixture Samples��114
Figure 72: Wall-mounted Lighting Fixture Samples��114
Figure 73: Marketing Banners Samples��116
Figure 74: Parklet Samples��116
Figure 75: Proposed Street Profile��120
Figure 76: Buildings Participated in Façade Improvement Program in City of San Marino
��126
Figure 77: Proposed Façade Elements��131
Figure 78: Comparison of a Building's Façade Before and After Implementing ��131
Improvements��131
Figure 79: Pictures of Spitalfields Market, London��137
Figure 80: Opportunity Sites in Pine Street Business District��141
Figure 81: Sections of the District distinguished by predominant uses��141
Figure 82: Proposed Schematic Design for Opportunity Site A��144
Figure 83: Proposed Schematic Design for Opportunity Site A��145
LIST OF TABLES
Table 1: Housing Permits by Type of Housing and Year in Muskegon & Muskegon County�� 31
Table 2: Rental Housing Gaps by Affordability Level in Muskegon�� 33
Table 3: For-Sale Housing Gaps by Affordability Level in Muskegon�� 33
Table 4: Location Quotients at the city, county, and state level�� 44
Table 5: Breakdown of the Primary Industries in Muskegon, MI�� 45
Table 6: Share of Primary Jobs held by Residents of Muskegon, MI�� 46
Table 7: An overview of Businesses and Employees in the 1-, 3-, and 5-mile radii�� 54
Table 8: SPI of Good/Services within the 1-, 3-, and 5-Mile Buffer Zones�� 57
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The Practicum team has worked help improve the overall appearance of
INTRODUCTION closely in collaboration with the City of the district and address the challenge of
Muskegon to develop a comprehensive degraded façades along the corridor.
EXECUTIVE SUMMARY improvement plan for the Pine Street
business district. The Pine Street
Part three of the recommendations
focuses on infill development, proposing
Business District Improvement Plan the schematic design of three buildings
Business districts and urban corridors play Muskegon, and parcels with historical
aims to address the challenges, leverage for vacant parcels in the district. These
a crucial role in the local economy, serving significance for the African American
strengths and opportunities, and tap buildings will serve different purposes,
as hubs for economic activity, community Community. There are also opportunities
into the market potential to revitalize the including a landmark building to address
engagement, and social interaction. The such as vacant parcels for development,
Pine Street Business District, promote market gaps, and two buildings with
Pine Street Business District, situated potential opportunities for public-
economic growth, enhance the pedestrian historical significance to the African
in the vibrant city of Muskegon, is a private partnerships, collaboration with
experience, and create vibrant social American community to address housing
renowned business district known for Downtown Development Authority and the
spaces. By fostering collaboration among demands with both rental and for-sale
its unique charm and bustling corridor Chamber of Commerce, and the presence
stakeholders, implementing innovative units. This section also encompasses
lined with antique shops, making it a of Form-Based Code, which can facilitate
solutions, and leveraging available comprehensive guidelines for temporary
popular destination for visitors and locals revitalization efforts.
resources, the Pine Street Business District use interventions, which involve strategic
alike. However, the district faces several At the city level, there are also
can become a thriving and sustainable public and private partnerships, as an
challenges that hinder its full potential. opportunities and threats that need to
business corridor that benefits the local effective approach to implementing
The key challenges faced by Pine Street be considered. Opportunities include
community and the overall economy of temporary usage or temporary
Business District are: the demand for housing, while threats
Muskegon. urbanism on vacant parcels that may
1. Lack of Streetscape Elements: The include decreasing population, possible
not be immediately ready for full-scale
streetscape of Pine Street needs recontamination of Lake Muskegon, low
The plan is divided into three parts, each development.
improvement to enhance the higher education attainment among
offering recommendations for streetscape
pedestrian experience and make the the population aged 25 and over, and
improvement, façade improvement, and Lastly, the Practicum Team proposes a
district more walkable. limited funding opportunities and tight
infill development. framework for establishing a business
2. Lack of Social Spaces: The district lacks competition.
Part one of the recommendations focuses improvement association within the
social spaces, which are essential for
on streetscape improvement, proposing district, along with bylaws for its operation,
community engagement and vibrancy The market analysis of the area reveals
the implementation of the "complete in response to the City of Muskegon’s
3. Degraded Façade along the Corridor: several opportunities for new business
streets" concept by adding streetscape request.
The façades of buildings along the Pine types to add/expand in the region. The
elements such as street trees, lighting,
Street corridor are in poor condition, results of market analysis indicate that
signs, banners, and parklets along the By implementing these recommendations,
affecting the overall appearance of the healthcare is a prominent industry in
Pine Street corridor. This will enhance the the Pine Street business district can
district and its attractiveness to visitors. Muskegon and its surrounding areas,
pedestrian experience, make the district overcome its challenges, leverage
4. Underutilized and Vacant Parcels: The with numerous healthcare facilities and
more walkable, and address the challenges its strengths and opportunities, and
presence of underutilized and vacant hospitals in the area. Clothing and Hobby/
of lack of streetscape elements and social foster economic growth, community
parcels of land in the district presents Book/Music stores could be potential
spaces. engagement, and vibrancy.
both opportunities and challenges for business types to add or expand in the
revitalization efforts. region, as substantial leakage values exist
Part two of the recommendations includes
5. for both these business types, indicating
façade improvement guidelines, outlining
Strengths and opportunities can be higher local demand than current supply.
the implementation and promotion
leveraged to drive positive change in the Additionally, there is a substantial demand
of the Façade Improvement Program.
district. The strengths of the Pine Street for General Merchandise Stores in the
The Practicum team suggests further
Business District include progressive downtown Muskegon and the majority
development and promotion of the
community values, existing businesses of the city of Muskegon, suggesting the
program, along with design guidelines
such as local vintage and antique shops, potential to add more businesses of this
for improving the façade of existing
participation culture and strong social type in the area.
buildings or new developments. This will
ties, proximity to Downtown and Lake
INTRODUCTION INTRODUCTION
PLANNING PRACTICUM PROJECT BACKGROUND
Practicum is a capstone course in Michigan Muskegon’s Pine Street business district This report describes the planning
State University’s (MSU) Urban and needs revitalization and enhancement and design processes, strategies, and
Regional Planning program. Practicum of its urban space vibrancy to create methods that adhere to the experiences
allows students to apply their classroom its own identity as an investment of the members of Michigan State
knowledge in a practical setting, enabling hotspot and promote local businesses University’s Planning Practicum Team
them to gain valuable experience and and services. The district continues - hereafter referred to as “Practicum
practice in the field. This experience helps to face significant challenges due Team” and the needs and requirements
to bridge the gap between academic to underutilized land, deteriorating of the City of Muskegon - hereafter
knowledge and professional practice, façades, and a streetscape that does not referred to as “The Client.”
which is essential for the successful promote vibrant pedestrian activity.
transition from student to practitioner.
The district struggles to attract
Michigan State University’s Planning investment and use its opportunities
Practicum team has partnered with to their fullest potential. The strategies
the City of Muskegon to conduct a to redevelop the district must focus on
comprehensive analysis of the Pine Street the repurposing of underutilized areas,
Business District and provide a district the improvement of existing buildings,
improvement plan. and the enhancement of streetscapes.
This report is prepared by Michigan
State University’s Planning Practicum
Team, which includes undergraduate
and graduate students, in collaboration
with the City of Muskegon’s Planning
Department and Downtown
Development Authority representatives.
INTRODUCTION
MISSION STATEMENT
The goal of the project is to transform This will be accomplished by enhancing

the Pine Street Corridor into an walkability and creating a distinctive and
equitable and sustainable business unified streetscape that will give the
district with a vibrant public space, district a unique identity and reinforce
which will provide an excellent platform the sidewalk as an essential element of the
for existing businesses, goods, and public realm. Furthermore, potential
services to flourish, as well as brand development scenarios for the three
the area as a hotspot for future underutilized lands will be presented to
investments. aid the district in achieving its vision of
becoming a unique business district.
GOAL
CITIES, TOWNSHIPS, AND VILLAGES OF MUSKEGON COUNTY, MICHIGAN
CITY PROFILE Local Units Names, Codes, and Map Features
LOCATION City
Lakes
Township
Rivers
Village
1
Townships Townships Cities Villages
Muskegon, the seat of Muskegon County Muskegon has always been linked to Blue Lake Laketon Montague Casnovia
(1859), is located on Lake Michigan the fresh waters that inspired its growth
Casnovia Montague Muskegon Fruitport
near the mouth of the Muskegon River and has maintained its quality of life. An
(which forms Muskegon Lake), 40 miles optimal location for trade and commerce, Cedar Creek Moorland Muskegon Heights Lakewood Club
northwest of Grand Rapids (see Figure the Shoreline City was founded on the Dalton Muskegon Norton Shores Ravenna
1). The city is the largest port on Lake fur trade and lumber industry in the mid- Egelston Ravenna Roosevelt Park
Michigan’s eastern shore, with extensive nineteenth century. Fruitland Sullivan Whitehall
international trade, and is named after
Fruitport White River
an Algonquian word that means “marshy
river” (Britannica, 2016). Holton Whitehall
1
COMMUNITY
PROFILE 19 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN
Figure 1: Geographical Location Map
Source: Muskegon County Equalization
CITY PROFILE
1 BACKGROUND
1
EARLY HISTORY: One such business was the Amazon
Hosiery Company of Michigan City,
Several Native American tribes, Indiana. The company, which later
including the Ojibwe and Potawatomi relocated to Muskegon, built a mill on
originally inhabited Muskegon. The area Western Avenue near the waterfront
was later settled by European traders under the name Amazon Knitting Mill
and missionaries in the late 1700s, who (see Figure 2).
established trading posts and missions
among the indigenous peoples. 20TH CENTURY:
INDUSTRIALIZATION AND GROWTH: In the early 20th century, Muskegon

diversified its economy, by establishing
In the mid-19th century, the discovery manufacturing industries, such as
of large stands of white pine in the area furniture and paper products. The
led to a boom in the lumber industry. city also became a popular resort
The city became known as the “Lumber destination, attracting tourists with Figure 2: Amazon Knitting Co., Muskegon, MI (1895)
Source: Actors’ Colony, 1983
Queen of the World.” Lumber barons its sandy beaches and numerous
built large homes and institutions, attractions. In the mid-20th century,
including churches and schools, and the Muskegon underwent significant POST-WORLD WAR II:
city grew rapidly. changes, with the expansion of its
industrial base and the growth of its Following World War II, Muskegon downtown development after
Lumber barons established sawmills suburbs. Muskegon’s population grew experienced a period of demolition of a 1970s-era shopping mall
along the Muskegon River, and the city rapidly during this period, and the suburbanization and population (Opportunity Zones - City of Muskegon,
became a major hub for the production city became a major manufacturing growth, as many residents moved to 2019).
and shipping of lumber. The local center, primarily in the automotive and the suburbs in search of new housing
economy took an immense hit when the furniture industries. and job opportunities. In response, the Muskegon continues to use its historic
fur and lumber industries moved out. city underwent several urban renewal port for commerce and recreation. It
projects, to revitalize the downtown remains a popular vacation destination
”
With the community disorganized, the During World War II, Muskegon was
people of Muskegon did not feel overly a major center for producing war area and attract new businesses and on the Lake Michigan shoreline with
optimistic about their city. materials, including ships, tanks, and residents. various attractions, including museums,
aircraft parts. This helped to rebound parks, and festivals, that draw visitors
Upon the collapes of lumber industry the economy from the crash during the TODAY: from around the region (History - City of
in the 1890s, city leaders and the city’s Great Depression of the 1930’s. Muskegon, 2019).
Chamber of Commerce used financial Muskegon is enjoying an urban revival,
incentives to lure new businesses to reclaiming its waterfront from past
town. industrial uses, revitalizing urban core
neighborhoods, and reinvesting in new
20 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 21

Figure 3: Population Trends in Muskegon
SOCIOECONOMIC PROFILE Source: U.S. Census Bureau, 2020
1 DEMOGRAPHICS 41000
40000
1
Business marketing strategies rely entire state have steadily increasing
heavily on demographics since median ages. According to the state’s
they determine the characteristics, forecast, Michigan’s median age will be 39000
wants, and needs of individual 41.8 by 2027, which is slightly higher
members of an audience (Fairlie, 2022). than Muskegon County’s forecast of
38000
Demand for services among different 41.4 by 2027 (see Figure 5). In contrast
population segments is determined the projection shows that the gap
using population information. between Muskegon’s and the state’s 37000
Population composition and changing median age has been widening since
demographics influence demand, such 2000. By 2027, Muskegon’s median 36000
as age-sex distribution, household age will be 5.3 years younger than 2000 2005 2010 2015 2020
types, occupational distribution, spatial the state’s. In Muskegon in 2021, the Muskegon Linear (Muskegon )
distribution, educational levels, and proportion of males (51.2%) is slightly
income levels (Evaluation, 2010). higher than that of females (48.8%). In
terms of age by sex, about one-third of
POPULATION: the population is between the ages of Figure 4: Change Rate in Population at the City, County, and State Level
Source: U.S. Census Bureau, 2020
20 and 39, and another third is between
US Census Bureau figures show the ages of 40 and 69 (see Figure 6).
Muskegon’s population declined from
40,000 in 2000 to 37,500 in 2020 (see RACE TRENDS:
Figure 3). Looking at the change rate of
population at the city, county, and Approximately half (50%) of Muskegon’s
state levels, the county and state show population is White, and the second
an upward trend, except from 2005 most prevalent race is Black/ African
to 2010. During this period, Muskegon’s American (34%). The Hispanic
population dropped sharply by 3.61 population is the next largest race in
percent. Between 2015 and 2020, the the city accounting for approximately
City’s population dropped rapidly again 9% of the population. Other races such
to about half what it was between 2005 as Asian and Pacific Islander represent
and 2010 (see Figure 4). Overall, the a much smaller proportion of the
county and state are growing slowly, but population at just 0.3% and less than
Muskegon is shrinking. 0.1%, respectively. Lastly, there also
exists a somewhat notable portion of
AGE DISTRIBUTION: the population that are two or more
races (6%).
Muskegon, Muskegon County, and the

Figure 5: Median Age Trends at the City, County, and State Level
Source: U.S. Census Bureau, 2020 SOCIOECONOMIC PROFILE
1 EDUCATION
1
E
DUCATIONAL attainment remains The rate remains below that of the
one of the most important county and the state of Michigan
indicators of economic success in through 2020, but it does increase
a community. The city has a relatively at a moderate pace. The rates for all
low educational attainment rate, with three levels of education increase
approximately 25% of the population continuously from 2010 to 2020 as well.
having a bachelor’s degree or higher.
Muskegon City’s proportion of the
population with a High School diploma
or higher level of education for those
25 years and over is approximately 6%
below that of both Muskegon County
and the state of Michigan in 2010 (see
Figure 6: Population Age by Sex in 2021 in Muskegon, MI Figure 7).
80 years and over Figure 7: Change in Educational Attainment by Age from 2010 to 2020 at the City,
County, and State Level
70 to 79 years
60 to 69 years 92%
% Population 25 Years and Over

90%
50 to 59 years
88%
40 to 49 years
86%
Age
30 to 39 years 84%
20 to 29 years 82%
80%
10 to 19 years
78%
5 to 9 years
76%
2010 2015 2020
under 5 years Muskegon 82% 83% 85%
Muskegon County 88% 89% 91%
10% 8% 6% 4% 2% 0% 2% 4% 6% 8% 10% Michigan 88% 90% 91%
Percentage
Muskegon Muskegon County Michigan
Female Male Linear (Muskegon ) Linear (Muskegon County) Linear (Michigan)

SOCIOECONOMIC PROFILE Figure 8: Median Household Income Trends at the City, County, and State Level
1 1
Source: ESRI, ACS, 2022
INCOME | UNEMPLOYMENT 70000
I U
NCOME and education statistics are NEMPLOYMENT rate can provide 60000
important in analyzing the capabilities insight into the economic vitality
of the local workforce. Furthermore, of an area, and by tracking these
housing decisions, education choices, averages over time, generalizations 50000
childcare, food choices, and medical can be made about the future. The
Dollars
treatment are influenced by income. The unemployment rate includes people
income data can also be used to compare with low-paying or low- skill jobs that 40000
the competitiveness of the County don’t offer enough hours for benefits
with that of other areas. Additionally, it or to earn a living wage. According to
30000
provides an indication of how well the Öner (2010), there is a strong correlation
economy is doing in the region. between unemployment and economic
activity. 20000
Overall, median household income 2000 2010 2020
in Muskegon, Muskegon County, and Unemployment and growth can be Year
Michigan State showed almost the same viewed as two sides of the same coin:
Muskegon Muskegon County Michigan
growth trend. Specifically, it grew slowly when economic activity is high, more
from 2000 to 2010 and experienced production happens, and more people
explosive increase from 2010 to 2021 (see Figure 9: Change in Percentage of Unemployment 16 years and over from 2010 to 2020 at
are needed to produce the higher
the City, County, and State Level
Figure 8). amount of goods and services. In times Source: U.S. Census Bureau, 2020
of low economic activity, firms reduce
However, Muskegon has the lowest 16.00%
their workforce and unemployment rises.
median household income, ranging from Thus, unemployment is countercyclical, 14.00%
around $28,000 in 2000 to $38,000 in meaning it rises during periods of low 12.00%
2021. In addition, median household
% Unemployment
economic growth and falls during periods 10.00%
income in Muskegon County in 2021 of high growth.
was 1.5 times that of Muskegon and that 8.00%
of Michigan State was 1.7 times that of The unemployment rate for Muskegon 6.00%
Muskegon. decreased faster than that of the state 4.00%
of Michigan from 2010 to 2020 (see 2.00%
Figure 9). Muskegon also showed a
0.00%
rather impressive trend of decreasing 2010 2015 2020
unemployment throughout this period, Muskegon 13.70% 9.06% 5.31%
dropping from a double-digit rate in Muskegon County 9.45% 6.99% 4.30%
2010 to just over 5% by 2020. Overall, the Michigan 7.26% 6.03% 3.69%
unemployment rate decreased steadily
from 2010 to 2020 at the city, county, and Muskegon Muskegon County Michigan
state level. Linear (Muskegon ) Linear (Muskegon County) Linear (Michigan)

Furthermore, it has increased directly to the rapid decline from 2005
housing costs, especially for those to 2008. However, housing production
SOCIOECONOMIC PROFILE
1 1
15-24 years old and 65+ years old rates have not reached their peak of
HOUSING PROFILE (see Figure 12). As illustrated in Figure
14, building permit data confirm that
pre- 2005 levels. A high number of
young population necessitates a greater
new housing production has slowed housing production, particularly multi-
According to Zhu (2014), the housing The majority of housing units are part
since prerecession levels, especially family and middle-class housing units,
sector is a major component of of an aging housing stock built before
for multifamily housing units. Though in order to accommodate affordable
investment and homes are a major 1980 (approximately 87%) (See figure
the Great Recession and the housing housing for this age group.
component of wealth in many countries. 11). A decline in housing production,
crisis that preceded it contributed
Using the United States as an example, particularly for single-family units, as Figure 11: Tenure by Year Structure Built
he explains how real estate accounts for well as a limited production of multi- by Units In Structure
roughly a third of nonfinancial private family and missing middle housing Source: U.S. Census Bureau, 2020
sector assets. resulted in a tightening of the housing
market in recent years, which can
Muskegon has 16,031 housing units, be attributed to restrictive land use
most of which are single-family homes regulations.
occupied by owners.For example, 68%
of the housing stock is single-family
units (attached and detached), while
multi-family units and mobile homes
each comprise 32% of housing stock
(see Figure 10). 60.3% of homes are
Owner occupied and 3.7% are rented
houses. Figure 10: Housing Type as a Percentage
of All Housing Units in Muskegon
Figure 12: Percentage of Households with Housing Costs Greater than 30% of Household
Income: By Age of Head of Household

Figure 13: Percentage of Households with Housing Costs Greater than 30% of Housing unit building permits for Research to conduct a Housing Needs
Household Income: By Tenure and Income Muskegon and Muskegon County during Assessment to understand the current
1 1
Source: U.S. Census Bureau, 2020 a 10-year period from 2012 to 2021 were and projected changes in the housing
market due to changing demographics,
analyzed to better understand housing
employment trends, and economic
demand in the area. The total number drivers. The assessment provides an
of permitted units issued from 2019 to overview of present-day Muskegon,
2021 was the highest over the 10-year evaluating past and current demographic
period, indicating a significant pace of characteristics, employment trends,
residential development activity in both housing components, and assessing
the city of Muskegon and Muskegon factors affecting the housing market.
Online surveys were used to gather input
County, highlighting continued interest in
from community members to inform
development in the area (see Table 1). housing policies and meet the city's
current and future housing needs.
To gain a comprehensive understanding
of the housing needs in Muskegon, the The analysis found that residential
Practicum team has summarized the development costs associated with labor
housing needs assessment conducted costs, utility costs, government fees, or
by Bowen National Research, as this taxes/assessments did not appear to be
information is crucial for their proposal of significantly higher in the city of Muskegon
buildings in the district. compared to adjacent areas of Muskegon
County or the overall state of Michigan.
HOUSING NEEDS ASSESSMENT – CITY OF The lack of available land and buildable
MUSKEGON, MI sites within the city was identified as a
barrier to development, despite favorable
Figure 14: Housing Permits by Type of Housing and Year In July 2022, the City of Muskegon,
Source: U.S. Census Bureau, 2020 Michigan enlisted Bowen National development costs.
Table 1: Housing Permits by Type of Housing and Year in Muskegon & Muskegon County
Source: SOCDS Building Permits Database at http://socds.huduser.org/permits/index.html
Housing Unit Building Permits for Muskegon, MI
Permits 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Multifamily Permits 0 0 0 0 0 0 0 0 0 16
Single-Family Permits 4 5 4 33 19 13 16 42 43 18
Total Units 4 5 4 33 19 13 16 42 43 34
Housing Unit Building Permits for Muskegon County, MI
Permits 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Multifamily Permits 2 16 9 0 0 0 12 0 2 26
Single-Family Permits 136 168 172 241 233 257 221 339 266 302
Total Units 138 184 181 241 233 257 233 339 268 328

HOUSING GAP ESTIMATES Table 2: Rental Housing Gaps by Affordability Level in Muskegon
Source: Housing Needs Assessment, Brown National Research
1 1
The assessment conducted by Bowen Similarly, Table 3 shows the overall
Muskegon, Michigan
National Research provides a five-year for-sale housing gap in Muskegon,
housing gap estimate for both rental which is estimated to be approximately Rental Housing Gap Estimates (2022 - 2027)
and for-sale housing in Muskegon. 1,313 units over the next five years. Pecent of Median Income ≤ 30% 31% - 50% 51% - 80% 81% -120% 121% +
The primary sources of demand for While there is a housing need across all
$ 21,451 - $ 35,751 - $ 57,201 -
new rental housing identified in the home price segments and affordability Household Income Range ≤ $ 21,450 $ 85,801+
$ 35,750 $ 57,200 $ 85,800
assessment include household growth, levels, the greatest gap of 413 units is
$ 537 - $ 895 - $ 1,431 -
units required for a balanced market, for housing priced between $190,668 Monthly Rent Range ≤ $ 536 $ 2,146+
$ 894 $ 1,430 $ 2,145
replacement of substandard housing, and $286,000, with a notable gap of 322
external (outside city) commuter units for product priced at $286,001 Household Growth -398 -74 184 118 193
support, and step-down support. As a and higher. Although there are gaps for Balanced Market* 154 86 64 25 21
result, meeting the housing needs of lower-priced units, it may be challenging Replacement Housing** 147 41 15 5 2
current and future households in the for developers to build product at
External Market Support 424 238 177 267 269
Muskegon market is likely to involve these price levels. However, there is
multifamily, duplex, and single-family potential to repair and modernize Step-Down Support 58 30 -5 160 -243
housing options. The assessment older existing homes in the market to Less Pipeline Units 0 0 -32 -280 -35
also highlights various financing sell at lower price points, as the lack of Overall Units Needed 385 321 403 295 207
mechanisms, such as federal and product at higher price levels may lead
state government programs, as well to increased demand for lower-priced Table 3: For-Sale Housing Gaps by Affordability Level in Muskegon
as conventional financing through units, where buyers may "step down" to Source: Housing Needs Assessment, Brown National Research
private lending institutions, that can a lower price point.
Muskegon, Michigan
support the development of housing
alternatives. Based on the findings, the city For-Sale Housing Gap Estimates (2022 - 2027)
proposed market growth strategies
Pecent of Median Income ≤ 30% 31% - 50% 51% - 80% 81% -120% 121% +
Table 2 summarizes the rental housing recommending various real estate
gaps by affordability level in Muskegon, options for additional or newly $ 21,451 - $ 35,751 - $ 57,201 -
Household Income Range ≤ $21,450 $ 85,801+
and it is evident that there is a demand created housing units. These options $ 35,750 $ 57,200 $ 85,800
for rental housing across all household include land without buildings, $ 71,501 - $ 119,167 - $ 190,668 -
Price Point ≤ $71,500 $ 286,001+
income levels over the next five years. including surface parking lots for new $ 119, 167 $ 190,667 $ 286,000
The overall housing need for rental development, unusable buildings for Household Growth -143 -147 -208 260 324
units is approximately 1,611 units in the demolition-redevelopment, reusable Balanced Market* 15 30 15 -32 -34
city, ranging from 207 units for rents non-residential buildings for adaptive- Replacement Housing** 28 17 10 4 3
priced at $2,146 or higher to 403 units reuse, and vacant reusable residential
External Market Support 320 285 230 177 340
for rents between $895 and $1,430. buildings for rehabilitation. These
Without the addition of new rental strategies aim to address the challenge Step-Down Support 18 -9 117 4 -127
housing units, Muskegon will struggle to of limited available land for housing Less Pipeline Units 0 0 0 0 -184
meet the changing housing needs of the development in Muskegon. Overall Units Needed 238 176 164 413 322
market.
*Based on Bowen National Research’s survey of area rentals
**Based on ESRI/ACS estimates of units lacking complete indoor plumbing or are overcrowded
^Based on Bowen National Research proprietary research and ACS migration patterns for Muskegon

SOCIOECONOMIC PROFILE SOCIOECONOMIC PROFILE
1 CRIME TRANSPORTAION PROFILE 1
C T
RIME rates in an area can help city to be the safest. In Muskegon, your RANSPORT plays an important PUBLIC TRANSIT:
business owners decide where to chances of being a victim of crime can role in the economy and society
locate their businesses and take range from 1 in 10 in the city's east today, impacting employment Public transit within the Muskegon Area
appropriate measures to assure their neighborhoods to 1 in 59 in the city's levels and the growth of the economy. is provided by Muskegon Area Transit
employees, customers, and property's northwest. Having effective transportation systems Systems (MATS). This service provides
safety and security. can help businesses access new 6 different fixed routes that operate 6
High crime rates can impact businesses Based on the most recent violent crime markets and increase their efficiency. days a week as well as 3 trolley routes
by creating insecurity among employees data from 2019, Muskegon had a crime They can also make it easier for people that operate during the summer. The
and customers, resulting in reduced rate of 828 per 100,000 population, to access jobs, services, and education. fixed routes operate between the hours
sales, productivity, and a negative which was 1.9 times higher than the of 7am and 6pm Monday through
reputation, as potential customers may Michigan average (see Figure 15). While Furthermore, they can reduce the time Friday and between 10am and 6pm on
avoid the business due to its location in the overall crime rate has decreased people spend on the commute and Saturday. 4 of the 6 routes run every 30
a high-crime area. since 2000, there has been an upward bring people closer together. Muskegon minutes with the other two operating
trend in crime rates from 2017 onwards. does not have its own individual on an hourly basis. On Saturdays
Muskegon has a substantially higher In the last 5 years, Muskegon has Transportation plan but instead has a however each route runs on an hourly
crime rate than the typical American experienced an increase in violent crime transportation section within its Master basis. Every route except for one meet
city. Muskegon is in the 11th percentile but a decline in property crime. Land Use Plan. This plan is currently Downtown to allow for transfers.
for safety. On a typical year, the in the process of being updated. This
crime rate in Muskegon is 59.25 per report projected based on traffic This report concludes that MATS is
1,000 residents. Muskegon residents reports that the area was going to see currently meeting public transit needs
consider the northwest section of the Figure 15: Violent Crime in Muskegon growth through the year 2020. “Recent and has the ability to respond to
County, the State, and the Nation census data supports that Muskegon changes in demand. It is important
Source: BestPlaces.Net, 2022 County is just starting to grow, and it to note that this is a relatively old
1400 is anticipated that traffic data adjusted Master Land Use Plan and this could
from 1995 counts will give supportable
Crime Rate per 100,000 pop.
1200 have changed since then. The city also

volumes” (Master Land Use Plan). provides a “senior taxi” service to city
1000
residents 65 and older.
800
600
400
200
Muskegon, MI Michigan USA Linear (Muskegon, MI)

1 Figure 17 shows the bus routes for
Muskegon. There are 3 or 4 that come
into contact with Pine Street at some
using each mode of transportation over
time with a logarithmic scale to better
illustrate variations among smaller
1
point. They do not stay on the corridor means. Logarithmic scales are useful
for long but appear to use it more to because they allow for comparison of
pass through to another area instead. large and small numbers on the same
chart.
COMMUTER TRANSPORTATION:
By using a logarithmic scale, Figure 16
A 5-year estimate from the American is able to clearly show changes in the
Community Survey indicates that 79.9% number of households using each mode
of Muskegon workers drive alone to of transportation over time, even when
work, followed by 13.5% who carpool, the number of households is quite
and 2.8% who work remotely in 2020 small.
(see Figure 16). On the y-axis, Figure
16 shows the number of households
Figure 16: Most common commute types
in Muskegon, MI
Source: DataUSA, Census Bureau ACS 5-year
Estimate, 2021
10k
1k
100
10
2013 2014 2015 2016 2017 2018 2019 2020
Bicycle Carpooled Drove Alone Motorcycle Other

Figure 17: Muskegon Area Transit System Routes
Public Transit Taxi Walked Worked Remotely Source: Muskegon Area Transit System (MATS)

Figure 19: Percentage of Households with their Average Commute Time in Muskegon
Source: DataUSA, Census Bureau ACS 5-year Estimate, 2021
1 COMMUTE TIME: 20% 1

The bar graph in Figure 19 shows (20.4 minutes) than Muskegon county 18%
commute time versus the percentage and state of Michigan workers (21.9 and 16%
of Muskegon households. Figure 19 24.6 minutes, respectively) (see Figure
14%
illustrates that most households in 18). Figure 25 shows that the change
Muskegon commute within 24 minutes in average commute time between 12%
SHARE
or less. Furthermore, only 0.954% of 2000 and 2020 in Muskegon decreased 10%
Muskegon's workers commute over significantly in 2010, but at the county

10%
90 minutes, which is considered a level and state level it was not as
significant during this period. 8%
"super commute". With just 0.954% of
Muskegon workers making the "super 6%
commute", Muskegon workers have 4%

a very low number of workers who
2%
commute over 90 minutes. On average,
Muskegon employees commute faster 0%
<5 5-9 10 - 14 15 - 19 20 - 24 25 - 29 30 - 34 35 - 39 40 - 44 45 - 59 60 - 89 90+
Figure 18: Change in Average Commute Time

at the City, County, and State Level
Source: DataUSA, Census Bureau ACS 5-year
Estimate, 2021
25
20
Time in Minutes
15
10
0
1995 2000 2005 2010 2015 2020 2025
Muskegon, MI Muskegon County Michigan

ECONOMIC CONDITIONS Figure 20: Breakdown of Innovation Index for Muskegon County
Source: StatsAmerica, 2022
INNOVATION AND
1 ENTREPRENEURSHIP Innovation Inputs 1
Human Capital and Knowledge Creation Index 126.6 (rank: 999)
Explore the population and labor force's ability to innovate.
E
NTREPRENEURSHIP and innovation
play a crucial role in economic INNOVATION INPUTS Business Dynamics Index
development. Several factors have Gauge the region's competitiveness by looking at entry and exit 134.3 (rank: 704)
1. Human Capital and Knowledge
been identified as being particularly of individual firms
Creation
important for increasing economic
Educational attainment, patents, STEM Business Profile Index
growth, or inputs: education attainment;
young-adult population growth; high-
occupations, etc. Assess local business conditions and resources available to 90.7 (rank: 570)
2. Business Dynamics entrepreneurs.
tech employment growth; and the
Establishment formation, expansions/
number of small businesses (CUPPAD, Innovation Outputs
contractions, births/deaths, etc.
2021).
3. Business Profile: Employment and Productivity Index 130.4 (rank: 880)
The Innovation Intelligence Index Venture capital, foreign direct Measure economic improvement and the direct outcomes of innovation.
(II3) from StatsAmerica provides investment, proprietorship, etc.

regional data on innovation and Economic Well-Being Index
entrepreneurship. The II3 provides data INNOVATION OUTPUTS Evaluate economic well-being and standard of living for residents. 122.4 (rank: 2,097)
and tools to help understand a region’s
strengths, weaknesses, and potential 1. Employment and Productivity
(Tagliafierro, 2022). Industry performance, gross domestic
product, etc. As StatsAmerica provides regional Compared to other Innovation Input
data at the county level, this report indexes, Muskegon County has a lower
According to Tagliafierro (2022), the 2. Economic Well-Being
calculates the investment index for Business Profile Index, suggesting
headline index is calculated based on Income, poverty, unemployment,
Muskegon County. Muskegon County’s moderate resources are available
five core indices that cover innovation migration, etc.
Innovation Index was calculated using to entrepreneurs and businesses.
inputs and outputs, each of which
StatsAmerica’s latest information, and Furthermore, in terms of Innovation
is equally weighted. The indices are
a detailed summary is shown in Figure Output Indexes, the county has a
broken down and explained briefly
20. The overall innovation index of moderate Economic Well-Being Index,
below:
Muskegon County is 120.9, which is showing the county's standard of living
higher than other Michigan counties is moderate. This index is calculated
(see Figure 21). It is evident from the by measuring residential internet
results that Muskegon County has a connectivity and household income,
moderate relative innovation capacity. indicating that Broadband Adoption
Barriers and Per Capita Personal Income
Growth are major challenges the county
faces.

Figure 21: A Comparative Map of Headline Innovation Index in U.S. Counties
Source: StatsAmerica, 2022 ECONOMIC CONDITIONS
1 LOCATION QUOTIENTS
1
Urban economists measure high location quotients -- above 1.0 or
agglomeration economies using so -- usually specialize in an industry,
two primary measures, according implying the presence of localization
to McMillen (2005). The first is the economies.
location quotient, which measures
how concentrated an industry is within As part of this analysis, we have used
specific cities or regions. This method is LQs at the sector level to compare the
useful when identifying industries that industrial composition in Muskegon,
may have localization economies. Muskegon County, and the State of
Michigan. Additionally, 5-year estimates
The second approach involves direct from the American Community Survey
estimations of production functions (ACS) for 2020 are used to cross-
to identify firms in an industry with reference and provide statistical
internal economies of scale, localization information regarding the change in
economies, or urbanization economies. Muskegon's industries and occupations
In comparison to the location quotient since 2013. Including a breakdown of
approach, the production function the primary industries and the share of
approach is more direct and insightful, primary jobs held by residents.
but it is also more data intensive.
Business and industry diversity forms
Data on employment by industry is the foundation of regional economies.
typically used to construct location In order to determine a region’s
quotients. By using the formula shown competitiveness and highlight potential
at the bottom of the page, we can opportunities, the economy’s make-
“
calculate the location quotient for up can be compared to similar regions
industry in an urban area. and national averages. Furthermore,
investing in the infrastructure and
What is the calculus of innovation? The calculus of innovation A city’s location quotient, for example, workforce that support the industries
is really quite simple: Knowledge drives innovation, innovation
drives productivity, productivity drives economic growth.
“ is 2.5 if 25% of its jobs are devoted to
an industry i, compared with 10% for
the entire nation. City locations with
already present in the region will
promote growth and job creation
(CUPPAD, 2021).
− William Brody
[ ]
1 1
Moreover, the highest-paying industries 22). Conversely, occupations in Sales
The location quotients for different with 0 LQ) to 2.33, suggesting that the
were Finance & Insurance, and Real and Offices have declined significantly
industries in Muskegon, Muskegon economy is not particularly diverse.
Estate & Rental & Leasing ($74,688), since 2013.
County, and the state of Michigan are Manufacturing appears to be the most
Public Administration ($47,417), and
shown in Table 4 using ESRI data. prevalent industry where localization
Manufacturing ($36,377). In 2020, the most common occupations
Table 1 shows that each of the three economies are prevalent.
areas has significant specialization in Muskegon were Production
Based on the American Community Occupations (2,438 people), Sales &
in manufacturing. Michigan's second According to the American Community
Survey Data 5-year estimate, Figure Related Occupations (1,205 people),
dominant industry is health care and Survey 5-year estimates in 2020,
22 shows the change in the number and Office & Administrative Support
social assistance, but Muskegon stands Manufacturing (3,092 people), Health
of people in four main occupational Occupations (1,165 people) (see Table
out in accommodation and food services. Care & Social Assistance (2,764 people),
groups since 2013 in Muskegon. 6).
Muskegon's location quotients are and Retail Trade (1,765 people) were the
Since 2013, Management, Business,
skewed on both ends, ranging from 0.21 most common employment sectors in
Science, and Arts Occupations, as well
(excluding industries Muskegon (see Table 5).
as Transportation, Production, and
Material Moving Occupations have
experienced steady growth (see Figure Table 5: Breakdown of the Primary Indus-
tries in Muskegon, MI
Table 4: Location Quotients at the city, Source: DataUSA, Census Bureau ACS
county, and state level
5-year Estimate, 2021
Source: ESRI, 2022
Location Quotient Industry Share (%)

Industry
Muskegon Muskegon Manufacturing 22.5%
Michigan
City County
Agriculture/Forestry/Fishing 0.42 0.67 0.83 Health Care & Social Assistance 20.1%
Mining/Quarrying/Oil & Gas 0.00 0.00 0.25 Retail Trade 12.8%
Construction 0.96 0.89 0.83
Accommodation & Food Services 8.7%
Manufacturing 2.33 2.65 1.86
Wholesale Trade 0.40 0.76 0.96 Educational Services 5.8%
Retail Trade 1.06 1.04 0.96
Administrative & Support & Waste Management Services 5.6%
Transportation/Warehousing 0.42 0.55 0.76
Utilities 0.25 0.62 1.00 Other Services, Except Public Administration 4.6%
Information 0.53 0.32 0.63 Construction 3.8%
Finance/Insurance 0.21 0.42 0.85
Real Estate/Rental/Leasing 0.30 0.70 0.80 Public Administration 3.3%
Professional/Scientific/Tech 0.35 0.41 0.76 Transportation & Warehousing 2.7%
Management of Companies 0.00 1.00 1.00
Finance & Insurance 2.2%
Admin/Support/Waste Management 1.18 0.95 0.89
Educational Services 0.73 0.82 0.94 Professional, Scientific, & Technical Services 2.0%
Health Care/Social Assistance 1.32 1.05 1.07
Real Estate & Rental & Leasing 1.6%
Arts/Entertainment/Recreation 0.89 0.72 0.89
Accommodation/Food Services 1.51 1.08 1.06 Arts, Entertainment, & Recreation 1.4%

Figure 22: Occupations Groups Growth Over Time in Muskegon, MI
Source: Bureau of Labor Statistics, 2021 ECONOMIC CONDITIONS
1 SHIFT-SHARE ANALYSIS
1
S
HIFT-SHARE represents an As Ziuznys (2021) points out, shift-share
industry’s competitiveness analysis does not tell us why those
and employment growth in a particular industries are competitive.
particular region. Using shift share, Nonetheless, based on national trends,
we can determine how much regional it only shows the industry growth rate.
job growth is due to national trends
and how much is due to region- The Michigan Regional Economic
specific factors. Using shift shares, Analysis Project (REAP) online report
we can answer the question: “Why was used to analyze Muskegon County’s
is employment growing or declining shift-share for the 5-year period from
in this regional industry, cluster, or 2016 to 2021. As shown in Figure 23,
occupation?” (EMSI, 2007, p.1). between 2016 and 2021 Muskegon
County’s employment declined from
Table 6: Share of Primary Jobs held by Residents of Muskegon, MI In shift share analysis, regional 79,882 to 78,476, a net loss of 1,406
Source: DataUSA, Census Bureau ACS 5-year Estimate, 2021 job growth is divided into three jobs, amounting to drop of -1.76%.
components: the national change
Industry Share (%)
effect, the industrial mix effect, and the Comparing the employment growth
Production Occupations 17.73% regional competitiveness effect. The index to better understand Muskegon
Sales & Related Occupations 8.76% national growth effect explains how County’s economic performance,
much growth in the regional industry Muskegon County and U.S. employment
Office & Administrative Support Occupations 8.47% is influenced by national economic in 2016 are expressed as 100, and prior
Food Preparation & Serving Related Occupations 8.46% growth. and subsequent years’ employment
Healthcare Support Occupations 7.31% expressed as a percentage of 2016.
Furthermore, the industrial mix
Management Occupations 6.97% effect identifies which industries This allows direct comparison of their
Building & Grounds Cleaning & Maintenance Occupations 5.18% outperformed the national economy growth and change patterns (See Figure
on average and which lagged behind. 24). Figure 24 shows that Muskegon
Education Instruction, & Library Occupations 4.25%
Finally, the regional competitiveness County did well until late 2018, when
Community & Social Service Occupations 3.34% effect is the most important of the three its employment growth index dropped
Transportation Occupations 3.26% indicators, as it explains how much of significantly compared to the national
the change in an industry is caused by degrowth rate.
Construction & Extraction Occupations 3.08%
some unique competitive advantage
Business & Financial Operations Occupations 3.00% that the region possesses, since national
Personal Care & Service Occupations 2.53% trends in that industry or the economy
as a whole cannot explain the growth
Health Technologists & Technicians 2.14% (EMSI, 2007).

Figure 23: Muskegon County Employment, 2015-2020
Source: Michigan REAProject.org, 2021 Additionally, Figure 25 shows that in • The Regional Shift component
1 1
late 2018, the region’s actual growth (-3.94%) is portrayed by the red
rate was lagging behind the national dashed line.
rate by around 2%. Since then, however,
During 2016-2021, Muskegon County's
the actual growth rate has dropped
employment growth of -1.76% lagged
significantly from around 2% to -1.76%.
behind the national growth of 3.99% by
This represents a drop of almost 4%.
-5.75%. This difference was explained
by an industry mix that had a slower
As shown in Figure 26, the dark blue line
growth rate, along with the fact that
represents Muskegon County’s actual
many local industries underperformed
growth of -1.76%, which comprises
their national counterparts.
three components:
• The National Growth component

(3.99%) depicted by the green line.
• The Industry Mix component (-1.81%)

shown by the orange dashed line.
Figure 25: A Graphical Summary of Shift-Share Analysis Results Muskegon County Employ-
ment Change Over 2016-2021
Figure 24: Employment Growth Index in Muskegon County and United States, 2015=100% Source: Michigan REAProject.org, 2021
Source: Michigan REAProject.org, 2021

1
COVID-19 is likely to have exerted a Despite lagging behind the national
significant influence on employment growth rate during the 2014-2019
growth rates at both the local and period, Muskegon County experienced
national levels. COVID-19 has affected growth since 2016 and had a 0.63%
communities worldwide in numerous employment growth rate. Further,
ways, and Muskegon County is no the region had an industry mix rate
exception. It is therefore prudent to of -1.01%, and a regional shift rate of
calculate the results from 2014 to -6.64% percent.
2019 to get a better understanding of
Muskegon County’s industries before Comparing the Shift-Share Analysis
COVID-19. Results for Muskegon County between
both periods, we find that it had a
The graphical Summary of Shift-Share negative rate for regional shift in both
Analysis Results for Muskegon County periods.
Employment Change Over 2014-2019
has been shown in Figure 26.
2
Figure 26: A Graphical Summary of Shift-Share Analysis Results Muskegon County Employ-
ment Change Over 2014-2019
Source: Michigan REAProject.org, 2021
MARKET
50 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN
ANALYSIS
MARKET ANALYSIS MARKET ANALYSIS
2 INTRODUCTION BUSINESS MAKEUP

2
Data for the market analysis of the insight into current business conditions To provide a general background on the Forestry, Fishing & Hunting are two
city of Muskegon and immediate across numerous municipalities. More market conditions of the areas within sectors not at all present within the
surrounding regions was gathered from precisely, the 1-mile buffer zone borders the buffer zones, a table summarizing 1-mile buffer zone.
ESRI Business Analyst Online (BAO). W Laketon Ave. to the south and businesses and employees by industry
The data was used to help determine extends past Shoreline Dr. to the north group can be viewed below. Table 7 For employment, the most dominant
prominent industries in the City of and contains the bulk of downtown shows the businesses and employees industry group in the 1-mile radius
Muskegon and adjacent areas. The Muskegon.
ArcGIS Business Analyst by industry group, with the highest is Health Care & Social Assistance,
areas of focus for the analysis were percentage makeup within each radius which comprises over a quarter of
Business Analyst Home Maps Reports Autosave USA (Esri 2021) Help
delineated by 1, 3 and 5-mile radii buffer The 3- and 5- mile buffer zones highlighted in green. the employment share in the area
alysis -1-3-5 zonesAddout
Data from the city
Create of
MapsMuskegon,
Define Areas encompass
Run Analysis neighboring communities
Share Results Enter an address or location with 1,095 employed in this sector.
encompassing the Pine Street Business like Muskegon Heights and extend BUSINESS AND EMPLOYEE MAKEUP This is also consistent with numerous
District which is located within the to parts of Norton Shores. Figure 27 WITHIN 1-MILE RADIUS healthcare facilities in the vicinity,
1-mile radius. Radii of 1-, 3- and 5-mile displays the three buffer zones used including the local health department.
buffer zones were selected to provide within this analysis. The 1-mile buffer zone within the City
of Muskegon has the fewest number of The next two largest industry groups
Figure 27: Map of 1-, 3-, and 5-mile buffer zones around Muskegon employees, 8,104 compared to those of here are Public Administration with 977
Source: Esri BAO the 3- and 5-mile radii. The difference in employees (12.1%) and Professional,
the quantity of employees here is clearly Scientific, and Tech Services with
due to the size of the land area, but may 864 employees (10.7%). Again, the
also be somewhat due to the vacant prominence of public administration
lots within the 1-mile radius. Some of can be attributed to the presence of
the more prominent industries within numerous local governments and
the 1-mile buffer zone include Public other municipal buildings in the area.
Administration (14.1%), Healthcare The higher employment share held
& Social Assistance (11.4%), and to by Professional, Scientific and Tech
a lesser degree, Retail Trade (7.8%). Services could be due to the presence
The prominence of these industries is of some office spaces in the downtown
consistent with the type of buildings and surrounding regions within the
1 mile present within the 1-mile radius, which 1-mile buffer zone.
include numerous local government
and other municipal buildings, as well
3 miles
as some healthcare facilities and local
businesses.
5 miles
Beyond these, all remaining industries

hold smaller shares of less than six
percent. Utilities and Agriculture,
BAO/index.html# 1/1
52 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN MARKET ANALYSIS 53
Table 7: An overview of Businesses and Employees in the 1-, 3-, and 5-mile radii from Muskegon
Source: Esri BAO
2 2
BUSINESS AND EMPLOYEE MAKEUP BUSINESS AND EMPLOYEE MAKEUP
0.1
0.0
0.0
3.4
12.2
3.1
12.8
1.3
0.8
2.3
1.9
4.0
0.0
1.1
7.5
27.5
1.4
7.3
6.4
6.0
0.6
100
Businesses Employees Businesses Employees Businesses Employees
%
26 WITHIN 3-MILE RADIUS WITHIN 5-MILE RADIUS
7
23
1669
6035
1532
6302
664
407
1159
937
1993
24
547
3706
13588
690
3625
3167
2967
286
49356
5 Mile Radius
Within the 3-mile radius around the City The 5-mile radius out from the center
of Muskegon, the dominant businesses of the City of Muskegon has both Retail
0.2
0.1
0.1
4.9
5.6
2.8
14.8
1.5
1.6
5.3
4.4
7.4
0.1
2.7
2.9
12.0
2.5
6.6
13.9
5.6
5.0
100
include Retail Trade (14.2%) and, once Trade (14.8%) and Health Care and
%
again, Health Care & Social Assistance Social Assistance (12%) as the dominant
6
2
2
169
190
97
505
51
54
180
152
253
4
93
100
410
87
227
477
192
170
3423
(12.3%). The increased prominence of industries of the area. Other Services
#
Retail Trade for the 3-mile buffer zone (Except Public Administration) also
0.0
0.0
0.0
3.1
12.7
2.8
9.9
1.8
0.7
2.3
2.0
4.9
0.1
1.2
7.1
29.7
1.4
7.1
6.2
6.6
0.7
100
could be due to the greater number makes up a sizable portion of the share
%
of local and chain retail stores in the of businesses in the area at nearly
3 Mile Radius
6
7
14
1012
4225
919
3281
601
225
771
652
1623
19
399
2316
9848
465
2342
2045
2174
236
100 33178
area. The continued dominance of 14%. The return of both Retail Trade
#
Health Care and Social Assistance can and Health Care & Social Assistance is
be attributed mainly to the presence of due to the greater presence of small,
0.0
0.1
0.0
3.9
5.7
2.7
14.2
1.6
1.6
5.2
4.4
7.9
0.1
2.8
2.8
12.3
2.4
6.6
13.8
6.9
4.8
%
the Trinity Muskegon Hospital and other independent stores as well as chain
1
2
1
88
128
61
319
37
35
117
99
178
3
64
63
277
54
149
311
155
108
2249
healthcare facilities as well as additional retail stores in the regions farther out
#
zoning for medical care. from the City of Muskegon. Additional

healthcare facilities in this region also
0.0
0.0
0.0
2.1
5.7
1.3
4.7
3.6
0.8
4.2
1.6
10.7
0.0
1.1
4.3
25.9
2.5
7.9
9.2
12.1
2.4
100
%
Employment share in the 3-mile radius contribute to the prominence of Health

1 Mile Radius
shows Health Care & Social Assistance Care & Social Assistance in the 5-mile
0
2
0
173
460
105
378
295
61
340
126
864
2
93
352
2095
199
639
749
977
193
8104
#
at the top again, counting for nearly radius.

thirty percent of the employment
0.0
0.2
0.0
3.3
3.8
1.7
7.8
1.7
1.3
6.1
3.3
13.0
0.2
2.2
1.6
11.4
2.8
6.7
11.7
14.1
7.0
100
%
share with 9848 employees. The next The employment share in this area
industry sector with the highest share of reflects a similar picture, with Retail
0
1
0
21
24
11
50
11
8
39
21
83
1
14
10
73
18
43
75
90
45
639
#
employment is Manufacturing with 4225 Trade (12.8%) and Health Care & Social
employees (12.7%). The high notability Assistance (27.5%) once again at the top.
Administrative & Support & Waste Management
of Manufacturing in this region is With nearly 50,000 employees across

Other Services (Except Public Administration)
Management of Companies and Enterprises
supported by the broadened variety the various industries in the 5-mile

Professional, Scientific, and Tech Services
of zoning types in the area, which radius, Health Care & Social Assistance
Agriculture, Forestry, Fishing & Hunting
now include general business, light employs around 13,588, holding over
industrial and general industrial. This a quarter of the employment share in
Arts, Entertainment & Recreation
Accommodation & Food Services
Health Care & Social Assistance
Real Estate, Rental and Leasing
Transportation & Warehousing
Manufacturing footprint is also reflected the area and is clearly a major industry
Industries by NAISCS Code
Unclassified Establishments
within the 3-mile buffer zone through sector in the Muskegon region as a
the existence of parts supply businesses whole. For Retail Trade, the notable
& Remediation Services
Public Administration
and similar types of stores. portion of employment under this

Educational Services
Finance & Insurance
industry group could be attributed to

Wholesale Trade
Manufacturing
the increased variety of retail stores in

Construction
Retail Trade
Information
the general business zones outside the

City of Muskegon.
Utilities
Mining
Total

MARKET ANALYSIS
2 2
Table 8: SPI of Good/Services within the 1-, 3-, and 5-Mile Buffer Zones from the City of
RETAIL MARKET Muskegon
Source: Esri BAO
1-Mile Radius 3-Mile Radius 5-Mile Radius

Goods and Services
Data on retail market potential and Table 8 shows the SPI of goods and SPI SPI SPI
expenditure was gathered from Esri services within the 1-, 3-, and 5-mile Transportation 36 57 69
Business Analyst for a 1-mile, 3-mile buffer zones. The top three categories Household Furnishings and Equipment 34 54 65
and 5-mile radius around Muskegon of goods and services with the Household Operations 33 53 65
and the surrounding areas to present highest SPI values for each radius are
Home 28 50 63
a comprehensive review of the current highlighted in pink.
and potential market of the focus area. Food 35 56 66
This section provides an overview of the Health 36 60 74
goods and services used by consumers Travel 31 49 60
within the set buffer zones as this will Entertainment & Recreation 33 55 67
enable consumption habits and retail
Financial 33 55 67
market potential to be identified.
Insurance 36 60 74
The Spending Potential Index (SPI), Apparel and Services 36 60 74
also obtained from ESRI BA, compares Computer 34 55 65
local consumption levels to the national
average. Using this comparison will
show the local amount spent on a good
or service versus the national average
of 100. An SPI below 100 would indicate
that, locally, spending is below or near
the national average of 100. Conversely,
an SPI greater than 100 would indicate
that local spending on a specific good
or service is above the national average
and would also suggest that it has
robust sales locally.

MARKET ANALYSIS
2 LEAKAGE & SURPLUS

2
SPI OF 3-MILE RADIUS The SPIs of the 5-mile buffer zone reflect
the same three top business segments
For the SPIs of goods and services within with the highest SPI compared to that
the 1-mile radius, the analysis found of the 3-mile radius, but now each
To help contextualize supply and absence of local consumer demand for
that no category of goods or services category has a higher SPI value. Health,
demand elements of industrial sectors a specific good or service. Lastly, if a
is above the national average. In fact, Insurance and Transportation remaining
within the City of Muskegon and business type has a value of 0 or close
most have SPI’s well below the national as the top business categories for the
surrounding areas, data from Esri BAO to 0, this indicates a balance between
average of 100 which could be explained region is likely due to the continued
was gathered on leakage and surplus supply and demand of that good or
by the overall lower prevalence of retail presence of these industries in the areas
factors. For an explanation of these service in the local vicinity.
businesses in the area within the 1-mile surrounding Muskegon. The business
terms, if a certain business segment
radius. The low SPI values in the 1-mile segments within the 5-mile radius
is in surplus, there is an abundance of
radius could also be attributed to a few reflect higher SPI values overall as well.
those type of businesses in the area
vacant lots in the immediate downtown However, still none are above one
and they are drawing consumers in. If
vicinity of Muskegon and numerous hundred indicating that local spending
there is a leakage, this indicates a lack
local government buildings rather than in these business categories is around
of businesses from that category and
businesses. or below the national average.
local consumers must travel farther out
to acquire goods and services.
SPI OF 2-MILE RADIUS
For this section of the analysis, the

The SPIs of goods and services within
same 1-, 3-, and 5-mile buffer zones
the 3-mile radius buffer makes evident
were compared to find leakage and
that each retail market category has
surplus factors at both the local and
a higher SPI than those from the
regional levels. Having this information
1-mile radius, however all business
is crucial in determining which industrial
segments remain below the national
sectors can successfully sell their goods
average of 100. The three business
and services to a larger market area
categories with the highest SPI are
and which business types could be
Health, Insurance and Transportation
introduced or expanded to meet the
which is consistent with the more
demand for products and services in
commercial, industrial and medical
the area.
zoning of the region within the 3-mile
radius. Additionally, though the SPI of
To explain the values, leakage and
the assessed business categories are all
surplus factors are measured on a scale
below the national average of 100, the
from -100 to 100, with the max leakage
higher values compared to those from
value being 100, and the max for
the 1-mile radius convey that locally,
surplus being -100. A full leakage (100)
these industries could be around or at
indicates an absence of the specific
least closer to the national average in
business type in the local market
spending.
while a full surplus (-100) signifies the
SPI OF 5-MILE RADIUS

2 2
LEAKAGE & SURPLUS OF 1-MILE RADIUS local consumers must travel farther out LEAKAGE & SURPLUS OF 3-MILE RADIUS but none of the leakage values among
to purchase goods and services from these business types are close to 100 (a
Leakage and surplus factors in the 1-mile these business types. These values for
In the 3-mile buffer zone the leakage complete leakage). A small number of
radius show no industry groups with leakage and surplus factors in the 1-mile
a complete surplus as seen in Figure radius could be attributed to a few and surplus factors reflect more of a business types such as Motor Vehicle
33, and just one, Nonstore Retailers vacant/ underdeveloped parcels noted moderate spread for both factor types & Parts Dealers and Furniture and
with a complete leakage. Nonstore previously, as well as the prominence across various industry groups, with Home Furnishing Stores are closer to 0,
Retailers is a retail subcategory that of other business categories within the no business type reaching either a indicating that they are relatively near a
includes industry groups such electronic 1-mile buffer zone such as health and complete leakage or a complete surplus balance with local supply and demand.
shopping, vending machine operators, furniture. Considering surplus factors, as seen in Figure 29. Industries like
direct selling establishments, and most the industry groups with the highest
Health & Personal Care Stores, Gasoline `
types of non-brick-and-mortar stores. surplus values include Furniture & Home
The remaining business types tilt either Furnishing Stores, Health & Personal Stations, and Food & Beverage Stores
partially towards a leakage or a surplus. Care Stores, and Food Services & have higher surplus values than other
However, a few other industry groups Drinking Places. However, none of the industry groups, but none are close to a
are closer to a complete leakage, such as surplus values of these business types complete surplus. The industry groups
General Merchandise Stores, Sporting, are close to -100, signifying a somewhat with the highest leakage values include
Goods, Hobby, Book, and Music Stores, smaller surplus for each industry group. Clothing and Clothing Accessories
and (to a lesser extent) Electronics &
Stores, Nonstore Retailers, and Sporting Figure 29: Leakage and Surplus Factor by
Appliance Stores. This indicates that Figure 28: Leakage and Surplus Factor by Goods, Hobby, Book, and Music Stores, Industry Group for 3-mile buffer
Industry Group for 1-mile buffer Source: Esri BAO
Source: Esri BAO
Motor Vehicle & Parts Dealers -1.2
Motor Vehicle & Parts Dealers -26.4
Furniture & Home Furnishings Stores -2.1
Furniture & Home Furnishings Stores -37.5
Electronics & Appliance Stores 20.1
Electronics & Appliance Stores 50.9
Bldg Materials, Garden Equip. & Supply Stores -5.5
Bldg Materials, Garden Equip. & Supply Stores -2.1
Food & Beverage Stores -26.4
Food & Beverage Stores 16
Health & Personal Care Stores -46.4
Health & Personal Care Stores -39.2
Gasoline Stations -35.6
Gasoline Stations -24
Clothing and Clothing Accessories Stores

Clothing and Clothing Accessories Stores 37.8
37.7
Sporting Goods, Hobby, Book, and Music Stores Sporting Goods, Hobby, Book, and Music Stores 21.4
77.1
General Merchandise Stores 68.2 General Merchandise Stores 19.4
Miscellaneous Store Retailers -28.1 Miscellaneous Store Retailers -18.9
Nonstore Retailers 100 Nonstore Retailers 26.4
Food Services & Drinking Places -31.1 Food Services & Drinking Places -23.2
-100 -50 0 50 100 -100 -50 0 50 100

MARKET ANALYSIS
2 SUMMARY
2
LEAKAGE & SURPLUS OF 5-MILE RADIUS
From the leakage and surplus factors The remaining industry groups show
of industry groups in the 5-mile radius, moderate to rather low surplus values,
there exists a range of both leakage and
surplus values. For leakage factors, only
with none being close to either a full
surplus (-100) or a balance between M arket analysis of Muskegon and the
surrounding regions yield several
insights into the focus areas' business
Clothing and Clothing Accessories Stores local supply and demand (0).
and Nonstore Retailers show leakage and market conditions. Below is a list
of valuable insights from the market
values over 50, indicating that these
analysis.
business types are relatively closer to
a full leakage (100) compared to other
groups. This is shown in Figure 30. ·analysis
The various sections of the market
make evident that healthcare is
a prominent industry in Muskegon and
its surrounding areas, with numerous
healthcare facilities and hospitals in the
area. The surplus values for Health and
Figure 30: Leakage and Surplus Factor by Personal Care Stores reflect a surplus
Industry Group for 3-mile buffer of this industry which means there
Source: Esri BAO is adequate supply in the healthcare
sector.
Motor Vehicle & Parts Dealers 13.8
Furniture & Home Furnishings Stores -18.5 ·add/expand

For new possible business types to
in the region, both Clothing
Electronics & Appliance Stores 8.9 and Hobby/Book/Music stores could be
fruitful considerations as substantial
Bldg Materials, Garden Equip. & Supply Stores 10 leakage values exist for both these
Food & Beverage Stores -29.6 business types. This indicates a higher
level of local demand for them that
Health & Personal Care Stores -21.4 supply does not currently meet.
Gasoline Stations -21.6
·(downtown
Within the 1- and 3- mile radii
Muskegon and the majority
Clothing and Clothing Accessories Stores 53.2
of the city of Muskegon), the high
Sporting Goods, Hobby, Book, and Music Stores 32.9 leakage values for General Merchandise
Stores suggest that more businesses
General Merchandise Stores -28.2
of this type could be added as there
Miscellaneous Store Retailers -5.4 is substantial demand for General
Merchandise Stores in these areas.
Nonstore Retailers 52.7
Food Services & Drinking Places -16
-100 -50 0 50 100

COMMUNITY OUTREACH Figure 31: Pine Street Business District Strengths (Group and Individual Surveys)
2 2
Source: By Practicum Team from Charette Meeting on Feb 8, 2023
CHARETTE
C
harette (or charrette) is a here encompasses inputs from both
collaborative, intensive design the group surveys conducted during the
process that brings together various charette, as well as individual surveys. A
stakeholders, such as architects, urban total of 25 individual surveys and 5 group
designers, planners, engineers, and surveys were recorded.
community members, to develop and
refine a design solution for a specific The first survey question asked
project or issue. The goal of a charette participants to identify the strengths of
is to generate innovative ideas and the Pine Street Business District and what
solutions through a collaborative process, they were proud of. Many responses
with the aim of producing a cohesive and were categorized into related themes, as
comprehensive design proposal. depicted in Figure 31, which provides a
graphical representation of these main
During a charette, participants work categories based on the comments
together in small groups to brainstorm, received from the surveys.
sketch, and refine ideas, with the goal of
developing a final design proposal. The The results revealed a significant
process is typically time-limited, with level of community pride in the Pine
a clear schedule and deadlines, and is Street Business District and its existing
often facilitated by a professional design businesses. The district was perceived
Figure 32: Pine Street Business District Weaknesses (Group and Individual Surveys)
facilitator. Community engagement is as accessible, well-connected to other
often a critical component of a charette, locations, and experiencing growth, which
as it provides an opportunity for was seen as a positive sign for an area
community members to provide input with considerable potential. Additionally,
and feedback on the design process. there was a strong desire among citizens
to preserve the district's history, including
The team successfully facilitated a the remaining architecture, and maintain
community charette in Muskegon to its unique sense of place.
gather feedback from stakeholders in the
Pine Street Business District. The primary The second survey question asked
objective of this charette was to engage participants to identify the weaknesses
business owners and the community in of the Pine Street Business District and
sharing their vision and recommendations what they did not like. Similar to the
for the district. first question, responses fell under
overlapping categories. The findings
The community was organized into illustrated in Figure 32 highlight the
groups to brainstorm and provide weaknesses identified by the community
responses to the survey questions that in relation to the Pine Street Business
were prepared by the Practicum team. District.
The summary of responses presented

Figure 33: Pine Street Business District Future Demands
2 2
The main improvement area for the The last question of the survey was “Do
Pine Street Business District is parking, you have a proposed name that you
including a problem with unpaved would like your district to be called?” It
lots and a shortage of places to park was an open-ended question that will be
near businesses. Vacancies are also used to form the word bank of names for
a consistent weakness. This includes the community to vote on. Many names
underused spaces, including parking were suggested, but the top responses
lots, buildings, and other lots that might included Pine Street Business District and
have once had a building but now do Bill Gill Way.
not. Lighting and feelings of isolation are
included in the weaknesses identified.
Wayfinding with the city to connect Pine
Street to the rest of the downtown is vital
to boosting the growth of the Pine Street
Business District.
The third question of the survey was

“What would you like to change in the
corridor in the next 5 years?” Similar
to the previous questions, many of the Figure 34: Photos from Charette
answers fell under similar codes, or
categories. Figure 33 is a graph of the
main categories from these comments on
the surveys.
Figure 33 identifies the top response

categories to this quesion. The main area
the stakeholders identified that they want
for the future of the Pine Street Business
District is to add additional businesses
to the area, including attractions and
restaurants. The next few categories
include adding more lighting and
greenspace.

COMMUNITY OUTREACH
2 CHARETTE SUMMARY
After the team led a community
charette in Muskegon, it was clear
to the team that there is already a
significant amount of community pride
in the Pine Street Business District. The
stakeholders of Pine Street identified
the main strength being the potential of
the corridor. The corridor is historical,
accessible, connected to other locations,
and growing, which is a positive for an
area with such potential.
3
The main improvement area identified
for the Pine Street Business District
was to fix the issues of parking and
vacancies.
The Pine Street District faces several

challenges, such as unpaved lots,
insufficient parking near businesses,
and numerous underutilized spaces.
In addition, inadequate lighting and
feelings of isolation contribute to a
negative perception of the corridor. It
is crucial to collaborate with the city
to implement effective wayfinding
solutions that connect Pine Street
with the rest of downtown, ultimately
promoting the district's growth. The
stakeholders aim to enhance the
EXISTING
area by introducing more businesses,
improving lighting, and incorporating
greenspaces.

CONDITIONS
EXISTING CONDITIONS
3 LAND USE
3
Figure 36: Pine Street Business District's Major Land Uses
Source: By Practicum Team Using Regrid Website
For interventions intended to improve acres (6.5%). The Pine Street Business
streetscapes and new uses proposed District's major land uses are depicted
for vacant lands along the corridor, it is separately in Figure 36, along with their
crucial to understand and consider the respective areas. Moreover, Appendix A
urban fabric and urban uses. Based on contains a detailed inventory of existing
the current land use map for Pine Street uses along Pine Street Business District.
Business District shown in Figure 35, the
district consists largely of commercial, From Figure 36, it is evident that
some vacant land, and a small amount parking lots are a dominant feature
within the Pine Street Business District.
of residential space.
The majority of these parking areas
are privately owned, with the largest
A total of 21 acres (72%) of the corridor lot belonging to the County jail.
is used for commercial purposes, Additionally, parallel parking is available
followed by government/institutional as an on-street parking option.
Residential Commercial
purposes occupying 3.65 acres (12%),
Project Boundry Project Boundry
and residential uses occupying 1.9 Figure 35: Land Use Map
Source: By Practicum Team using Regrid
Website
Shoreline Dr
Pi
ne
St
re
et
Parking Historical
County Jail
Project Boundry
Residential E Apple Ave Project Boundry
Commercial
Historic
County Jail
Project Boundry
70 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN EXISTING CONDITIONS 71

EXISTING CONDITIONS
SECTION
Figure 37:2005 CONTEXT AREAS AND USE
3 ZONING
3
Zoning Code Map
Source: City of Muskegon Form-Based Code
2005.02 CONTEXT AREA MAP (continued)

This Map contains Context Areas for the Muskegon Form Based Code
Muskegon’s Land Use Plan was adopted According to the Muskegon form-based
in 1997 and is currently in the process code (2015), these goals were already
of being updated. The master plan established in earlier planning efforts MSW
includes a comprehensive Master such as the Imagine Muskegon Plan of
Land Use Plan document, a focused 2003, the Downtown and Lakeshore
Downtown/Lakeshore Redevelopment Redevelopment Plan of 2008, and the MSW
Plan, and an extensive geographical Muskegon Parking Strategy of 2015.
information system. Muskegon A Downtown form-based code and a
MSW
has ordinances governing land use Lakeside form-based code are currently
decisions, a standard zoning ordinance, in place in the city. NC NC
and a form-based code that does not MS NC
NC
apply to the entire city. The Pine Street Business District, which
is the focus of our study, is located in MS NC MS
MS
The city’s current zoning ordinance Downtown Muskegon and regulated by DT MS NC
was adopted in 1987 and has had the Downtown form-based code. This MS
MS
!
DT
!
MS
!
!
MAP CONTINUED ON NEXT PAGE

numerous revisions since. On May 26, District lies within both the Mainstreet NC
!
DT MS
NC
!
!
!
!
MS
!
2015, Muskegon adopted form-based and Neighborhood Core contexts as
!
DT !
S NC
!
code as an alternative method of per the Downtown form-based code, DT NC MS

!
M
!
MS
!
S
!
regulating the built environment due as shown in Figure 37. These areas are DT DT M NC NC
to the ineffectiveness of conventional, classified as urban within the form- DT NC MS NC
S
!
NC
MS
!
DT M C NC
use-based zoning in diverse, mixed-use based code. As a result, all design and !
!
!
! N
NC
! !
urban settings. Muskegon envisions a planning suggestions proposed in NC NC

! !
DT
!
MS
UR
UR
!
UR
NC
!
UR
!
walkable, mixed-use urban center with this report are in accordance with the UR UR NC NC
various housing options, lively retail and stipulations of the Downtown form- S UR UR NC
M UR UR NC
dining scenes, a variety of services, and based code. UR UR MS
UR
MSW MS UR
employment opportunities. It envisions UR UR
goals for its downtown using the form- MS MS UR
S UR UR
based code (City of Muskegon form- M UR
UR UR MS UR
based code, 2015). S NE
M UR
NE UR UR UR
UR
NE
UR
UR UR
NE
UR
72 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN EXISTING
UR CONDITIONS 73
CONTEXT AREAS AND USE SECTION 2005 EXISTING CONDITIONS
3 AREA DESCRIPTION
3
Figure 38: Context Area Overall Characteristics
2005.03 CONTEXT AREAS OVERVIEW Source: City of Muskegon Form-Based Code
Context Areas for the Muskegon Form Based Code are summarized as follows:
MORE URBAN
MAINSTREET CONTEXT AREA NEIGHBORHOOD CORE CONTEXT

DT MS MSW DESCRIPTION AREA DESCRIPTION
DOWNTOWN MAINSTREET MAINSTREET WATERFRONT
The form-based code describes the The form-based code describes

Mainstreet (MS) context as mixed- Neighborhood Core (NC) as a varied
use buildings that promote retail and building type that can accommodate
shopping with a prominent level of retail, service, office, and residential
walkability and vibrancy. The goal is uses. These buildings will form nodes
to have street-level retail remain the of active at key intersections within
primary focus while having other uses the area. These spaces are intended to
like residential and service for example provide a transitional space between
mixed in (City of Muskegon form-based intense context areas and existing
code, 2015). Form elements used to residential neighborhoods (City of
achieve these goals include: Muskegon form-based code, 2015).
SECTION 2005 CONTEXT AREAS AND USE
This context area generally contains the
• Attached buildings following form elements:
2005.03 CONTEXT AREAS OVERVIEW (continued)
• Medium to large building footprint
DOWNTOWN DESCRIPTION MAINSTREET DESCRIPTION MS WATERFRONT DESCRIPTION
LESS URBAN
• Building at or near the Right-of-Way • Primarily attached buildings
This Context Area is characterized by This Context Area is characterized byThis 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
• Small side setbacks • Medium to large building footprint
sidewalk in order to create a street sidewalk in order to create a street characterized by mixed use buildings • Varied frontages with an emphasis • Varied front setbacks
NC
wall and promote commerce and
shopping. These buildings contain
NE
wall and promote commerce and
shopping. These buildings contain
UR
set next to the sidewalk in order to
create a street wall and promote on commercial use • Small side setbacks
NEIGHBORHOOD CORE
street level retail uses with residential NEIGHBORHOOD
primarily EDGE
street level retail uses, URBAN RESIDENTIAL
commerce and shopping. Buildings
however, residential and service usesin this district are required to have
• Varied frontages
This Context Area has a high level of
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 The Appendix B includes a detailed
promote walkability. walkability and vibrancy at the street
level.
description of these two context areas
taken from the City of Muskegon Form
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 Based Code (2015).
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
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
74a widePINE STREET BUSINESS
variety of building types that
DISTRICT | IMPROVEMENT
by a wide range of residential
PLAN
by a wide variety of residential
EXISTING CONDITIONS 75
can accommodate retail, service, building types that have a variety of buildings types that have a range
EXISTING CONDITIONS Figure 39: Pine Street Business District's Block Structure
Source: By Practicum Team using data from SketchUp
3 URBAN FABRIC
3
Urban fabric refers to a city's physical Building upon the existing land use
and spatial structure, including its analysis, the practicum team divided the
buildings, streets, open spaces, and district into three distinct sections, from
other urban elements. It is the physical a land use composition perspective.
manifestation of a city's history, As illustrated in Figure 40, Section
PI
culture, and social and economic A is composed of commercial and
NE
activities. Urban fabric analysis is a tool residential uses, Section B is mainly
ST
RE
urban planners and designers use to commercial, and Section C is primarily
TE
understand a city's spatial and physical governmental and institutional. This
characteristics. It involves examining division was based on the composition
the patterns of development, land use, of land uses within each section.
transportation, and public space in a
particular area or neighborhood. Throughout the corridor, a notable
inconsistency is observed in the facade
The Pine Street Business District composition and structure of the
stretches along the Pine Street Corridor buildings. This inconsistency is evident
and is characterized by a more uniform in the materials used, color schemes, Figure 40: Sections of the District distinguished by predominant uses
rectilinear grid which has provided a openings, and storefront signage (see Source: By Practicum Team using data from SketchUp
consistent system of streets, blocks, and Figure 41). Furthermore, along the west
parcels, except for the southern portion, segment of the corridor, overhead utility
which is slightly irregular (see Figure 39). poles and wires have created visual
clutter and pose a safety hazard during SECTION A
The west segment of the Pine Street an emergency. Comprise of Mixed Use Development
Business District, compared to the
east segment, boasts larger parcels The lack of streetscape elements B
and buildings, and fewer vacant lots.
Conversely, the east segment is marked
such as lighting, seating, and green
infrastructure in most of the corridor A
by smaller parcels and buildings, has led to pedestrian safety concerns B
and a greater number of vacant lots, and an unappealing appearance.
A
presenting potential opportunities for
future investments.
C
SECTION B
Dominated by Commercial Uses
SECTION C
Dominated by Institutional Use

EXISTING CONDITIONS
3 3
Figure 41: The photos, arranged in a top-to-bottom sequence, illustrate the following:
inconsistency in the composition of building facades, the presence of overhead utility
poles, and the lack of streetscape elements along the Pine Street Corridor
EDGE CONDITION
Source: Planning Department, City of Muskegon
Edge condition analysis is an important with a high level of walkability and

aspect of urban corridor analysis vibrancy that are safe and inviting for
and development because it helps pedestrians. However, redeveloping
to identify the unique characteristics the two large parcels in this portion
of the corridor's boundaries and its remains challenging because of the
relationship with the surrounding county's ownership of the land. To
context. It involves analyzing the area overcome this challenge and foster a
adjacent to the corridor, including vibrant civic atmosphere and prioritize
residential neighborhoods, commercial the public realm, it is essential that the
areas, transportation infrastructure, and city and county collaborate to create a
natural or cultural features. shared vision for the corridor, ensuring
mutual benefits. This plan can serve
Upon analyzing the edge conditions in as a foundational step in establishing
the Pine Street Business District, the this partnership and facilitating such
practicum team has categorized the redevelopment of parcels.
district into two sections, each exhibiting
distinct edge conditions.These two edge The second portion of the corridor, three
conditions along the corridor can be seen northern blocks, features antique shops,
in three dimensions in Figures 42 and 43. mixed-use buildings housing coworking
suites, restaurants, bars, as well as small
Figure 42 illustrates the first section parcels (see Figure 43). Taking advantage
of the corridor. These southern blocks of the existing fabric could enable this
contain large lots that are either used segment of the corridor to be developed
as parking lots or occupied by large to its full potential. Furthermore, its
structures, such as the county jail, proximity to the lake and its connection
without frontages or public activities. to downtown through W Western Ave
Its harsh pedestrian environment has at its end make this portion a perfect
prevented this portion of the corridor gateway for the corridor.
from being able to support active
street life. These parcels are a missed There are also six intersections with
opportunity for the corridor to have a different characteristics along the
vibrant public realm. There is potential Pine Street corridor. Figures 44 to 49
for these properties to be redeveloped visually depict the conditions of these
and activated with civic amenities such intersections using a combination of
as urban plazas and mixed-use buildings images and graphics.
that promote retail and shopping

Figure 42: The Southern Half of the Pine Street Corridor, based on the Edge Conditions
Source: By Practicum Team Figure 44: 1st Interserction Condition
3 3
Source: By Practicum Team using Google Maps
Figure 43: The Northern Half of the Pine Street Corridor, based on the Edge Conditions
Source: By Practicum Team

Figure 45: 2nd Interserction Condition Figure 46: 3rd Interserction Condition
3 3
Source: By Practicum Team using Google Maps Source: By Practicum Team using Google Maps

Figure 47: 4th Interserction Condition Figure 48: 5th Interserction Condition
3 3
Source: By Practicum Team using Google Maps Source: By Practicum Team using Google Maps

Figure 49: 6th Interserction Condition EXISTING CONDITIONS
3 3
Source: By Practicum Team using Google Maps
OPPORTUNITY SITES
Opportunity sites refer to underutilized private partnership opportunities and

or vacant properties or lands in a city suggestions from The Client. Located
that have the potential to be developed on the east side of Pine Street Business
or redeveloped for a variety of uses, District, one of these opportunity sites
such as commercial, residential, or are owned by the public and two by a
industrial purposes. These sites may private entity (see Figure 51).
include abandoned buildings, vacant
lots, or underutilized properties that can With significant transformational
be repurposed for new development potential and located in three different
projects. parts of the district, each of these
opportunity sites can act as a catalyst for
Opportunity sites are often seen as a adjacent properties and for the entire
valuable asset for cities because they district. This is particularly relevant for
offer economic growth and revitalization parcels that hold cultural significance
potential. By redeveloping these sites, a in African-American history, as well as
city can attract new businesses, create the publicly owned parcel situated at
job opportunities, and increase property the center of the corridor, which has the
values. Additionally, the redevelopment potential to be uniquely designed and
of opportunity sites can help to reduce become a landmark for the district.
blight and improve the overall aesthetic
appeal of a neighborhood or community.
Land owned by the public can be a very
valuable asset for urban development if
used wisely.
Fortunately, the Pine Street Business

District has a significant amount of
vacant land that can be targeted for
development (see Figure 50). Three
potential development sites, hereafter
referred to as 'Opportunity Sites', have
been targeted for development in the
Pine Street Business District based on
factors such as the presence of public-

Figure 50: Vacancy Map for Pine Street Business District
Source: By Practicum Team Using Data from City of Muskegon Zoning Viewer Map Application
EXISTING CONDITIONS
3 URBAN ANCHORS
3
In America's inner cities, anchor Additionally, the Downtown is close
institutions such as universities, arts, to the district, resulting in a dynamic
cultural, religious institutions, sports bilateral relationship. The district has
venues, and medical complexes, as well an excellent opportunity to build on
PI
as public utilities, play an essential and the success of downtown Muskegon
NE
ST
influential role (Planetizen, 2007). and create a distinct identity as a
RE
business district by branding itself as
ET
According to Pompilio (2007), anchor an investment hotspot and promoting
institutions act as driving forces for its existing businesses. There is also
urban renaissance or survival, attracting the possibility that the Downtown may
Lots with Vacant Building
economic development and serving benefit from the opportunities offered
as magnets in many regions. Their by the Pine Street Business District.
Vacant Lots
direct impact results from their large
Non-Vacant Lots
landholdings, employment capacity, Muskegon Lake's recovery from its
Project Boundry revenue generation, procurement unsightly industrial history is set to
of goods and services, development bring both economic and environmental
Figure 51: Opportunity Sites in Pine Street Business District
Source: By Practicum Team of human capital, and promotion advantages to the district. This could
of economic clusters. In addition, be an opportunity to attract business
they contribute indirectly to urban and tourists to the area, bringing
OPPORTUNITY SITE B reinvention and civic pride, drawing much-needed revenue and revitalizing
Publicly Owned in sought-after knowledge-industry the local economy. Additionally, the
Have Potential to become workers and suburban consumers. cleanup of the lake could provide the
District's Land Mark opportunity for recreational activities,
Several urban anchors are located such as fishing and boating, which
OPPORTUNITY SITE A within the Pine Street Business District can further boost the local economy.
Privately Owned and its surrounding neighborhoods, Moreover, Green Acres Park, located
Have Potential to become each with a distinct characteristic that close to the district, with improvements,
District's Southern Focal Point makes it an important part of the could serve as an excellent location for
district's development (see Figure 52). both passive and active recreation for
The district has three key sites related locals and tourists alike.
OPPORTUNITY SITE C to African American history that can be
Privately Owned leveraged as valuable cultural assets.
Culturally significant to African
American Community

3 3
Figure 52: Urban Anchors
Source: By Practicum Team using ArcGIS Pro
HISTORICAL SITES 22-year term as the group's president.
Gill's activism ranged from marching with
The Pine Street Business District women's rights activists to participating in
encompasses three historic sites, each protests organized by Cesar Chavez, and
bearing significant ties to African American serving as a command officer for Martin
community history. These three sites, Luther King Jr. He passed away in 2014
outlined below with brief information, are at the age of 89, and posthumously, a
illustrated in Figure 53: downtown street was named in his honor:
Pine Street between Muskegon and Apple
THE NATIONAL ASSOCIATION FOR THE Avenues was designated as Bill Gill Way
ADVANCEMENT OF COLORED PEOPLE (Moore, 2017). The building, as shown in
(NAACP) HEADQUARTERS/HOME OF Figure 54, still stands today.
RESIDENT BILL GILL
THE FORMER SITE OF THE JOHN WESLEY
Marked as number 1 in Figure 53, this A.M.E. ZION CHURCH
site served as the headquarters of the
National Association for the Advancement The John Wesley A.M.E. Zion Church,
of Colored People (NAACP) and the home marked as number 2 in Figure 53, was
of resident Bill Gill. Gill's relatives founded a significant religious institution of the
Figure 53: Historical Sites the Muskegon chapter of the NAACP on African Methodist Episcopal Zion (A.M.E.
Source: By Practicum Team November 10, 1919, a mere two years after Zion) Church denomination. This church,
their migration to West Michigan from the named after Methodism's founder, John
South. Gill was permitted to join the group Wesley, was deeply committed to social
at the age of 13 (mLive.com). justice, faith, and community service.
As an A.M.E. Zion Church, it bears the
According to mLive website Bill Gill, historical significance of being part of a
affectionately known, was a Muskegon denomination that played a pivotal role
native and a Muskegon Heights High in combating slavery and segregation
School graduate. He obtained a degree in in the United States. The church was
Business Administration and Accounting celebrated for its vibrant worship services,
from Muskegon Business College and strong community bonds, and unwavering
enlisted in the U.S. Army in 1944. After dedication to social justice. Even though
25 years of service, he retired as a state the church no longer stands, it held its
employee. Over his 22 years as a Muskegon place on this site approximately 40 years
County Commissioner and as a member of ago (see Figure 55). The site is currently
the Muskegon chapter of the NAACP, Gill vacant, and our practicum team, referred
donned multiple hats. He held membership to as Opportunity Site C, has targeted it for
in the NAACP for 71 years, including a infill development.

3 Figure 54: Historical Sites
Source: Google Street View THE FORMER SITE OF THE SEPIA CLUB
3
This particular site, marked as number 3
in Figure 53, holds a significant historical
value as it was once home to the famous
Sepia Club. Although there isn't much
information available about this location,
according to "Southwest Michigan
RoadMap: The West Michigan Pike Volume
I: Historic Context Narrative," Muskegon
was a frequently visited spot for African
American musicians who traveled between
Chicago, Detroit, and the historically black
resort of Idlewild, located in Lake County,
Michigan.
During the post-World War II era, the Sepia

Club in Muskegon was a cherished spot
Figure 55: The Former Site of the John Wesley A.M.E. Zion Church for jazz, blues, and soul enthusiasts. Many
Source: Planning Department, City of Muskegon
Black musical groups would perform at
the club while en route to or from Idlewild
Resort in northern Michigan. Unfortunately,
the Sepia Club was demolished in the
1970s, but it will always be remembered
for its rich musical legacy. Nowadays, a
parking lot sits on the site where the Sepia
Club once stood.

EXISTING CONDITIONS
3 STREET PROFILE
3
Figure 57: Exisiting Street Profile |Type B
Figure 56: Exisiting Street Profile |Type A

Building / Curb & gutter/ Curb & gutter/ Building /

Building / Curb & gutter/ Curb & gutter/ Property Line Sidewalk Planting Parking Parking Sidewalk Property Line
Property Line Sidewalk Planting Parking Parking Planting Sidewalk Building /
Property Line
5 FT 7 FT 2FT | 8 FT 22 FT 2FT | 8 FT 12 FT
5 FT 7 FT 2FT | 8 FT 22 FT 2FT | 8 FT 7 FT 5 FT
ROW 66 FT
ROW 66 FT

EXISTING CONDITIONS Figure 58: Situational Analysis
3 SITUATIONAL ANALYSIS
• Progressive Community Values
3
• Existing businesses such as local vintage and antique shops
Strengths, Weaknesses, Opportunites, 3. Exploring Opportunities: The analysis
• Participation culture and strong social ties
and Threats (SWOT) Analysis is identifies external opportunities such • Proximity to Downtown and Lake Muskegon
a strategic planning tool used to as new markets, emerging technologies, • Parcels with historical significance for the
evaluate the strengths, weaknesses, and potential investments that can be African-American Community
opportunities, and threats of an leveraged to spur economic growth and
organization, project, or in this case, a development.
city.
4. Mitigating Threats: The analysis
The SWOT analysis provides a also identifies external threats such
comprehensive overview of the current as economic downturns, natural • Degraded façade along the corridor
situation and potential challenges facing disasters, and political instability, that • Lack of walkable and safe sidewalks
the city. By identifying the internal can undermine the city's development • Lack of public parking & presence of large
strengths and weaknesses of the efforts. By identifying these threats, private parking lots
city, as well as external opportunities the development plan can incorporate • Lack of streetscape elements such as lighting, seating, etc.
• Overhead utility poles
and threats, the SWOT analysis measures to mitigate their impact.
• Underutilized parcels & Lack of Social Spaces
helps in developing an effective city
development plan. In summary, SWOT analysis is an
The importance of conducting a SWOT essential tool for city planners to
analysis for a city development plan can evaluate the current situation, set goals,
be summarized as follows: and develop a comprehensive strategy
that takes into account the city's
• Vacant parcels for development
1. Identifying Strengths: A SWOT strengths, weaknesses, opportunities, • Opportunity for Public-Private Partnership
analysis helps to identify the unique and threats. • Collaboration with DDA and the Chamber of Commerce
strengths of the city, such as its cultural • The presence of form-based code
heritage, infrastructure, and human Therefore, the Practicum Team
resources, which can be leveraged for conducted a SWOT analysis based on
future growth and development. the findings of the socio-economic
profile, the existing urban fabric
2. Addressing Weaknesses: The analysis condition, the charrette, and the market
also helps to identify the weaknesses analysis of Muskegon, specifically Pine
and limitations of the city, such as Street Business District. An overview of
inadequate infrastructure, lack of skilled SWOT analysis can be found in Figure • Decreasing population
• Recontamination of Lake Muskegon
workforce, and poor transportation, 58.
• Low higher education attainment (Population aged 25 and over)
that need to be addressed in the • Limited funding opportunities and tight competition
development plan.

EXISTING CONDITIONS
3 SUMMARY
Following is an executive summary surroundings arise from the lack of

of the findings after analyzing the streetscape elements such as lighting,
Pine Street Business District's current seating, and green infrastructure
conditions: in most parts of the corridor. The
defining character of the Pine Street
Pine Street Business District has been Business District stems from parcels
developed into three distinct parts, that possess historical significance, its
each with its own character and close proximity to downtown and Lake
identity. The first part is dominated by Muskegon, and hosting vintage and
4
commercial activity and by medium antique shops. These parcels are key
to large parcels. In the second part, urban anchors in the district.
you will find various uses for small to
medium-sized parcels. Lastly, the third There are a number of unoccupied
part is dedicated to governmental and public and private lands in the district
institutional purposes, featuring mostly that provide significant development
large parcels. opportunities.
Muskegon's goal is to establish a

livable, mixed-use downtown area
with an array of housing alternatives, a
bustling retail and dining scene, diverse
services, and numerous job prospects
by implementing the form-based code.
The objective is to make the area
pedestrian-friendly and to attractive
people with different preferences and
requirements.
VISION
The corridor displays inconsistency
between the building's façade and
structures. There are also safety
hazards and visual clutter caused
by overhead utility poles and
& GOALS
wires. Furthermore, pedestrian
safety concerns and unappealing

VISION AND GOALS RECOMMENDATIONS
4 INTRODUCTION INTRODUCTION
4
The recommendations presented in this faces, and proposes a comprehensive
To prepare for any design interventions rich culture and identity of the Pine chapter result from a comprehensive solution to address it. To propose
in the Pine Street Business district Street Business District while promoting analysis of various factors that influence a comprehensive recommendation
and corridor, the Practicum Team sustainable, equitable, and coordinated the Pine Street Business District's for each challenge, the Practicum
collaborated closely with city officials revitalization efforts. For the district success. These recommendations were team has analyzed the findings
from Muskegon to establish a vision and to thrive in the future, investments proposed based on the findings from from the study and looked for best
goals for the district. These serve as a should be directed at creating social meetings with the community and the practices and precedent projects that
reference point throughout the design spaces, improving streetscapes and client, an in-depth examination of the have successfully addressed similar
process and are used to assess the façades, preserving historical values, existing conditions, and a thorough challenges. This approach ensures that
validity of ideas in relation to the long- and developing underutilized or vacant market analysis. The community's the recommendations are based on
term vision for the district. parcels. socio-economic profile was also best practices and can be implemented
The goals below aim to celebrate the considered while developing these with success.
recommendations.
Precedents and examples of similar
In addition to providing practical and projects must be considered when
Y
T IT feasible solutions to the district's planning redevelopment projects.
EN challenges, the recommendations also Through this process, stakeholders
ID
take into account the community's gain valuable insight, identify best
Create a distinct needs and expectations. These practices, gain inspiration, and build
and strong Pine Street proposed recommendations are the consensus. Pine Street Business District
Business District identity culmination of extensive research and redevelopment will benefit from key
that celebrates its careful consideration. They aim to takeaways from precedent studies.
historical value provide a roadmap for the Pine Street Funding resources relevant to the
Business District to succeed in the challenge have also been included at
N O M I C R E VI future. the end of each section.
CO TA
-E L
O R A TI O N
AB
O
IZ
L The recommendations have been

CI
AT
SO
Reinforce the district's

L
divided into three parts to provide

IO N
CO
social fabric and economic Develop opportunites a structured approach to address

vitality by developing a for public-private the challenges faced by the Pine
more vibrant and sustainable partnerships to achieve Street Business District. Each section
community and enhancing the district's long term represents a key challenge or a
its overall economic goals combination of challenges the district
competitiveness
100 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN VISION AND GOALS 101
PART I: IMPROVING STREETSCAPE
INTRODUCTION
4
Challenge No.1 : TARGETED CHALLENGES TO BE The lack of streetscape features, such
Lack of Streetscape Elements ADDRESSED: as lighting, signage, landscaping, and
canopy trees, presents a major concern.
The first challenge is to improve the streetscape, which can enhance • Challenge No.1 Lack of streetscape When combined with overhead utility
the pedestrian experience and make the district more walkable. elements
poles, this inadequacy contributes to an
unwelcoming ambiance that may cause
KEY CHALLENGES
• Challenge No.2 Lack of Social Spaces safety issues. Moreover, the absence
of bicycle lanes, seating spaces, and
Challenge No.2 : Streets are not only a means of spaces for social gatherings restricts
transportation but are also essential to
Lack of Social Spaces the vitality of a community. They serve
the use of the street for non-motorized
transportation and social interactions.
as public spaces that facilitate social Addressing these streetscape problems
The second challenge is creating social spaces in urban areas, a interaction and contribute to the overall is essential to enhance the overall
crucial aspect of promoting community engagement and enhancing aesthetic appeal of a neighborhood. livability of the community.
the district's vibrancy. Streetscapes, in particular, play a crucial
role in shaping a community's identity
Challenge No.3 : and character. They can inspire pride
in residents and create a welcoming
Inconsistent and Degraded Facade Composition environment for visitors.
The third challenge is to improve the façades of the buildings, as this In developing a toolbox for their Figure 59: Hierarchy of Street Needs
strategic framework to enhance the Source: Complete Streets Toolbox,
can significantly improve the overall appearance of the district and East Jefferson Corridor Enhancement Plan
make it more appealing to visitors. East Jefferson Corridor, the City of
Detroit has illustrated the needs that a
street should address (see Figure 59). In
Challenge No.4 : the figure, it appears that at their most
Underutilized and Vacant Parcels basic level, streets should be passable
Enjoyable
by everyone, while at their advanced Comfortable

level, they should be comfortable and
Equitable
Convenient
One of the key challenges faced in the Pine Street Business District enjoyable.
is the presence of underutilized and vacant parcels of land, which Safe
can be seen as both an opportunity and a challenge. Unfortunately, the Pine Street Business Accessible
District is currently facing numerous
Passable
streetscape problems that are
negatively impacting the community.
VISION AND GOALS 103

4 PRECEDENTS
4
In 2004, "complete streets" emerged comprehensive guidelines. Typical
as a means to revamp streets beyond features of complete streets comprise
their mere functionality and meet sufficient sidewalks, elevated standards
higher standards. As per Zehngebot and for street tree planting, cycling paths, EAST JEFFERSON CORRIDOR, CITY OF BAKERSFIELD, CA
Peiser's (2014) report, America Bikes bus-only lanes, transit stops that are DETROIT, MI
coined the term in connection with a accessible and comfortable, frequent City of Bakersfield has also developed a
fresh policy initiative, aimed at ensuring crossing opportunities, central islands, Numerous cities have embraced the “Streetscape Design Toolkit” as part of
equal rights and safe passage for all and extended curbs (see Figure 60). complete streets approach, and some have their “Downtown Bakersfield Corridor
street users, including pedestrians, even created toolkits to aid in designing Enhancement Master Plan”. Overall
cyclists, motorists, and transit riders of Implementing “Complete Streets” in new streets or revitalizing streets facing plan can be divided into three main
all ages and abilities. the Pine Street Business District could challenges akin to those of Pine Street sections: Planning and Visioning, Design
help address the streetscape problems Business District. The city of Detroit is one and Materials, and Implementation and
The National Complete Streets Coalition mentioned earlier. For example, adding of these cities that have embraced the Maintenance.
was formed in 2005, with founding public seating and creating spaces complete streets concept and formulated
members including the American for social gathering could encourage a toolkit for the East Jefferson Corridor. The Planning and Visioning section
Planning Association, America Bikes, more people to walk, and spend time The toolkit is organized into four distinct emphasizes the importance of
Smart Growth America, and other on the street, creating a vibrant and sections, each highlighting essential street understanding the local context and
organizations. This formation quickly lively atmosphere. Overall, adopting design tools and strategies. The first community needs and values, setting a
gained traction and popularity as part the Complete Streets approach would section offers a comprehensive overview vision for the streetscape, and developing
of the complete streets movement improve the quality of life for residents of general design principles, while the a comprehensive plan for the area.
(Zehngebot & Peiser, 2014). and create a more sustainable and subsequent sections focus on tools tailored Stakeholder engagement, identifying
livable community. specifically for pedestrians, transit users, design objectives, and creating a
By 2012, almost 500 complete streets and bicyclists. conceptual design are all important aspects
policies were in operation across the of this section. The Design and Materials
Figure 60: Hierarchy of Street Needs
United States, as per Smart Growth Figure 61 presents a summary of the section focuses on selecting appropriate
Source: Santa Fe Metropolitan Planning
America's analysis, ranging from Organization four sections of the “Complete Streets materials and design elements to enhance
simple single-page ordinances to Toolbox” in the form of a matrix. The the streetscape's aesthetic appeal and
matrix outlines the goals related to functionality. This includes information on
improving the streetscape, along with street furniture, lighting, greenery, paving
the tools that can be used to achieve materials, and other design elements.
those goals. Additionally, the matrix
provides information on the time and cost The Implementation and Maintenance
associated with implementing each tool, section provides guidance on
allowing urban planners and designers to implementing the design plan and
make informed decisions about which tools maintaining the streetscape over time. The
to use based on their specific project needs streetscape guidelines have categorized
and constraints. the streetscape components into three
main parts: hardscape, vertical features,
Active Sidewalks Public Space Dedicated or Vehicle Travel Safe Crossings Transit Green Ingrastructure and furnishing, as a means of efficient
Protected Bike
Lanes
Lanes
planning and management (see Figure 62).
Figure 61: Complete Streets Toolbox Matrix
Source: Complete Streets Toolbox,
4 4
East Jefferson Corridor
City of Bakersfield's "Streetscape Design STREET LIGHTING
Toolkit" offers a wealth of information and
tools. From this resource, the Practicum
The lighting section recommends using
team has selectively chosen the most
energy-efficient lighting fixtures that
pertinent tools tailored to the specific
enhance safety and visibility while
needs of the Pine Street Business District.
minimizing light pollution (see Figure 63).
These chosen strategies have then
been summarized, providing a targeted
STREET FURNITURE
approach to enhance the area.
The street furniture section recommends
This approach allowed for a more focused
selecting durable and visually appealing
and efficient implementation of the
benches, bike racks, trash receptacles,
toolkit, ensuring that the tools selected
and other elements that complement the
would have the most significant impact
streetscape's overall design (see Figure
on the area's livability and sustainability.
64).
Below is a summary of the relevant tools
selected by the Practicum for improving
the Pine Street Business District:
Figure 63: Streetscape Lighting Guidelines

Source: Downtown Bakersfield Corridor
Enhancement Master Plan
Figure 62: Streetscape Guidelines

Enhancement Master Plan STREETLIGHTS
Vertical Features
Three dimensional
vertical elements such as
street trees, light poles,
Furnishings
bollards, columns,
Elements that enhance
Hardscape canopies, parking meters,
the comfort and aesthet-
Elements on or attached signs, banners, & transit
ics of the public realm
to the ground plane such shelters
such as benches, trash
as curbs, paving, steps,
receptacles, bike racks,
ramps, walls, & tree
monuments
grates
voids between soil finish grade and top
4 4
Figure 64: Streetscape Furniture Examples
STREET PLANTING
of structural decking, and perforated
Enhancement Master Plan The Bakersfield City's Streetscape water distribution piping. Figure 66
Design Toolbox highlights the graphically illustrates their suggested
importance of urban forestry in urban strategies in detail.
TRASH & RECYCLING BINS SHADE STRUCTURES environments, treating it as a vital

infrastructure like sewer, water, or OUTDOOR DINING
streets. To ensure its growth, planning
should consider regionally adapted The section on outdoor dining
plant types and three essential recommends that urban planners and
elements: water, soil, and oxygen. The designers should consider incorporating
toolbox recommends using automated outdoor dining areas where possible,
drip irrigation systems for urban as it can activate the public space
planters, boulevards, tree pits, and and create a secure, welcoming
medians. It also emphasizes providing environment. Such areas can increase
ample topsoil and sufficient soil volume the level of observation of the street,
for healthy tree growth, as well as while also enhancing the ambiance of
facilitating oxygen access to roots the streetscape (see Figure 65).
through open ground surface area,
Figure 65: Outdoor Dining Examples
PARKLETS
PARKLETS
BIKE & SCOOTER RACKS PUBLIC ART
Figure 66: Basic Elements Required to Sustain the Life of Street Plants
HARDSCAPE BRANDING & WAYFINDING
4 4
Source: Downtown Bakersfield Corridor Enhancement Master Plan
STREET PLANTING Paving materials should be selected The toolkit provides guidance on
based on durability, safety, and creating effective signage that promotes
aesthetics, with an emphasis on wayfinding and provides information
minimizing heat absorption and on local attractions and services. It
maximizing traction. recommends using clear and legible
signs that are consistent with the overall
Figure 67: Signage Guidelines design aesthetic of the streetscape (see
Source: Downtown Bakersfield Corridor Figure 67).
Typical travel zone soil cell section SIGNS, BANNERS & FLAGS
Subsurface irrigation
8’
min.
Bldg. Travel Street

Zone Zone Zone
Soil volume to tree growth diagram
Typical soil cell section showing air intrusion Typical soil volume vs soil cell section
4 PROPOSAL Species Selection
To maintain a particular street's

Conversely, local residential streets
can showcase a diverse, less formal
array of plants to reflect neighborhood
4
After analyzing the current obstacles in been adapted from the San Francisco character and enhance its aesthetic individuality and plant variety.
the Pine Street Business District, four document. Additional modifications appeal, the choice of tree species and
tools have been identified that can have been made to accommodate the their placement in the public right-of-way This approach not only enhances the
enhance the safety and functionality of specific climate conditions of Muskegon, should align with the street's goals. street's visual appeal but also aids in
the area. These tools include street trees, such as recommendations regarding the creating a recognizable sense of place.
lighting, signs, banners & flags, and small selection of tree species. For example, key city routes like In Michigan's cold weather, trees such as
social spaces. By implementing these ceremonial, commercial, and main Norway spruce, white fir, and red oak are
elements, a more inviting environment 1. STREET TREES thoroughfares should adopt a consistent, suitable for planting along commercial
for pedestrians, an improved overall formal planting design for strong corridors.
aesthetic of the area, and an increase Street trees play a crucial role in aesthetic appeal and place recognition.
in safety for all users can be created. enhancing the urban streetscape by
The goal is to create a sustainable and providing shade, improving air quality, Commercial streets are typically
inclusive streetscape that accommodates reducing stormwater runoff, and creating bustling with business activity, lined
all modes of transportation while an inviting environment for pedestrians. with shops, restaurants, offices, and
promoting a vibrant and thriving other commercial establishments. These
community. GUIDELINES streets are often the economic hub of a
Placement city or town. An example of a commercial
Based on the analysis of precedent street is Oxford Street in London. Known
projects and the challenges faced by The placement of street trees, preferably as Europe's busiest shopping street, it's
the Pine Street Business District, the in tree wells or planters along the home to a multitude of retail stores, from
Practicum team recommends designing sidewalks, should be done to provide high-end brands to popular high-street
and implementing the following shade and enhance the aesthetic shops, attracting both locals and tourists
streetscape elements along the corridor. experience for visitors to the district. alike (see Figure 68).
In situations where planting strips are
The guidelines from the "San Francisco sufficient in width between sidewalks Ceremonial streets,, on the other hand,
Better Streets Plan" document have and streets, separate tree basins are are significant roadways often designed
been chosen and recommended for the not required. It is also essential to with grandeur and aesthetic appeal,
enhancement of Pine Street, specifically consider the proximity of the trees to frequently used for parades, processions,
in relation to the addition of street trees buildings, utility lines, and underground or other public events. An example of a
and lighting. They offer a comprehensive infrastructure to ensure their roots and ceremonial street is the Champs-Élysées
and successful framework for enhancing branches do not cause any damage. in Paris, which is often used for national
urban streetscapes and can be tailored to celebrations and parades (see Figure 69).
address the unique needs and conditions
of the area. This section presents those
guidelines, with a particular emphasis
on the numerical ones, that have
4 4
Figure 68: Oxford Street, London, UK
Source: By Nathaniel Noir / Alamy Stock Photo
Location & Spacing • For volunteer efforts, 15-inch box
specimens may be considered,
The "Better Streets Plan" document but generally, larger trees are
stipulates that typically, small trees with recommended.
a mature crown diameter of less than • Additionally, tree branches that
20 feet should be planted 15 feet apart. obstruct the path of travel should
Medium-sized trees, with a mature crown maintain 80 inches of vertical
diameter between 20 to 35 feet, should clearance.
be planted 25 feet apart. Tall trees, having
a mature crown diameter exceeding 35 Size of Tree Basins
feet, should be planted 35 feet apart.
Trees with narrow crowns that mature at To ensure optimal tree growth, it is
less than 20 feet may be planted closer crucial to provide an adequate surface
together, while those with broad crowns area for root development. As indicated
maturing over 40 feet should be planted in the "San Francisco Better Streets Plan,"
at a wider spacing, approximately 40 to a tree's roots predominantly reside in
50 feet apart. the top 18 inches of soil. The surface
area available for tree basins significantly
Size influences design, as larger areas permit
Figure 69: Champs-Élysées Street, Paris, France enhanced water and oxygen penetration.
Source: By Sam Greenhalgh / https://www.flickr.com/people/80476901@N00 Ideally, tree basins should measure
In accordance with the "San Francisco
Better Streets Plan," certain minimum around 36 square feet per tree, although
size requirements should be adhered to a minimum of 16 square feet per tree can
for the proper growth and maintenance also be effective.
of street trees. The summarized
requirements are as follows: In some instances, smaller trees can
thrive in basins smaller than 16 square
• Trees planted in tree basins along feet. In these cases, it is advisable to plant
sidewalks should have a minimum only small trees unless the basin can be
caliper of 2 inches at 8 feet of height, expanded in the future. Tree basins can
with exceptions made for desired be designed in various shapes, such as
species that may not attain this size square, rectangular, or linear planters,
as a 24-inch box specimen. Branches to fulfill minimum size requirements
below 8 feet should not extend and achieve optimal basin size, even on
beyond the tree basin perimeter. narrow sidewalks (see Figure 70).
4 4
Figure 70: Tree Planter Samples
2. STREET LIGHTING neutral color temperature around 3,000K
Source: Iron Gate Designs Website
is generally recommended.
Street lighting plays a vital role in ensuring
the safety and security of pedestrians and Light distribution
motorists, as well as enhancing the overall
aesthetic appeal of an urban environment. The distribution of the light should be
even and uniform to avoid creating areas
The "San Francisco Better Streets Plan" of shadow or glare. Light distribution can
provides several guidelines for the design be achieved through the use of optics and
of street lighting, summarized as follows: reflectors.
Street lighting poles should ideally be Light Fixture

positioned near the curb on the sidewalk
Figure 71: Wall-mounted Lighting Fixture Samples or in the center of the Furnishing Zone. The aesthetic of light fixtures should be
Source: SA Better Streets, Natures Solar Lights Website, Shutterstock Website The alignment of pedestrian lighting poles harmonious with the overall streetscape
typically mirrors that of street lighting and the architectural style of the
poles, although they can be placed surrounding area. The fixtures should also
further from the curb on wider sidewalks. be designed for ease of maintenance and
Pedestrian lighting poles should be durability. Typically, street lighting fixtures
situated between the street lighting poles range in height from 20 to 30 feet. The
and arranged in coordination with other taller the pole, the broader the area of
streetscape elements. The installation of illumination, allowing for increased spacing
lighting fixtures should take into account and fewer fixtures.
utility equipment and tree canopies that
might obstruct the light. In areas with heavy pedestrian traffic
or narrower streets, fixtures scaled to
The proposed height and diameter of pedestrian height, typically between 12
Figure 72: Wall-mounted Lighting Fixture Samples trees should be taken into account when and 15 feet, are recommended. These
Source: Landscapeforms Website, Jxapays.top Website, Evanston Now Website
determining the height and spacing of can be used exclusively in narrow streets
lighting fixtures, ensuring compliance with and alleyways. It is advisable to encourage
light level and uniformity requirements. A property owners and developers to install
general rule of thumb for fixture spacing is wall-mounted or hanging pedestrian
70-100 feet apart in residential areas, and lighting fixtures in suitable locations.
100-200 feet apart in commercial zones.
Figures 71 and 72 illustrate unique
Light color examples of wall-mounted lighting
fixtures and pedestrian lighting fixtures on
The color of the light should be chosen sidewalks, respectively.
to ensure visibility and comfort for
pedestrians and drivers. A warm white or
4 Figure 73: Marketing Banners Samples
Source: www.strawberryfieldsdesign.com
3. SIGNS, BANNERS, & FLAGS
Signs and banners play a crucial role

4. PARKLETS
According to the Urban Street Design

4
in enhancing the experience of a Guide, parklets are public seating
streetscape from a wayfinding and platforms that transform curbside
branding perspective. They provide parking spaces into lively community
essential visual cues to help pedestrians spaces. They are also known as street
and drivers navigate an area effectively, seats or curbside seating, and they are
reducing confusion and improving typically created through a partnership
overall convenience. Additionally, signs between the city and local businesses,
and banners contribute to the visual residents, or neighborhood associations.
identity of a street or district, making it Parklets usually have a unique design
distinctive and memorable. They offer an that includes seating, greenery, and/
opportunity to reinforce the brand of a or bike racks, and they help to address
place, creating a sense of cohesion and the need for additional public space in
character that can resonate with both bustling neighborhood retail streets or
residents and visitors. commercial areas (see Figure 74).
In terms of installation, signs and banners To enhance social interaction and

should be strategically placed at key create small gathering spots along
Figure 74: Parklet Samples decision points, such as intersections, the Pine Street Business District, it is
Source: NeoParklet Website
entrances to landmarks or distinct recommended to transform curbside
areas, and transit stops. Furthermore, parking into parklets in specific areas.
banners can be installed on light poles The design of these parklets will be in
or other prominent fixtures along the accordance with the typology of the
street to contribute to the visual rhythm surrounding buildings along the corridor.
and identity of the streetscape. The
positioning should be at an appropriate The implementation of parklets could
height and angle for easy visibility, substantially enhance the public space
ensuring they serve their purpose available, proving particularly beneficial
without obstructing pedestrian or vehicle for restaurants and cafes already
flow. Figure 64, which is located in the established or those planning to set
"Precedents" section of the "Improve up on Pine Street. The introduction of
Streetscape" chapter, displays various these parklets could enliven the corridor,
examples of branding banners. Another fostering social interactions and a sense
example can be seen in Figure 73. of community.
4 4
One proposed solution is to make these with prices varying based on location
However, it's important to note that In response to these community parking spaces available to the public and demand.
during the community outreach meeting, demands, the practicum team conducted during weekends for a small fee or free of
"Charette", the community expressed a a thorough analysis of the existing charge. In return, the city could offer the 3. Offer tax incentives: By offering tax
preference for angled parking. As both urban fabric to better understand the parking space owners various incentives. credits or deductions, the city could
parklets and angled parking would occupy parking issue. This analysis revealed an As outlined in previous sections, the city incentivize private parking space
the street's Right-of-Way, the introduction abundance of parking spaces currently in could also negotiate with the county owners to make their spaces publicly
of parklets could significantly affect the the district, most of which are privately to share its large parking space, which accessible.
availability of space for angled parking. owned, with the largest one owned could significantly alleviate the district's
Therefore, the practicum team suggests by the County Jail. Despite community parking challenges compared to smaller, 4. Create a shared parking program:
introducing parklets only in particular demands for additional parking, the privately-owned parking lots. This program would allow private
sections of the corridor, where buildings team, after careful consideration, does parking space owners to share their
are or will be present with functions not recommend the creation of more To cater to the community's demand for spaces during peak hours, optimizing
compatible with the establishment of parking spaces in the district, based on angle parking, the team recommends parking usage and reducing
a parklet. Hence, meticulous planning the following assumptions: that the city consult with their congestion.
and collaboration with local businesses transportation department to evaluate
and residents are essential to ensure 1. The high demand for parking coupled the feasibility of providing angle parking 5. Partner with ride-sharing
the parklets' successful and sustainable with an abundance of parking spaces and assess the current streets' capacity. companies: Integrating private
implementation. suggests that community members parking spaces into ride-sharing
may not have access to these spaces. Considering these options, instead of platforms could provide users with
Figure 75 illustrates the proposed This could be due to restrictions recommending the addition of extra more parking options and reduce the
parking spaces, the team proposes the time spent searching for parking.
street profile after implementing the imposed by the owners or reluctance
following framework that the city could
recommendations mentioned in this to pay for parking, as evidenced by
use to address the community's parking 6. Provide incentives for eco-friendly
section for the Pine Street Corridor. some community members voicing a
accessibility challenge by partnering with parking spaces: Offering incentives
preference for free parking.
private parking space owners: to private parking space owners who
NOTES ON CHALLENGES AND 2. The strong demand for angle parking
provide eco-friendly spaces, such as
RECOMMENDATIONS FOR may indicate a community preference
1. Develop a mobile application: This those equipped with electric vehicle
PARKING for easily accessible parking near
application would enable private charging stations or bike racks, could
shops and other facilities along the
parking space owners to list their promote sustainable transportation
During the community charette, corridor. spaces for public use, allowing users modes and reduce carbon emissions
parking emerged as a key concern to locate available parking spaces in the area.
among participants. While perspectives Taking into account these assumptions in real-time and make payments
varied, with some calling for additional and the findings from the community seamlessly. In summary, the team recommends that
parking spaces, others complained charette and the existing conditions the city utilize technology, incentives,
about the abundance of parking spaces analysis, the practicum team 2. Create a parking permit program: and partnerships to encourage private
in the district and advocated for their recommends the city negotiate with the This program would allow private parking space owners to make their
repurposing. A significant portion of the owners of the parking spaces to explore parking space owners to sell parking spaces publicly accessible, thereby
participants also expressed a desire for potential partnerships. permits to the public. The permits enhancing the availability of parking
free parking, with a majority favoring could be issued for a fixed duration, options within the district.
the provision of angle parking within the
district.
Figure 75: Proposed Street Profile
4 SOURCES OF FUNDING
4
There are several funding sources and 3. MICHIGAN ECONOMIC DEVELOPMENT

guidelines available for streetscape CORPORATION (MEDC):
improvement projects in Muskegon,
Michigan. Presented below are a few The MEDC provides grants and loans to
examples: support economic development projects
in Michigan, including streetscape
1. MUSKEGON DOWNTOWN improvements. To qualify, the project
DEVELOPMENT AUTHORITY (DDA): must demonstrate job creation, private
investment, and community impact. For
The DDA offers grants and low-interest more information visit:
loans to businesses and property owners https://www.miplace.org/programs/
in the downtown Muskegon area for
façade and streetscape improvements. 4. MICHIGAN DEPARTMENT OF
To qualify, your project must be located TRANSPORTATION (MDOT):
within the DDA boundaries, and you must
provide a detailed plan and budget for MDOT offers funding and technical
the proposed improvements. For more assistance for streetscape improvements
information visit: along state trunk lines in Michigan. To
https://muskegon-mi.gov/downtown- qualify, your project must meet certain
development-authority-building-facade- criteria, such as improving pedestrian
improvement-grant-application/ and bicycle access or enhancing the
aesthetic appeal of the roadway. For
2. COMMUNITY DEVELOPMENT BLOCK more information visit:
GRANTS (CDBG): https://www.michigan.gov/mdot/programs/
grant-programs/transportation-alternatives
The City of Muskegon receives CDBG
funding from the U.S. Department 5. MICHIGAN MAINSTREET PROGRAM:
of Housing and Urban Development
to support community development The Michigan Main Street is run by
projects, including streetscape the Michigan Economic Development
improvements. To be eligible for Corporation and assists communities
CDBG funding, the project must meet in revitalizing and preserving their
certain criteria, such as benefiting low- downtown and commercial districts. This
and moderate-income individuals or program assists communities but does
eliminating slums and blight. For more not provide direct funding to them.
information visit:
Building /
Sidewalk
Planting/Curb & gutter/ Curb & gutter/ Planting/ Building / https://www.miplace.org/4a7303/
Property Line Lighting Parking Parking/Parklet Lighting Sidewalk Property Line
globalassets/documents/cdbg/resources/ir-
5 FT 7 FT 2FT | 8 FT 22 FT 2FT | 8 FT 7 FT 5 FT instructions.pdf
ROW 66 FT
PART II: IMPROVING FAÇADE
4 INTRODUCTION
4
One benefit of this program is that by https://www.michigan.gov/-/media/Project/
joining communities receive additional Websites/dnr/Documents/Grants/forestry/
consideration for grants from Michigan PR4107.pdf?rev=9e4a0cd284164283b274ab
Economic Development Corporation 3850e313f1
and other partner granting agencies. For TARGETED CHALLENGE TO BE Achieving a unique identity and
more information visit: 8. MAIN STREET MICROGRANTS OR ADDRESSED: attracting new businesses is crucial
https://www.lenaweenow.org/michigan- NEIGHBORHOOD MICROGRANTS for the Pine Street Business District's
main-street-communities-receive-grants-for- (MUSKEGON IS A FULL MEMBER OF THIS success. Therefore, it is essential to focus
downtown-improvements/ ORGANIZATION AND HAS ACCESS TO • Challenge No.3 Inconsistent and
on implementing effective strategies,
APPLY TO THESE) Degraded Facade Composition
such as façade improvements, that can
6. MATCH ON MAIN GRANT IS
enhance the district's overall appeal
AVAILABLE TO REDEVELOPMENT READY Bridge Builders Main Street Microgrants Façade improvement programs can
and help distinguish it from other
COMMUNITIES (RRC): is a program the Michigan Municipal play a crucial role in revitalizing central
League Foundation provides. commercial areas.
business districts by enhancing the
The Michigan Economic Development Communities must be a part of the aesthetic appeal and economic viability
Corporation also runs the Match on Main Michigan Municipal League to apply. This The Pine Street Corridor and its
of commercial properties. A well-
Street grant. Applicants must be certified program offers one-time grants of up surrounding district currently lack
designed and implemented program can
Redevelopment Ready Communities or to $5,000 for creative and collaborative consistency in building façade
Michigan Main Street Communities to projects within these communities. encourage property owners to invest
composition, with variations in
qualify. The is a reimbursement grant These projects look to bring together in their buildings' façades, resulting
storefront signboards, façade materials,
program that can be used as a tool local artists and businesses within in more attractive and functional
colors, and openings, as illustrated in
for new and expanding businesses by these downtown areas. They also offer storefronts, increased property values,
Figure 41 of the "Urban Fabric" section
providing up to $25,000 in funding to Neighborhood Microgrants that offer and a stronger sense of place.
under the "Existing Conditions" chapter.
support eligible small businesses. For up to $1,000 to projects that look to
more information visit: build bridges across the community This lack of uniformity can detract from
Such improvements can also help to
https://www.miplace.org/small-business/ by bringing people together. For more the area's visual appeal and undermine
attract new businesses and customers
match-on-main/ information visit: efforts to create a cohesive and
to the area, stimulating economic
https://thesuntimesnews.com/g/chelsea- attractive commercial district.
growth and creating a vibrant urban
7. GRANT FOR PLANTING TREES IN BOTH mi/n/152888/mml-foundation-launches-
PARKS, CITY STREETS, NEIGHBORHOOD 2023-bridge-builders-microgrants- environment. Moreover, a revitalized
Therefore, it is important to implement
REVITALIZATION PROJECTS, ETC.: program#:~:text=Main%20Street%20 downtown with improved façades can
façade improvement programs and
Microgrants%20offer%20small,and%20 increase community pride and foster a
design guidelines that can help ensure
This grant is the DTE Energy Foundation businesses%20in%20Michigan%20 sense of identity, making it an attractive
a more consistent and appealing
Tree Planting Grant. This grant aims to downtowns. destination for both residents and
streetscape, reinforcing the district's
increase the number of properly planted visitors alike.
and maintained trees within the service In addition to these funding sources, identity and attractiveness to potential
territory of DTE Energy. This grant funds it's important to review the specific investors and customers.
trees for parks, rights-of-way, city streets, guidelines and requirements for each
neighborhood revitalization projects, program to ensure your project meets
etc. One stipulation is that all trees must the eligibility criteria.
be planted on public land and/or land
open to the public. Each grant request
could be awarded up to $4,000. For more
information visit:
4 PRECEDENTS INELIGIBLE IMPROVEMENTS
• Any improvements not visible from the

WISCONSIN CASE STUDIES
Welty's (2015) article titled "Measuring

4
participate in the program. The City has public right-of-way or publicly owned the Economic Impact of Storefront
CITY OF SAN MARINO, CA
established that the Program aid can space Improvements" emphasizes the
solely be utilized for external restoration • Parking Lot resurfacing significance of façade appearance
The City of San Marino has launched
undertakings. The eligible and ineligible • Nonvisible mechanical equipment in enhancing the aesthetic appeal of
a Façade Improvement Program for
improvements for the program are as screening downtowns in various cities of Wisconsin.
property owners in the Central Business
follow: • Interior improvements/remodeling She argues while simplifying the
District, with the aim of enhancing
• Temporary, portable, or non- investment process for property owners
economic opportunities, stimulating
ELIGIBLE IMPROVEMENTS permanent improvements is crucial, the decision to invest ultimately
investment and customer patronage, and
• New construction depends on economic factors. However,
creating a more attractive and pedestrian-
• Murals, if they are professionally • Business operations-related costs a recent case study analysis provides
friendly environment. The program
done, provide an important aesthetic • Property acquisition, debt refinancing, valuable insights from individual business
provides financial assistance in the form
improvement and/or improve an expansion of building area, or experiences that can assist property
of grants to commercial property and
expanse of wall or surface prone to conversion of building use owners in making informed decisions.
business owners, with the objective of
graffiti. • Normal maintenance and repair
restoring and improving the entire façade
• Historic building restoration (removal • HVAC repair/improvements According to her article, in 2014,
or elevation of commercial buildings,
of removal of non-historic materials or • Plumbing repairs/improvements Wisconsin Main Street partnered with
promoting retail activities, using quality
materials, and incorporating good design additions such as stucco and exposing the University of Wisconsin Extension to
original masonry/brick) Property improvement applications conduct a study on downtown storefront
concepts to preserve and beautify the
• Exterior façade treatments (stucco, will be prioritized based on specific improvements. The resulting report
district.
brick veneer, paint removal, etc.) criteria. These include properties or was titled "An Analysis of Downtown
• Colonnade replacement with awning, areas with a history of blight, projects Storefront Improvements: A Selection
The Façade Improvement Program will be
canopy, or other shade solution that bring significant value to the Central of Wisconsin Case Studies". The study
funded through an annual grant budget
• Exterior painting of buildings visible Business District or areas near transit involved interviewing 24 property owners
allocated by the City Council, providing
from public right-of-way stops, properties that contribute to new from around the state who had recently
up to $10,000 in grant funding for eligible
• Façade/brick cleaning public facilities like public parking lots, completed projects, and these property
improvements to the appearance of
• Signage repair or replacement and projects that entail restoring or owners provided information on the
building storefront façades. The Program
• Exterior doors renovating historical buildings. cost and scope of the projects as well as
is limited to properties situated in the
Central Business District, and only these • Window and window frame business operations before, during and
replacement Figure 76 displays examples of projects in after the improvements.
properties are qualified to participate in
• Exterior lighting and electrical work the City of San Marino that participated in
the initiative.
• Landscaping related to exterior the Façade Improvement Program.
The "Façade Improvement Program - features
Guidelines and Application" document • Permanent exterior signage
provides a list of eligibility and ineligibility
criteria for properties seeking to
4 4
The study revealed that even a modest According to Welty (2015), it is crucial to CASE STUDY 1: BAGELS & MORE
investment in a property's exterior has acknowledge that a façade update alone
a measurable impact on attracting new cannot compensate for a flawed business Community: Beloit, Pop 36,888
customers and increasing business sales. plan. Additionally, the benefits of such Cost: $25,000
The majority of businesses observed updates may vary depending on the type Impact: >10% increase in first-time
a surge in the number of first-time of business. She provides evidence for her customers, 20% increase in sales
customers, with an average of 10% more argument by citing three cases from distinct
new customers. Furthermore, 90% of Wisconsin communities where businesses CASE STUDY 2: SEQUELS
businesses reported an overall increase in were impacted differently through
sales, with an average increase of 20%. participation in a façade improvement Community: Monroe, Pop 10,827
program. Three cases are summarized Cost: $7,000
follow: Impact: 15-25% increase in first-time
Figure 76: Buildings Participated in Façade customers, 10-15% increase in property
Improvement Program in City of San Marino value
Source: Façade Improvement Program, City of
San Marino CASE STUDY 3: BRADLEY REALTY
BEFORE AFTER
Community: Menomonee Falls, Pop
35,924
Cost: $20,000
Impact: >25% increase in first-time
customers, 30% increase in residential
rents.
4 PROPOSAL 4
The recommendations for the façade aims to create a more attractive and 4. PROVIDE TECHNICAL ASSISTANCE: 7. MONITOR AND EVALUATE THE
improvement of the Pine Street welcoming environment that will PROGRAM:
Business District are divided into two encourage more foot traffic and boost Offer technical assistance to help
parts. The first part outlines guidelines local economic activity. Here's a detailed business owners with the application Regularly monitor the program's progress
for initiating and implementing the guideline for implementing the program: process, design proposals, and project and evaluate its effectiveness. Collect
Façade Improvement Program. management. Partner with local design feedback from the participants, business
Despite the presence of Building 1. DEFINE THE SCOPE OF THE PROGRAM: firms, architects, and contractors to owners, and the public to identify areas of
Façade Improvement Grant Program provide guidance and expertise to improvement and make adjustments to
Guidelines offered by the Downtown Determine the boundaries of the Pine participants. the program's design and implementation.
Development Authority, the Practicum Street Business District and identify the
team recommends that the program be eligible buildings that can participate 5. REVIEW AND SELECT PROPOSALS: By following this guideline, the city
further developed and promoted. in the program. Establish the budget, can implement an effective Façade
funding sources, and the expected Set up a review committee to evaluate the Improvement Program in the Pine Street
The second part provides brief design outcomes of the program. proposals submitted by the applicants. The Business District, and help revitalize the
guidelines for improving the façade of committee should include representatives local economy by creating an attractive and
existing buildings or new developments. 2. DEVELOP THE PROGRAM CRITERIA: from the city, local business associations, welcoming environment for businesses
It should be noted that these guidelines design professionals, and other and visitors alike.
are flexible and can be modified or Define the eligibility requirements, stakeholders. Use a scoring system to
developed in collaboration with the selection process, and design standards evaluate the proposals based on criteria PART II
property owners and the city. Ultimately, for the program. Consider the types of such as design quality, community impact,
the goal of the recommendations is improvements that will be eligible, such feasibility, and budget. In order to propose a unified design
to promote a cohesive and visually as exterior painting, signage, awnings, guideline for the façade improvement
appealing streetscape while respecting windows, doors, lighting, landscaping, 6. AWARD GRANTS AND INCENTIVES: of the Pine Street Business District,
the unique character and history of and accessibility features. especially the Pine Street Corridor, the
Muskegon. Provide grants or other incentives to the Practicum team conducted a thorough
3. PROMOTE THE PROGRAM: selected participants to implement the study of the dominant architectural styles
PART I proposed improvements. The grants of the buildings in Muskegon. From the
Develop a marketing campaign to could cover a percentage of the project literatures and site visits it is evident
The Façade Improvement Program raise awareness of the program and costs, and the incentives could include that, Muskegon, boasts a rich and diverse
should be developed to help business encourage business owners to apply. Use tax credits, waived permit fees, or other architectural heritage, with a blend of
owners in the Pine Street Business various communication channels such financial benefits. residential and commercial buildings that
District in Muskegon, Michigan to as social media, newsletters, and press showcase different styles and periods.
enhance the appearance of their releases to inform the public about the
storefronts. By improving the façades program's benefits, application process,
of commercial buildings, the program and deadlines.
4 4
Figure 77: Proposed Façade Elements
Source: Google Image
This variety can be attributed to the to enhance the overall aesthetic appeal
city's history, which can be divided into of the Pine Street Corridor and the
four periods: Pioneer Stage (1832-1853), district as a whole. Murals and artworks
Lumber Stage (1853-1888), Readjustment can be used as a creative design element
Stage (1888-1905), and Diversified to give a unique identity to certain areas
Manufacturing Stage (Post 1905) of the Pine Street Business District or
(Muskegon Homeowners’ and Citizens’ Corridor.
Guide for Historic Preservation, 2003).
Figure 77 showcases the elements
Many of the city's notable structures that the Practicum team proposes to
were built during the prosperous incorporate while enhancing the building
lumbering era, and few were constructed façade. To illustrate the effectiveness
using stone as the primary building of this proposal, the Practicum team
material. has transformed an existing building's Figure 78: Comparison of a Building's Façade Before and After Implementing
façade, showcasing the comparison of Improvements
Source: Google Street View, By Practicum Team
Through the study of architectural the building's appearance before and
styles prevalent in Muskegon, the after implementing their proposed
Practicum team was able to identify improvements (see Figure 78).
BEFORE AFTER
key design elements and features that
could be incorporated into the façade It is worth mentioning that for further
improvement of existing buildings and guidelines pertaining to façade design,
new developments in the district. Given the city may refer to the building types
the district's proximity to downtown, the and frontage options provided by the
team recommends the use of brick and Form-Based Code as a comprehensive
stone materials for the building façades, guide.
either alone or in combination.
In terms of color, the team suggests the

use of authentic brick colors rather than
unusual color variations. Colonial-style
grid windows are recommended for their
timeless design, with the number and
size of lites adjusted according to the size
of the building's openings. Window lintels
can also be used as a decorative element
PART II: IMPROVING FAÇADE PART III: INFILL DEVELOPMENT
4 SOURCES OF FUNDING INTRODUCTION

4
There are several funding sources and Street communities and their downtown TARGETED CHALLENGE TO BE district faces significant challenges in
guidelines available for façade improvement development organizations, which ADDRESSED: its revitalization efforts. In order to
projects in Muskegon, Michigan. Here are a aimed to help local businesses, improve reestablish itself as a thriving business
few options to consider: community infrastructure, and revitalize • Challenge No.4 Underutilized and investment area and attract people
downtown areas. More information can Vacant Parcels and businesses, the district must find
1. MUSKEGON DOWNTOWN be found on the MEDC website: ways to address the issue of these
DEVELOPMENT AUTHORITY (DDA): Vacant lots, land, or property refers vacant lands. This is especially critical
https://www.miplace.org/ to parcels of real estate that are considering the high rates of crime in
The DDA offers grants and low-interest currently unoccupied and unused. the city.
loans to businesses and property 3. MICHIGAN STATE HISTORIC This could include land that has never
owners in the downtown Muskegon area PRESERVATION OFFICE (SHPO): been developed, or properties that STRATEGIES FOR REDEVELOPING
for façade improvements. To qualify, have been abandoned or demolished. VACANT OR UNDERUTILIZED
your building must be located within The SHPO offers grants and tax Vacant lots and properties are often LANDS/PROPERTY
the DDA boundaries, and you must incentives to support the preservation seen as a blight on urban and suburban
provide a detailed plan and budget for and rehabilitation of historic buildings, landscapes, and can have negative There are several strategies that can be
your proposed improvements. More including façade improvements. To be impacts on the surrounding community. used to redevelop underutilized or vacant
information can be found on the DDA eligible, your building must be listed on However, they also represent an lands or properties, depending on the
website: the National Register of Historic Places opportunity for redevelopment and specific context of the land and the goals
or be a contributing building in a historic revitalization. of the redevelopment. The following
https://muskegon-mi.gov/downtown- district. More information can be found strategies are the most prevalent:
development-authority-building-façade- on the SHPO website and local Historic Properties or parcels that have been
improvement-grant-application/ District Commision webpage: left vacant and are not properly 1. ADAPTIVE REUSE:
maintained can become targets for
2. MICHIGAN ECONOMIC DEVELOPMENT 1. https://www.miplace.org/historic- vandalism and other criminal activities. This involves repurposing an existing
CORPORATION (MEDC): preservation/ Once these properties are damaged, structure for a new use. For example,
they can create a sense of disorder an old factory or warehouse could be
The MEDC provides grants and loans 2. https://muskegon-mi.gov/city-services/ in the surrounding area, potentially converted into a residential building or
to support economic development boards-committees/historic-district- leading to more criminal activity. This office space.
projects in Michigan, including façade commission/ can negatively impact the surrounding
improvements. Main Street Vibrancy community, fostering an environment
Grants is a program created by the that is unsafe and undesirable.
Michigan Economic Development In addition to these funding sources, it's
Corporation (MEDC) to support and important to review the specific guidelines Due to the presence of numerous
enhance communities across Michigan. and requirements for each program to vacant properties and parcels of
The grants are designed to provide ensure your project meets the eligibility varying sizes, the Pine Street business
financial assistance to Michigan Main criteria.
4 4
2. BROWNFIELD REDEVELOPMENT: 6. COMMUNITY-LED DEVELOPMENT: Here are some examples of temporary example of this strategy is the Western
interventions for vacant lands: Market Chalets in Downtown Muskegon.
This involves the cleanup and This involves engaging local residents
redevelopment of contaminated and stakeholders in the planning and 1. POP-UP PARKS AND GARDENS: 6. PLAYGROUNDS AND SPORTS
sites. Brownfield sites are often development process, with the aim of FACILITIES:
former industrial sites that may have creating a development that meets the These are temporary parks and gardens
environmental contamination from past needs and desires of the community. that can be installed on vacant lots. They Setting up playgrounds or sports facilities
activities. Redeveloping these sites can can include seating, greenery, and other on a vacant lot can provide recreational
turn them into productive and safe spaces TEMPORARY INTERVENTIONS amenities that encourage people to spend opportunities for children and adults, and
for the community. time in the space. help to activate the space.
Temporary use projects, such as art
3. INFILL DEVELOPMENT: installations, public events, and meeting 2. ART INSTALLATIONS:
spaces, also can be valuable transition
This involves building new structures on tools in cities with surplus vacant Art installations can be used to create
vacant or underutilized land within an lots and buildings. The “Pop Up City” visual interest in a vacant lot and draw
already developed area. This can help to initiative, led by director of Kent State attention to the potential of the space.
revitalize urban areas and reduce urban University's Cleveland Urban Design They can include murals, sculptures, or
sprawl. Collaborative (CUDC), Terry Schwarz, other temporary works of art.
oversaw the installation of temporary
4. TRANSIT-ORIENTED DEVELOPMENT: bazaars, markets, and restaurants in 3. FOOD TRUCKS AND MARKETS:
Cleveland's vacant buildings to highlight
This involves building mixed-use their potential and set the stage for Setting up food trucks and markets on a
developments around public transit redevelopment. He argues that while vacant lot can create a sense of activity and
stations, with the aim of encouraging temporary interventions may not directly bring people together around a common
more sustainable transportation lead to permanent development, they interest.
options and creating vibrant, walkable promote community engagement
communities. in vacant property reuse and lay the 4. OUTDOOR MOVIE SCREENINGS:
groundwork for future redevelopment.
5. GREEN SPACE DEVELOPMENT: These events can bring people together
Temporary interventions for vacant lands to enjoy a movie in a unique outdoor
This involves turning vacant land into refer to short-term, low-cost, and easily setting, creating a sense of community and
parks, gardens, or other types of green implementable strategies to activate and providing a temporary use for the vacant
space. This can help to improve the revitalize vacant and underutilized lands. lot.
quality of life in urban areas and provide These interventions are often used as
recreational opportunities for residents. a way to test out new ideas, generate 5. TEMPORARY RETAIL SPACES:
interest in a site, and create momentum
for more permanent redevelopment Temporary retail spaces can be
efforts. established on vacant lots, providing
opportunities for entrepreneurs to test
new ideas and products. A great local
PART II: INFILL DEVELOPMENT
4 PRECEDENTS
Although the vacant lands in the Pine
Street Business District may not share the
other examples of temporary use strategies
in various contexts, the Practicum Team
4
Within five years, the site's popularity same scale and context as the Spitalfields chose to highlight the Spitalfields Market
SPITALFIELDS MARKET,
grew, and temporary uses occupied Market, it remains a noteworthy example case due to its particular relevance to the
LONDON, ENGLAND
the full extent of the 13,000m2 space, of temporary urbanism that can offer district's distinct characteristics.
including an organic and arts and crafts inspiration for the district. While there exist
The Spitalfields Market in London was
market, swimming pool, and temporary
acquired by the Spitalfields Development
opera house. However, in the mid-1990s, Figure 79: Pictures of Spitalfields Market, London
Group (SDG) in 1987, with the intention
the SDG decided to develop the planned Source: Hotels. com, Photo by H.Reed.d2i
to redevelop it into an office complex.
office building, closing the sports facilities
However, when the real estate market
in the 1920s extension, and converting
collapsed in the 1990s, SDG opened
the makeshift and somewhat dingy
up the market halls for temporary use.
market into a clean and orderly shopping
After securing the contract, Urban Space
center in 2005 (see Figure 79).
Management (USM) partnered with the
Spitalfields Development Group (SDG) to
Despite the protests by citizens' initiatives,
establish Spitalfields Space Management
SDG and the landlord, the City of
(SSM) and oversee the project.
London Development Corporation, were
committed to the office development.
To kickstart the temporary use of the
Although the temporary use saved the
space, the challenge was to convince
area from total decay and isolation,
middle-class professionals working in the
Spitalfields' social and constructional
nearby financial district to venture into
problems were not entirely solved.
the neglected Spitalfields neighborhood.
The initial strategy involved setting up
The local immigrant community only
covered soccer and cricket fields in the
benefited indirectly from the area's
1920s extension to attract young male
transformation, and the larger conflict
workers for after-work sports and drinks,
over the market drew some members
with the hope that they would bring along
of the immigrant community into the
female friends and generate enough
political process for the first time.
economic activity to support the further
Nonetheless, the temporary use provided
conversion of the Horner Buildings.
artists with affordable studios and an
excellent opportunity to present their
Additionally, smaller units within the
products, and some members of the
development were rented out to
immigrant community were eventually
restaurants and bars for a fixed term of
elected into municipal office.
five years.
PART III: INFILL DEVELOPMENT
4 PROPOSAL 6. PLAN FOR SUSTAINABILITY: that it operates smoothly and effectively. 4

Plan for the temporary intervention to 11. MONITOR AND EVALUATE THE
The Practicum team proposes two 2. DEFINE THE GOALS AND SCOPE OF THE be environmentally sustainable, socially INTERVENTION:
strategies for the redevelopment of the PROJECT: responsible, and economically viable.
vacant or underutilized lands/properties 7. SECURE FUNDING: Monitor and evaluate the temporary use
within the Pine Street Business District, Clearly define the goals and scope of the intervention to measure its success and
considering its existing urban fabric: a project, including the specific outcomes Secure funding from public and private identify areas for improvement. This may
combination of infill development and and benefits that are expected from the sources to finance the temporary use include collecting data on usage, impact,
community-led development for three temporary use intervention. intervention. This may include grants, and community feedback.
opportunity sites, and the usage of loans, or other forms of financing.
temporary interventions for all other 3. ESTABLISH ROLES AND 7. PLAN FOR THE FUTURE:
vacant parcels where applicable. RESPONSIBILITIES: 8. OBTAIN NECESSARY PERMITS AND
APPROVALS: Develop a plan for the future of the
Given the constraints of limited time Clearly define the roles and intervention, including strategies for
and resources, as well as the diverse responsibilities of each partner involved Obtain any necessary permits and transitioning to a permanent use or
contexts of the vacant properties in in the project, including who will be approvals from local government ending the temporary use intervention.
the district, the Practicum team has responsible for financing, designing, agencies before implementing the This may also include strategies
focused on proposing guidelines rather implementing, and managing the temporary use intervention. for maintaining the benefits of the
than specific design interventions for intervention. intervention even after it has ended.
temporary use. However, in response to 9. ENGAGE WITH THE COMMUNITY:
the client's request, the Practicum team 4. DEVELOP A PROJECT PLAN:
has proposed three potential design Engage with the community to ensure
interventions for the selected opportunity Develop a detailed project plan that that the temporary use intervention
sites, as part of the infill development and outlines the timeline, budget, and meets the needs and priorities of local
community-led development initiatives. activities needed to implement the residents and businesses. This may
temporary use intervention. This plan include conducting outreach and hosting
GUIDELINES FOR TEMPORARY should also include strategies for community meetings to gather feedback
USE INTERVENTIONS THAT managing risks and challenges that may and input.
INVOLVE PUBLIC AND PRIVATE arise during the project.
PARTNERSHIPS: 10. IMPLEMENT AND MANAGE THE
5. CREATE A FLEXIBLE DESIGN: INTERVENTION:
1. IDENTIFY POTENTIAL PARTNERS:
Design the temporary intervention to Implement the temporary use
Identify public and private partners who be easily adaptable and flexible, so it intervention according to the project plan,
can contribute to the project, such as can respond to changing needs and and manage the intervention to ensure
local government agencies, community circumstances.
organizations, property owners,
developers, and businesses.
Figure 80: Opportunity Sites in Pine Street Business District
PART III: INFILL DEVELOPMENT Source: By Practicum Team
4 DESIGN INTERVENTIONS OPPORTUNITY SITE B

Have Potential to become
4
District's Land Mark
As mentioned in earlier chapters, could significantly contribute to
there are three potential sites in the meeting the area's housing needs, while
Pine Street Business District that simultaneously generating a patron
OPPORTUNITY SITE A
could be used for infill development, base for local businesses. The majority
Have Potential to become
each with its own unique identity of these potential sites are conveniently District's Southern Focal Point
(see Figure 80). Despite being situated to the east of Pine Street,
located in mixed-use urban blocks particularly near the southern end of
consisting of both residential and the corridor (see Figure 80).
commercial properties, each site has
its own distinct characteristics that OPPORTUNITY SITE C
should be considered when making Culturally significant to African
R
American Community
T O
recommendations.
O ET TS
EN F
EL RG LO
D
PM E
EV A T
D E T AN
LL B C
FI N VA
Opportunity Site A, is located at the
IN CA ER
AT TH
southern end of the district, serving as
TH O
a focal point for visitors from the south,
with the potential to draw in more Figure 81: Sections of the District distinguished by predominant uses
people and drive further growth in the Source: By Practicum Team using data from SketchUp
area. Furthermore, Opportunity Site
B is situated in the heart of the Pine
Street Corridor, making it an attractive
option for development. Lastly, Site C SECTION A
is located at the southern end of the Comprise of Mixed Use Development
district, and previously this site was
occupied by a churce and due to this B
holds significant historical value to the
African American community. A
B
It is worth mentioning that several other
A
vacant lots in close proximity to the
Pine Street Corridor present promising
C
opportunities for the development of SECTION B
large residential buildings. This initiative Dominated by Commercial Uses
SECTION C
Dominated by Institutional Use
4 4
OPPORTUNITY SITE A: Moreover, the report highlights that Considering the ongoing senior housing a small open space with outdoor seating
based on the demographics of the project in the district, the proposal from that can be used year-round. This open
Opportunity Site A is situated at the market, including projected household The Practicum team for Opportunity space is designed in two parts, with
southern end of the corridor, making it growth estimates and changes in Site A and Opportunity Site C suggests a one part flexible for both summer and
a crucial gateway for the area from the household compositions, a considerable combination of one and two-bedroom winter use, and the other part dedicated
south. The proposed building design for portion of the demand for new rental rental apartments and condominium to summer use. A visual representation
this site has been meticulously crafted housing, ranging from one-quarter to units for the proposed building. This of the proposed schematic building
by the Practicum team, taking into one third, could be targeted to meet the approach considers the existing senior design can be found in Figures 82 and
careful consideration various factors needs of seniors in the area. However, housing project, and aims to provide a 83.
listed below: it is possible to design projects that mix of housing options that can cater to
cater to both seniors and families the diverse needs of the community. By
1. BUILDING FORM & MATERIAL: concurrently. For general occupancy offering a variety of unit types, including
projects, the recommended unit mix both rentals and condominiums, the
Height of the building has been should ideally include around 25% to proposed building can potentially
proposed to match the existing 6-story 35% one-bedroom units, 40% to 60% accommodate different demographics
jail building belonging to the county, two-bedroom units, and 10% to 20% and provide housing choices that align
located opposite the site. While the three-bedroom units as a general goal with the demand and preferences of
form-based code allows for building for future rental housing. the local market.
heights ranging from 2 to 8 stories, the The Housing Needs Assessment
team has suggested a 6-story building report also suggests that for the for- The Practicum team's recommendation
for this site to create balance between sale housing units, there is potential for the street level or ground floor
both sides of the corridor. The materials for success with a variety of product of the proposed building is a café or
proposed for the facade include brick designs in Muskegon. The report small restaurant, which is supported by
and stone, to ensure that the building's indicates that based on current and the findings from the market analysis
architectural style aligns with the projected demographics, as well as discussed in earlier chapters. There
surrounding buildings in the area. the existing inventory of for-sale are several compelling reasons for
housing, a combination of one- and this choice. Firstly, the site's current
2. FUNCTION AND USES: two-bedroom condominium units could identity as a location for food trucks
be viable, especially if they are located can be integrated into the design of the
The Housing Needs Assessment report in or near the more walkable areas of proposed building, giving it a dis-tinct
by the City of Muskegon, conducted Muskegon. This implies that strategic character. Secondly, the proximity of the
by Bowen National Research and placement of such units, for example county jail and county offices suggests
based on five-year estimates (2022- in neighborhoods with easy access that there is po-tential to attract visitors
2027), reveals a significant demand for to amenities and services, could be and employees from these facilities with
additional rental and for-sale housing advantageous in meeting the housing food and drinks. Moreover, the form-
units. The report identifies a need for demand in the area. based code encourages retail uses on
approximately 1611 additional rental the street level in the Mainstreet zone,
units and 1313 for-sale housing units. further supporting the team's vision for
Figure 82: Proposed Schematic Design for Opportunity Site A Figure 83: Proposed Schematic Design for Opportunity Site A
Source: By Practicum Team Source: By Practicum Team
4 4
4 4
OPPORTUNITY SITE B: potentially enter the shops, cafes, and 2. FUNCTION AND USES: outreach meeting (charrette). This
other establishments in the district, space will also integrate food and drink
Opportunity Site B presents an ideal boosting economic activity and vitality. The proposed building design for Site options, providing opportunities for
location for a landmark structure within B adheres to the guidelines of the people of different ages to play, eat,
the Pine Street Corridor due to its In addition to its strategic location, form-based code, as it falls within the drink, and enjoy each other's company.
central positioning. Situated right in the the Practicum team has also drawn Mainstreet context area. This context
middle of this bustling district, it offers a inspiration from Muskegon's rich area is characterized by mixed-use Lastly, the third floor of the building
prime spot for a significant architectural history as the former "Lumber Queen buildings situated next to the sidewalk, is intended to provide business
development that could serve as a focal of the World" during its lumber era. The creating a street wall that promotes incubator spaces to support the growth
point for the area. The Practicum team building design incorporates elements commerce and shopping. Based on of new businesses and contribute
has considered the factors listed below that pay homage to this heritage, the market analysis conducted by the to the district's goal of becoming an
in developing the proposed schematic including the color of pine lumber in Practicum team, the following uses are investment hotspot. Additionally, the
building design for Opportunity Site B: the facade and the use of elements proposed for the different floors of the building will house the head office of
resembling the face of a pine tree. building. the Business Improvement Association
1. BUILDING FORM & MATERIAL: and other necessary offices for essential
The horizontal and vertical creamy- The ground floor of the building is services. A visual representation of the
The proposed design for a four-story colored lumber-like structures on the envisioned as a multi-purpose area that proposed schematic building design can
building on Site B is set to become a facade serve as a nod to the city's can be flexibly designed and rearranged be found in Figures 84 and 85.
landmark for the Pine Street Corridor, lumber history, creating a visual to accommodate various occasions
paying tribute to the city's history and connection to the past. Furthermore, throughout the year. For example, food
attracting visitors to explore and engage the integration of large windows and trucks within the district could rent
with the area. The strategic location of glass in the building design aims to kiosks on the first floor to sell their food,
Site B within the Pine Street Corridor blur the lines between the interior and or the district could host functions,
makes it an ideal candidate for a exterior spaces, enticing people from ceremonies, or festivals in this space.
landmark building that can draw visitors outside to step inside and explore the
to the heart of the district. building. The first floor of the building is planned
to house a mix of stores, such as
To achieve this, the proposed building general merchandise, sporting goods,
design aims to be unique and distinct, hobby, and music stores, as well as
setting it apart from the rest of the clothing and clothing accessories stores.
corridor and creating a focal point This is seen as a crucial addition to the
that stands out in the district and area, as it currently lacks such shopping
surrounding area. This would make the options.
building a magnet, drawing people from
all around the city, and even beyond, The second floor of the building
to come and visit this one-of-a-kind is designated as a gaming facility,
structure. As visitors are drawn to the identified as a priority by the
building, they will naturally pass by and community during the community
Figure 84: Proposed Schematic Design for Opportunity Site B Figure 85: Proposed Schematic Design for Opportunity Site B
4 4
4 4
OPPORTUNITY SITE C: and its unique architectural style. To add depth and richness to the goods, hobby, book, and music stores,
These patterns, which are drawn from building's design, the Practicum based on the market analysis discussed
The Practicum team has given various African traditions, will adorn team has proposed the use of the in earlier chapters by the Practicum
thoughtful consideration to the the facade in a visually striking way. Adinkra symbol pattern on some team. These stores are expected to
values associated with this particular The African geometric patterns, for parts of the facade. This reflects the cater to the interests and needs of the
site during the development of the instance, encompass a range of styles, cultural heritage and architectural community, providing a diverse range
proposed schematic building design including diamonds, triangles, lozenges, style of African American society, and of products. In addition, due to the
for Opportunity Site C. Specifically, chequerboards in triangular or square contributes to the overall aesthetic of historical and spiritual value of the site,
the team has taken into account the shapes, parallel zigzags, chevrons, dots, the building. the team suggests considering a small
historical significance of the site, which circles, curved lines or waves, and spiral library for the district adjacent to the
was discussed in the "Historical Sites" shapes. 2. FUNCTION AND USES: book store on the ground floor. This
chapter under the "Urban Anchors" would further enhance the cultural
section in the “Existing Conditions” Symbolic patterns, on the other hand, The function and uses of the proposed significance of the building, offering a
chapter. often incorporate meaningful symbols building for Site C are divided into place for locals to access knowledge
and motifs that hold significance in two parts. Part one encompasses the and engage with literature while
1. BUILDING FORM & MATERIAL: African culture, such as animals, plants, intended uses for the first to fourth enjoying the shopping experience. A
and objects. An example of a symbolic floors, while part two encompasses the visual representation of the proposed
Site C is located in the Neighborhood African pattern that could be used in the proposed uses for the ground floor of schematic building design can be found
Core context area, which, in accordance facade is the Adinkra symbol pattern, the building. in Figures 87 and 88.
with the form-based code, permits known for its intricate symbolic designs
building heights ranging from 2 to that convey messages of wisdom, The intended uses for the first to
5 stories. The Practicum team has courage, and unity (see Figure 86). fourth floors will align with the team's
proposed a 5-story building for this site proposal for Site A, which aims to
in order to achieve a balanced aesthetic address the pressing demand for
along the corridor. housing. For more detailed information,
please refer to the "Function and Uses"
To align with the architectural style of section for Opportunity Site A, which
Figure 86: Men wearing Adinkra Robes,
surrounding buildings, the proposed Ghana, 1973 provides insights into the apartments'
facade materials for the building Source: https://www.contemporary-african- specifications as per the housing needs
include brick and stone. These materials art.com/african-patterns.html assessment report conducted by
provide not only durability and stability the City of Muskegon. This approach
to the structure, but also contribute to ensures coherence and consistency
the visual cohesion of the area. with the team's overarching vision
while effectively addressing the housing
In addition to these materials, the requirements of the intended audience.
facade will feature African patterns
that are designed to express the rich The ground floor, or street level, of the
cultural heritage of African society building is proposed to house sporting
Figure 87: Proposed Schematic Design for Opportunity Site C Figure 88: Proposed Schematic Design for Opportunity Site C
4 4
Figure 89: Summary Matrix of Recommendations.
RECOMMENDATIONS Source: By Practicum Team
4 SUMMARY TIMEFRAME COST FUNDINGS 4

Figure 89 concisely outlines our Short-term Mid-term Long-term Low Cost Medium Cost High Cost
proposed recommendations, detailing
their corresponding timeframes
and implementation costs. Certain Lighting
• COMMUNITY DEVELOPMENT BLOCK
recommendations, like the temporary GRANTS (CDBG)
Trees
or permanent installation of parklets, STREETSCAPE • MATCH ON MAIN GRANT IS AVAILABLE
can be tailored according to situational Parklets TO REDEVELOPMENT READY
needs. Temporary installations COMMUNITIES (RRC)
typically represent a cost-effective, Signage* • GRANT FOR PLANTING TREES IN BOTH
short-term solution, while permanent PARKS, CITY STREETS, NEIGHBORHOOD
installations require a larger budget REVITALIZATION PROJECTS, ETC
and a longer implementation timeline.
Funding resources have been
allocated for two specific proposals:
Streetscape Improvement and Façade Murals
• MICHIGAN ECONOMIC DEVELOPMENT
Improvement. FACADE CORPORATION (MEDC)
IMPROVEMENT • MICHIGAN STATE HISTORIC
For the implementation of the Infill
Physical
Intervention PRESERVATION OFFICE (SHPO)
Development proposal, however, we (Material, • MUSKEGON DOWNTOWN
strongly encourage the city to explore Windows, DEVELOPMENT AUTHORITY (DDA)
public-private partnerships. Such Etc.)
collaborative ventures with business
professionals and investors could
provide a viable solution for executing Opportunity
the recommendations under this third Site A
proposal.
INFILL Opportunity • PUBLIC AND PRIVATE PARTNERSHIP
DEVELOPMENT Site B IS ENCOURAGED
Opportunity
Site C
*It can be temporary or permanent depending on the specific goals. Temporary ones usually are low cost and a short-term process, whereas, permanent ones are high cost and a long-term process.
156 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN VISION AND GOALS 157
RECOMMENDATIONS
BUSINESS IMPROVEMENT
4 ASSOCIATION 4
SUGGESTED BYLAWS: 3. Meetings: The BIA shall hold regular
FRAMEWORK FOR ESTABLISHING entertainment meetings of the membership and
BUSINESS IMPROVEMENT • Enhance the appearance and 1. Membership: Membership in the board of directors. Meetings shall
ASSOCIATION cleanliness of the area BIA shall be open to any business be held at least quarterly, and the
• Develop and maintain a positive located within the boundaries of annual meeting shall be held in the
A business improvement association image of the area the BIA. Membership fees shall be first quarter of each year. Special
(BIA) is a group of businesses in a established by the board of directors meetings may be called by the
particular area who come together to BOUNDARIES: and approved by the membership. president or by a majority of the
improve the economic vitality of their Members shall be entitled to board of directors.
community. The purpose of a BIA is to Determine the geographic boundaries participate in all activities of the BIA,
promote and improve the area for the of the BIA, which may include a attend meetings, and have one vote 4. Committees: The board of directors
benefit of the local business community, particular street, neighborhood, or per business. may establish committees to carry
residents, and visitors. Outlined below is commercial district. out specific functions or initiatives
a comprehensive framework, which also 2. Board of Directors: The BIA shall be of the BIA. Committees shall be
includes bylaws and name suggestions, FINANCES: governed by a board of directors. appointed by the president and
that can aid the city in establishing a The board shall consist of a approved by the board of directors.
business improvement association. The BIA shall establish a budget for minimum of five and a maximum of
each fiscal year, which shall begin on nine members, who shall be elected NAME SUGGESTIONS:
PURPOSE AND OBJECTIVES: January 1 and end on December 31. by the membership for a term
The board of directors shall approve of two years. The board shall be • Pine Street Business Pioneers (PSBP)
The purpose of the Business the budget and may amend it during responsible for managing the affairs • Pine Street Commerce Collective
Improvement Association is to improve the year as necessary. The BIA shall of the BIA, including but not limited (PSCC)
and promote the economic vitality maintain accurate financial records to: • Dynamic Pine Street Business
of the Muskegon area by enhancing and shall make them available to the Association (DPSBA)
the physical environment, marketing membership upon request. • Developing and implementing a • Pine Street Enterprise Network
the area, and encouraging economic strategic plan for the BIA (PSEN)
development. The objectives of the BIA BYLAWS: • Approving the annual budget • Pine Street Business Renaissance
shall be to: • Hiring and supervising staff, if any (PSBR)
The bylaws of the BIA shall be reviewed • Developing and implementing • Innovative Pine Street Business
• Foster economic growth and and updated as necessary by the board programs and initiatives that align Alliance (IPSBA)
development in the Muskegon area of directors. Amendments to the bylaws with the strategic plan • Pine Street Commerce Coalition
• Encourage and facilitate cooperation shall be approved by a two-thirds vote • Promoting the BIA and its activities (PSCC)
among local businesses of the membership. to the community • Pine Street Business Revitalization
• Promote the area as a destination Union (PSBRU)
for shopping, dining, and
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ID Size Zoning Onwer Name Vacancy Property Type
APPENDIX A (Acres) Code Value
29 0.14 NC E J E PROPERTIES LLC Y $1,900 Commercial
ID Size Zoning Onwer Name Vacancy Property Type 30 0.12 NC CITY OF MUSKEGON Y 0 Commercial
(Acres) Code Value
31 0.24 NC BOURGEOIS SOREN H N $31,300 Household
01 0.31 NC BRIGGS RUBIN O Y $75,800 Commercial
32 0.11 NC SCRAVER WILLIAM C/FOOKS RO- N $1,400 Household
02 0.37 NC FIRST GENERAL CREDIT UNION N $130,600 Commercial BYN J
03 0.64 NC SINGLE TRIP PARTNERS LLC N $156,600 Commercial 33 0.19 NC MORALES FRED N $38,900 Household
04 0.35 NC ELENBAAS HOLDINGS LLC N $37,100 Commercial 34 0.20 NC PIGEON CREEK FURNITURE LLC N $22,200 Commercial
05 0.05 NC NIPOTE'S LLC N $71,900 Commercial 35 0.49 MS ADMIRAL REAL ESTATE I LLC N $63,900 Commercial
06 0.40 NC FRONTIER COMMUNICATIONS N 0 Commercial 36 0.09 MS HAMED PROPERTIES LLC Y $3,800 Commercial
07 0.27 NC CZM PROPERTIES LLC N $106,200 Commercial 37 0.38 MS CITY OF MUSKEGON Y 0 Commercial
08 0.23 NC RIEGLER PROPERTIES LLC N $90,700 Commercial 38 0.79 NC ALMAJEED PROPERTY LLC N $103,900 Commercial
09 0.45 NC BOLEN DAVID L N $95,000 Commercial 39 0.22 NC NULF LARRY D II Y $18,200 Household
10 2.40 NC WITT LEE A CREDIT TRUST N $307,800 Commercial 40 0.11 NC TOP QUALITY PROPERTIES LLC N $17,700 Household
11 0.50 MS COREPARK INVESTMENTS LLC N $15,600 Commercial 41 0.12 NC THE Q9 LLC N $1,400 Household
12 0.20 MS NW MILL REAL ESTATE LLC N $25,800 Commercial 42 0.22 NC JUST3 LLC N $23,600 Household
13 0.46 MS COREPARK INVESTMENTS LLC N $11,700 Commercial 43 0.11 NC LAKE ROBERT L/HARVEY GAYLE L N $26,300 Household
14 0.65 MS SAMARITAS AFFORDABLE LIVNG N $44,900 Commercial 44 0.11 NC BURNSIDE SHARON/HARRIS ADAM N $25,500 Household
MUSKEGON
45 1.28 MS BK MUSKEGON PROPERTIES LLC N $343,900 Commercial
15 0.61 MS NW MILL REAL ESTATE LLC N $56,100 Commercial
46 0.37 MS COUNTY OF MUSKEGON N 0 Commercial
16 1.88 MS FRONTIER COMMUNICATIONS N 0 Commercial
47 0.44 MS VALDEZ PROPERTIES LLC N $104,400 Commercial
17 0.28 MS NW AMERICA REAL ESTATE LLC N $48,000 Commercial
48 0.11 MS SGC SOLUTIONS LLC N $54,500 Commercial
18 0.14 MS EAST OF EDEN LLC N $45,600 Commercial
49 0.33 MS SWIATEK TRUST N $64,500 Commercial
19 0.11 MS JILLIAN & JORDAN LLC N $5,200 Commercial
20 1.12 MS 888 TERRACE LLC N $677,400 Commercial
51 0.09 MS STRANDBERG CLARE J N $36,500 Commercial
21 0.34 MS FETHKE J TRUST N $67,200 Commercial
52 0.11 MS WILLIAMS MALACHI F JR N $33,300 Commercial
22 0.09 MS JERVISS-FETHKE INSURANCE AGEN- N $10,000 Commercial
CY INC 53 0.06 MS JENKINS JAMIE Y $16,700 Commercial
23 0.22 MS UPCHURCH LINDA F N $31,000 Commercial 54 0.16 MS LIVERNOIS PAINT & SUPPLY, LLC N $20,100 Commercial
24 0.86 MS FETHKE J TRUST N $67,200 Commercial 55 0.25 MS DAHLQUIST RANDY Y $14,400 Commercial
25 0.16 MS UPCHURCH LINDA F N $20,800 Commercial
56 0.11 MS NASSAU PROPERTIES LLC N $23,000 Commercial
26 0.37 MS E J E PROPERTIES LLC N $61,400 Commercial 57 0.19 MS DAHLQUIST RANDOLPH B/DEBRA K N $13,800 Commercial
27 0.23 MS PINE ST PROFESSIONAL BUILDING N $81,300 Commercial 58 0.22 NC THE FORREST GROUP OF WEST N 0 Commercial
LLC MICHIGAN
28 1.03 NC E J E PROPERTIES LLC Y $12,500 Commercial
166 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN APPENDICES 167

CONTEXT AREAS AND USE SECTION 2005
ID Size Zoning Onwer Name Vacancy Property Type
(Acres) Code Value APPENDIX B
59 0.29 NC DAHLQUIST RANDY N $10,700 Commercial 2005.03 CONTEXT AREAS OVERVIEW
60 0.02 NC DAHLQUIST RANDY N $800 Commercial
MORE URBAN
61 0.06 NC DAHLQUIST RANDY Y $4,200 Commercial
62 0.79 NC DAHLQUIST RANDOLPH B/DEBRA K N $60,500 Commercial
DT MS MSW
DOWNTOWN MAINSTREET MAINSTREET WATERFRONT
63 0.09 NC DAHLQUIST RANDOLPH B/DEBRA K N $19,800 Household
64 0.38 NC DAHLQUIST RANDOLPH B/DEBRA K N $23,000 Household
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.
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 CONTEXT AREAS AND USE SECTION 2005
2005.03 CONTEXT AREAS OVERVIEW (continued) 2005.04 SUMMARY OF BUILDING TYPES PERMITTED IN EACH CONTEXT AREA
Context Areas for the Muskegon Form Based Code are summarized as follows: CONTEXT AREAS
BUILDING TYPE
LESS URBAN WITH FRONTAGE OPTION DT
DOWNTOWN
MS
MAINSTREET
MSW
MAINSTREET
NC
NEIGHBORHOOD
NE
NEIGHBORHOOD
UR
URBAN
WATERFRONT CORE EDGE RESIDENTIAL
with STOREFRONT By Right By Right By Right By Right By Right
NC NE UR with BALCONY By Right By Right By Right By Right By Right
MIXED-USE
BUILDING
TYPE
NEIGHBORHOOD CORE NEIGHBORHOOD EDGE URBAN RESIDENTIAL 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
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
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
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 with STOOP By Right
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 with PROJECTING PORCH By Right
office, and residential uses. Buildings setback conditions within a compact of setback conditions within a
MULTI-PLEX
with STOOP By Right By Right By Right
SMALL
are typically close to the street walkable block structure. Retail and compact walkable block structure.
with PROJECTING PORCH By Right By Right By Right
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 with ENGAGED PORCH By Right By Right By Right
a transitional area between the more This Context Area provides a variety / work buildings. This Context Area
ROWHOUSE
with LIGHTWELL By Right By Right By Right
BUILDING
intense Context Areas of the Form of medium and small residential is typically adjacent to single family
TYPE
Based Code area and the existing building types that transition between residential districts. with STOOP By Right By Right By Right By Right By Right
residential neighborhoods that are the existing neighborhoods. with PROJECTING PORCH By Right By Right By Right
adjacent to downtown Muskegon.
BUILDING
DUPLEX
TYPE
with PROJECTING PORCH By Right By Right
appropriate form elements in this appropriate form elements in this appropriate form elements in this
Context Area: Context Area: Context Area: with ENGAGED PORCH By Right By Right
A. Primarily attached A. Attached and detached A. Attached and detached
BUILDING TYPE
DETACHED
HOUSE
buildings buildings residential buildings
with PROJECTING PORCH By Right By Right
B. Medium to large building B. Medium building footprints B. Medium to small building
footprint C. Varied front setbacks footprint with ENGAGED PORCH By Right By Right
C. Varied front setbacks D. Medium to small side C. Varied front setbacks
CARRIAGE HOUSE BUILDING TYPE By Right By Right
D. Small side setbacks setbacks D. Medium side setbacks
E. Varied frontages E. Varied frontages E. Primarily stoops and porch CIVIC BUILDING TYPE By Right By Right By Right By Right By Right By Right
frontages Shaded areas represent Building Types that are not permitted in specified Public Realm Context Area.
5.6 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON

CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.5
2005.06 MAINSTREET (MS) CONTEXT AREA 2005.06 MAINSTREET (MS) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES
1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT BUILDING TYPE MAINSTREET (MS) CONTEXT AREA
PERMITTED IN
To provide a focal point that serves the city’s WITH FRONTAGE OPTION BUILDING HEIGHT BUILDING LOT SIZE
CONTEXT AREA
neighborhoods by accommodating retail, service, and
residential uses in a compact, walkable urban form. 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
DESCRIPTION
TYPE
This Context Area is characterized by mixed use buildings with TERRACE Conditional * 8 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
set next to the sidewalk in order to create a street wall with FORECOURT By Right 8 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
and promote commerce and shopping. These buildings
contain primarily street level retail uses, however, with DRIVE-THROUGH
residential and service uses may occur on the ground with STOREFRONT By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
BUILDING
RETAIL
floor so that the area can mature over time. This Context
TYPE
with TERRACE Conditional* 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
Area has a high level of walkability and vibrancy at the
street level. 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
The following are generally appropriate form elements in
this Context Area: with TERRACE Conditional* 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
FLEX
A. Attached buildings
with FORECOURT By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
B. Medium to large building footprint
C. Building at or near the Right-of-Way with DOORYARD By Right 6 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min.
D. Small side setbacks with STOREFRONT
COTTAGE
BUILDING
E. Varied frontages with an emphasis on
RETAIL
commercial with DOORYARD
with STOOP
LIVE / WORK
2.0 CONTEXT AREA LOCATION
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.

MULTI-PLEX
LARGE
with STOOP
with PROJECTING PORCH
MULTI-PLEX
with STOOP
SMALL
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 STOOP
BUILDING
DUPLEX
TYPE
with ENGAGED PORCH
BUILDING TYPE
DETACHED
with STOOP
HOUSE
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.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.13 5.14 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON

2005.06 MAINSTREET (MS) CONTEXT AREA 2005.06 MAINSTREET (MS) CONTEXT AREA
4.0 BUILDING SITE PLACEMENT 6.0 PERMITTED USES
Refer to Illustration 5.03 for building site placement. ILLUSTRATION 5.03 BUILDING SITE PLACEMENT
A. Front Build-to-Zone (at front street): MAINSTREET (MS) CONTEXT AREA PERMITTED USES
■ Required build-to-zone from 0 to 15 feet
C B
from front property line.
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
REAR PROPERTY
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
BUILDING TYPE
■ Mixed-Use and Retail Building Types in this LINE
LIVE / WORK
ROWHOUSE
Context Area shall have facade placed
MIXED USE
at front property line (required build-to-
D Specific Use
DUPLEX
RETAIL
line at front property line).
CIVIC
FLEX
B. Side Build-to-Zone (at side street):
■ Required build-to-zone from 0 to 15 feet Accessory buildings and uses P P P P P P
from side property line.
SIDE PROPERTY LINE

Amusement and recreation facility P P P
■ Mixed-Use and Retail Building Types in this BUILDING E
Context Area shall have facade placed FOOTPRINT Auto service station
at side property line (required build-to-line
SIDE STREET
SIDE PROPERTY LINE
at side property line). Bank P P P
C. Side Setback (at non-street locations): Business school/private or public school/higher ed. P P P
■ 0 feet from side property line.
FRONT PROPERTY Church P
LINE
D. Rear Setback:
■ 0 feet from rear property line. Club, lodge, hall P
FRONT STREET
Gallery/museum P P P
E. Encroachments: Balconies, awnings, canopies,
eaves, cornices, and bay windows, may project A Hotel/motel P
into required setbacks, beyond required build-
to-zones, or into the public right-of-way as Indoor theater/live music concert hall P P
indicated in Section 2003.02.
Light manufacturing
Machine shop
Micro brewery, distillery, winery under 2500 barrels P P P

5.0 PARKING PLACEMENT
Refer to Illustration 5.04 for on-site parking placement. ILLUSTRATION 5.04 PARKING PLACEMENT
Micro brewery, distillery, winery over 2500 barrels P P P
A. Front Setback:
■ 40 feet minimum from front property line. Multi-family P* P* P
D
B. Side Setback (from side street): Office P P P P P#
■ 5 feet minimum from side property line. REAR PROPERTY LINE
Outdoor recreation
C. Side Setback (from non-street locations): E
Outdoor theater
■ 0 feet from side property line. C
F
Parking structure S
D. Rear Setback: ON-SITE PARKING
■ 0 feet from rear property line at non-street PERMITTED IN
Personal service P P P P P#
HATCHED AREA
locations.
B
■ 5 feet from rear property line at street Railway terminal P
locations.
SIDE PROPERTY LINE
E Research and development

E. Parking located at side or rear street locations G
shall be screened from the street as required by Restaurant, cocktail lounge, brewpub P P P P#
Section 2008.14.
SIDE PROPERTY
SIDE STREET
Retail P P P P P#
A
LINE
F. Parking / service areas shall not be accessed

from front streets, unless an alley or side street FRONT PROPERTY
Shipping, port related activity
is not available for driveway placement. LINE
Maximum width of driveway is 20 feet. P = Permitted Use
FRONT STREET P* = Permitted Use on floors two and above
G. Driveway access location: P# = Permitted Use on first floor only
■ Corner lot: 40 feet minimum from street S = Special Land Use (refer to Section 2002.02)
corner. Active uses per the Context Area Map (2005.02) include retail, restaurant/cocktail lounge/brewpub, personal service, and micro brewery/distillery/winery.
■ Interior lot: within 5 feet of side property Blank cell = Use not permitted in this Context Area
line, when alley is not available. Shaded areas represent Building Types that are not permitted in this Context Area.
CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.15 5.16 DOWNTOWN FORM BASED CODE CITY OF MUSKEGON

SECTION 2005 CONTEXT AREAS AND USE SECTION 2005 CONTEXT AREAS AND USE
2005.06 MAINSTREET (MS) CONTEXT AREA 2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
6.0 PERMITTED USES (continued) 1.0 CONTEXT AREA INTENT AND DESCRIPTION
INTENT
MAINSTREET (MS) CONTEXT AREA PERMITTED USES To provide a variety of urban housing, retail, and
commercial choices, in medium footprint, medium-
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
density Building Types, which reinforce the neighborhood’s
COTTAGE RETAIL
walkable nature and support neighborhood retail and
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
service at key intersections.
MIXED USE
Specific Use
DUPLEX
RETAIL
CIVIC
DESCRIPTION
FLEX
This Context Area is characterized by a wide variety of
building types that can accommodate retail, service,
Shared/Co-op housing P* P* P
office, and residential uses. Buildings are typically close to
Single-family residential P P the street and form nodes of activity at key intersections.
This Context Area forms a transitional area between the
Taxi/limo service P P P more intense Context Areas of the Form Based Code
Two-family residential area and the existing residential neighborhoods that are
adjacent to downtown Muskegon.
Uses similar to permitted uses P P P P P P P
The following are generally appropriate form elements in
Uses similar to special uses P P P P P P P this Context Area:
Veterinary and kennel A. Attached and detached buildings
B. Medium building footprints
Warehousing C. Varied front setbacks
D. Medium to small side setbacks
Wind turbine E. Varied frontages
2.0 CONTEXT AREA LOCATION
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 CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.25

CONTEXT AREAS AND USE SECTION 2005 SECTION 2005 CONTEXT AREAS AND USE
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA 2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
3.0 PERMITTED BUILDING TYPES, BUILDING TYPE HEIGHTS, AND BUILDING TYPE LOT SIZES 4.0 BUILDING SITE PLACEMENT
NEIGHBORHOOD CORE (NC) CONTEXT AREA Refer to Illustration 5.08 for building site placement. ILLUSTRATION 5.08 BUILDING SITE PLACEMENT
BUILDING TYPE A. Front Build-to-Zone (at front street):
PERMITTED IN
WITH FRONTAGE OPTION CONTEXT AREA
BUILDING HEIGHT BUILDING LOT SIZE ■ Required build-to-zone from 0 to 20 feet
C B
from front property line.
REAR PROPERTY
with BALCONY By Right 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min. ■ Mixed-Use and Retail Building Types in this LINE
MIXED-USE
BUILDING
Context Area shall have facade placed D

TYPE
with TERRACE Conditional * 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min. at front property line (required build-to-
line at front property line).
B. Side Build-to-Zone (at side street):
with DRIVE-THROUGH By Right 5 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
■ Required build-to-zone from 0 to 20 feet
with STOREFRONT By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min. from side property line.
SIDE PROPERTY LINE

BUILDING
RETAIL
TYPE
with TERRACE Conditional* 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min. ■ Mixed-Use and Retail Building Types in this E
BUILDING
Context Area shall have facade placed FOOTPRINT
with DRIVE-THROUGH By Right 1 story building limit Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min.
at side property line (required build-to-line
SIDE STREET
SIDE PROPERTY LINE
with STOREFRONT By Right 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min. at side property line).
BUILDING TYPE
with TERRACE Conditional* 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min. C. Side Setback (at non-street locations):
FLEX
■ 3 feet from side property line.

with FORECOURT By Right 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min. FRONT PROPERTY
LINE
with DOORYARD By Right 5 story max. / 2 story min. Lot Width: 50’ min. / 250’ max. Lot Depth: 100’ min. D. Rear Setback:
■ 10 feet from rear property line.
COTTAGE
FRONT STREET
BUILDING
RETAIL
E. Encroachments: Balconies, awnings, canopies,

eaves, cornices, and bay windows, may project A
with STOOP By Right 2 story max. / 1 story min. Lot Width: 25’ min. / 80’ max. Lot Depth: 80’ min. into required setbacks, beyond required build-
to-zones, or into the public right-of-way as
with STOREFRONT By Right 2 story building required Lot Width: 18’ min. / 35’ max. Lot Depth: 80’ min. indicated in Section 2003.02.
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.
5.0 PARKING PLACEMENT
with FORECOURT By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min. Refer to Illustration 5.09 for on-site parking placement.
ILLUSTRATION 5.09 PARKING PLACEMENT

MULTI-PLEX
with DOORYARD By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min. A. Front Setback:
LARGE
■ 40 feet minimum from front property line.

C D
with STOOP By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min.
B. Side Setback (from side street):
with PROJECTING PORCH By Right 5 story max. / 2 story min. Lot Width: 75’ min. / 150’ max. Lot Depth: 100’ min. ■ 5 feet minimum from side property line.
REAR PROPERTY
LINE
MULTI-PLEX
with STOOP By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min. E
C. Side Setback (from non-street locations):
SMALL
with PROJECTING PORCH By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min. ■ 5 feet from side property line.
F
with ENGAGED PORCH By Right 3 story max. / 2 story min. Lot Width: 50’ min. / 80’ max. Lot Depth: 100’ min. D. Rear Setback: ON-SITE PARKING
■ 5 feet from rear property line at non-street PERMITTED IN
ROWHOUSE
with LIGHTWELL By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min. locations.
HATCHED AREA
BUILDING
B
■ 5 feet from rear property line at street
TYPE
locations.
SIDE PROPERTY LINE

with PROJECTING PORCH By Right 2 story building required Lot Width: 18’ min. / 30’ max. Lot Depth: 100’ min. E
E. Parking located at side or rear street locations G
with STOOP shall be screened from the street as required by
BUILDING
DUPLEX
Section 2008.14.
TYPE
SIDE PROPERTY
SIDE STREET
A
LINE
with ENGAGED PORCH F. Parking / service areas shall not be accessed
from front streets, unless an alley or side street
BUILDING TYPE
FRONT PROPERTY
DETACHED
with STOOP is not available for driveway placement. LINE

HOUSE
Maximum width of driveway is 20 feet.

FRONT STREET
with ENGAGED PORCH G. Driveway access location: F
■ Corner lot: 40 feet minimum from street
CARRIAGE HOUSE BUILDING TYPE corner.
■ Interior lot: within 5 feet of side property
CIVIC BUILDING TYPE By Right 3 story max. / 2 story min. Lot Width: 25’ min. / 150’ max. Lot Depth: 100’ min. line, when alley is not available.
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 CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.27

CONTEXT AREAS AND USE SECTION 2005 SECTION 2005 CONTEXT AREAS AND USE
2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA 2005.08 NEIGHBORHOOD CORE (NC) CONTEXT AREA
6.0 PERMITTED USES 6.0 PERMITTED USES (continued)
NEIGHBORHOOD CORE (NC) CONTEXT AREA PERMITTED USES NEIGHBORHOOD CORE (NC) CONTEXT AREA PERMITTED USES
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
DETACHED HOUSE
CARRIAGE HOUSE
LARGE MULTI-PLEX
SMALL MULTI-PLEX
COTTAGE RETAIL
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
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
LIVE / WORK
ROWHOUSE
MIXED USE
Specific Use
MIXED USE
Specific Use
DUPLEX
DUPLEX
RETAIL
CIVIC
RETAIL
CIVIC
FLEX
FLEX
Accessory buildings and uses P P P P P P P P Shared/Co-op housing P* P* P P
Amusement and recreation facility P Single-family residential P* P P

P P
Auto service station S S S S Taxi/limo service P P P P
Bank P P P Two-family residential
Business school/private or public school/higher ed. P Uses similar to permitted uses P P P P P P P P
Church Uses similar to special uses P P P P P P P P

P
Club, lodge, hall P Veterinary and kennel P
Gallery/museum P P Warehousing P P
P
Hotel/motel P Wind turbine 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

P* = Permitted Use on floors two and above P* = Permitted Use on floors two and above
P# = Permitted Use on first floor only P# = Permitted Use on first floor only
S = Special Land Use (refer to Section 2002.02) 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. 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 Blank cell = Use not permitted in this Context Area
Shaded areas represent Building Types that are 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 CITY OF MUSKEGON DOWNTOWN FORM BASED CODE 5.29

PLANNING PRACTICUM
Practicum is a capstone course in Michigan

State University’s (MSU) Urban and
Regional Planning program. Practicum
allows students to apply their classroom
knowledge in a practical setting, enabling
them to gain valuable experience and
practice in the field. This experience helps
to bridge the gap between academic
knowledge and professional practice, which
is essential for the successful transition
from student to practitioner.
Michigan State University’s Planning

Practicum team has partnered with the City
of Muskegon to conduct a comprehensive
analysis of the Pine Street Business District
and provide a district improvement plan.

Muskegon Business District Study Final Report Spreads

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PINE STREET

MSU PLANNING PRACTICUM

MICHIGAN STATE UNIVERSITY CITY OF MUSKEGON

ACKNOWLEDGEMENT OF FUNDING ASSISTANCE

Practicum is supported by our community clients and through generous financial

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The goal of the project is to transform This will be accomplished by enhancing

INDUSTRIALIZATION AND GROWTH: In the early 20th century, Muskegon

20 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 21

22 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 23

% Population 25 Years and Over

Female Male Linear (Muskegon ) Linear (Muskegon County) Linear (Michigan)

24 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 25

26 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 27

28 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 29

Housing Unit Building Permits for Muskegon, MI

30 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 31

32 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 33

1200 have changed since then. The city also

Muskegon, MI Michigan USA Linear (Muskegon, MI)

34 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 35

2013 2014 2015 2016 2017 2018 2019 2020

Bicycle Carpooled Drove Alone Motorcycle Other

36 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 37

1 COMMUTE TIME: 20% 1

Muskegon's workers commute over significantly in 2010, but at the county

commute", Muskegon workers have 4%

Figure 18: Change in Average Commute Time

Muskegon, MI Muskegon County Michigan

38 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 39

(II3) from StatsAmerica provides investment, proprietorship, etc.

40 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 41

Location Quotient Industry Share (%)

44 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 45

46 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 47

• The National Growth component

• The Industry Mix component (-1.81%)

48 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN COMMUNITY PROFILE 49

2 INTRODUCTION BUSINESS MAKEUP

Beyond these, all remaining industries

zoning for medical care. from the City of Muskegon. Additional

Employment share in the 3-mile radius contribute to the prominence of Health

at the top again, counting for nearly radius.

of Manufacturing in this region is With nearly 50,000 employees across

supported by the broadened variety the various industries in the 5-mile

and similar types of stores. portion of employment under this

industry group could be attributed to

the increased variety of retail stores in

the general business zones outside the

54 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN MARKET ANALYSIS 55

1-Mile Radius 3-Mile Radius 5-Mile Radius

56 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN MARKET ANALYSIS 57

2 LEAKAGE & SURPLUS

For this section of the analysis, the

58 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN MARKET ANALYSIS 59

Clothing and Clothing Accessories Stores

General Merchandise Stores 68.2 General Merchandise Stores 19.4

Miscellaneous Store Retailers -28.1 Miscellaneous Store Retailers -18.9

Nonstore Retailers 100 Nonstore Retailers 26.4

-100 -50 0 50 100 -100 -50 0 50 100

60 PINE STREET BUSINESS DISTRICT | IMPROVEMENT PLAN MARKET ANALYSIS 61

Motor Vehicle & Parts Dealers 13.8

Furniture & Home Furnishings Stores -18.5 ·add/expand

Food Services & Drinking Places -16