Zoning Ordinance No. 99

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Zoning Ordinance No. 99
Effective Date: June 7, 2004

Click on the article name below for specific, current language. At the end of each article you can find the date of any amendment and the existing language at the time of the amendment.

Article I TITLE AND PURPOSE 1

Sec. 1.1

  Short Title 1

1.2

  Purpose 1

 

Article II ZONING DISTRICTS, ZONING MAP AND USES PERMITTED  2
Sec. 2.1   Zoning Districts  2
2.2   Zoning Map  2
2.3   Boundaries of District  3
2.4   Amendment of Zoning Map  3
2.5   Zoning of Streets, Alleys & Railroad Rights-of-Way  3
2.6   Principal Permitted Uses in Districts  3
2.7   Special Land Uses  4
2.8   Uses Permitted Requiring Approval of the Zoning Board of Appeals  7
2.9   Uses Prohibited in Districts  9

 

Article III FS FLOODPLAIN DISTRICTS 10
    Purpose 10
Sec. 3.1   Definitions 10
3.2   District Designation 10
3.3   Floodplain/Floodway Regulations 11
3.4   Application and Approval 12

 

Article IV

 PL PUBLIC LANDS DISTRICT

13

 

Purpose

13

Sec. 4.1

 

Principal Permitted Uses

13

4.2

 

Special Land Uses

13

4.3

 

Development Requirements

15

 

Article V

AG AGRICULTURAL DISTRICT

17

 

Purpose

17
Sec. 5.1  

Principal Permitted Uses

17
5.2  

Special Land Uses

18
5.3  

Uses Permitted Requiring Approval of the Zoning Board of Appeals

22
5.4  

Development Requirements

22

 

Article VI

R-1-E, R-1-H, R-1-S, R-1 ONE FAMILY RESIDENTIAL DISTRICTS

24

 

Purpose

24

Sec. 6.1  

Principal Permitted Uses

24

6.2  

Special Land Uses

25

6.3  

Uses Permitted Requiring Approval of the Zoning Board of Appeals

28

6.4  

Development Requirements

28

 

Article VII

R-M MOBILE HOME RESIDENTIAL DISTRICTS

 

 

Purpose

35

Sec. 7.1

 

Principal Permitted Uses

35

7.2

 

Special Land Uses

38

7.3

 

Development Requirements

39

 

Article VIII

R-2 TWO FAMILY RESIDENTIAL DISTRICT

40

 

Purpose

40

Sec. 8.1

 

Principal Permitted Uses

40

8.2

 

Special Land Uses

41

8.3

 

Development Requirements

43

 

Article IX

R-2-A MULTIPLE FAMILY RESIDENTIAL DISTRICT

44

 

Purpose

44

Sec. 9.1

 

Principal Permitted Uses

44

9.2

 

Special Land Uses

45

9.3

 

Development Requirements

47

 

Article X

OS OFFICE SERVICE DISTRICT

52

 

Purpose

52

Sec. 10.1

 

Principal Permitted Uses

52

10.2

 

Special Land Uses

53

10.3

 

Development Requirements

55

 

Article XI

OS-ARC OFFICE SERVICE - ANN ARBOR ROAD CORRIDOR DISTRICT

 58

 

Purpose

58

Sec. 11.1  

Principal Permitted Uses

58

11.2  

Special Land Uses

59

11.3  

Development Requirements

62

 

Article XII

C-1 NEIGHBORHOOD SHOPPING DISTRICT

65

 

Purpose

65

Sec. 12.1

 

Principal Permitted Uses

65

12.2

 

Special Land Uses

66

12.3

 

Development Requirements

67

 

Article XIII

C-2 GENERAL COMMERCIAL DISTRICT

70

 

Purpose

70
Sec. 13.1  

Principal Permitted Uses

70
13.2  

Special Land Uses

71
13.3  

Development Requirements

80

 

Article XIV

ARC ANN ARBOR ROAD CORRIDOR DISTRICT

84
Sec. 14.1   

Preamble

84
14.2   

ARC, Ann Arbor Road Corridor District

84
14.3   

Schedule of Regulations

103
14.4   

Parking Requirements, Layout, Standards, and Off-Street Loading and Unloading

105
14.5   

Access Management and Driveway Standards

122
14.6   

Landscaping Standards

126
14.7   

Character of Landscaping, Screening, or Buffering Areas

132
14.8   

Specific Landscaping, Screening, and Buffering Requirements

133
14.9   

Interior Parking Lot Landscaping

139
14.10  

Signs

139
14.11  

Amendments

163

 

Article XV

VP VEHICULAR PARKING DISTRICT

164

 

Purpose

164
Sec. 15.1  

Principal Permitted Uses

164
15.2  

Special Land Uses

164
15.3  

Development Requirements

166

 

Article XVI

MR MID RISE DISTRICT

169

 

Purpose

169
Sec. 16.1  

Principal Permitted Uses

170
16.2  

Special Land Uses

172
16.3  

Development Requirements

174

 

Article XVII

OR OFFICE RESEARCH DISTRICT

176

 

Purpose

176
Sec. 17.1  

Principal Permitted Uses

176
17.2  

Special Land Uses

177
17.3  

Development Requirements

178

 

Article XVIII

TAR TECHNOLOGY AND RESEARCH DISTRICT

182

 

Purpose

182
Sec. 18.1  

Principal Permitted Uses

182
18.2  

Special Land Uses

183
18.3  

Uses Specifically Prohibited

185
18.4  

Development Requirements

186

 

Article XIX

IND INDUSTRIAL DISTRICT

190

 

Purpose

190
Sec. 19.1  

Principal Permitted Uses

190
19.2  

Special Land Uses

192
19.3  

Uses Specifically Prohibited

196
19.4  

Development Requirements

197

 

Article XX

SCHEDULE OF REGULATIONS

200
Sec. 20.1  

Height, Area, Lot Coverage, Yard Requirements and Floor Area

200
20.2  

Notes to Schedule of Regulations Articles 20

202

 

Article XXI

RESIDENTIAL UNIT DEVELOPMENTS

208

 

Purpose

208
Sec. 21.1   

Statement of Principles

208
21.2   

Change of District

209
21.3   

Application

209
21.4   

RUD Option Application Information

209
21.5   

General Development Plan Application Information

210
21.6   

Final Development Plan Requirements

211
21.7   

Public Hearing Requirements

212
21.8   

Residential Unit Development Approval Process

212
21.9   

Contract Requirements

215 
21.10   General Conditions 216
21.11  

Conditions Specific to Forty Acres or Greater

220
21.12  

Conditions Specific to Eighty Acres or Greater

221
21.13  

Amendment, Termination and Revocation

223
21.14  

Condominium Projects

224

 

Article XXII

SINGLE FAMILY CLUSTER HOUSING

225

 

Purpose

225
Sec. 22.1   

Statement of Principles

225
22.2   

Application

226
22.3   

Application Information

226
22.4   

Public Hearing Requirements

228
22.5   

Planning Commission Recommendation

228
22.6   

Township Board Action

229
22.7   

Disapproval by Township Board

229
22.8   

Approval by Township Board

229
22.9   

Contract Requirements

230
22.10  

General Conditions

230
22.11  

Permitted Densities

234
22.12  

Amendment, Termination and Revocation

235

 

Article XXIII

PLANNED UNIT DEVELOPMENT OPTION

 

 

Purpose

237
Sec. 23.1   

Statement of Principles

238
23.2   

Change of District

239
23.3   

Application

239
23.4   

PUD Option Application Information

239
23.5   

General Development Plan Application Information

240
23.6   

Final Development Plan Application Information

241
23.7   

Public Hearing Requirements

242
23.8   

Planned Unit Development Approval Process

243
23.9   

Contract Requirements

245
23.10  

General Conditions: Sites in the C-2, IND, OS, OR and TAR Zoning Districts

246
23.11  

General Conditions: Sites in the ARC and OS-ARC Zoning Districts

250
23.12  

Amendment, Termination and Revocation

258
23.13  

Condominium Projects

259

 

Article XXIV

PARKING REQUIREMENTS, LAYOUT, STANDARDS, AND OFFSTREET LOADING AND UNLOADING

 260
Sec. 24.1   

Scope

260
24.2   

General Requirements

260
24.3   

Approval Required

262
24.4   

Permitted Off Street Parking Locations

263
24.5   

Table of Required Off-Street Parking

263
24.6   

Exemptions and Modifications

272
24.7   

Barrier Free Parking Requirements

273
24.8   

Requirements for the Development, Maintenance and Layout of Off Street Parking Facilities

274
24.9   

Parking Decks and Structures

278
24.10  

Off-Street Loading and Unloading Standards

278
24.11  

Driveway Spacing, Service Roads and Traffic Impacts

279

 

Article XXV

SIGN REGULATIONS

282

 

Purpose

282
Sec. 25.1   

Definitions

282
25.2   

General Standards

287
25.3   

ARC and OS-ARC District Signs

289
25.4   

Special Signs in a C-1 and C-2 District

290
25.5   

Signs Permitted in all Districts Without a Sign Permit

294
25.6   

Signs Permitted in all Districts with a Sign Permit

296
25.7   

Signs Permitted in Specific Zoning Districts

299
25.8   

Signs Prohibited in all Districts

299
25.9   

Area, Height and Placement Regulations

301
25.10  

Sign Requirements Related to Shopping Center and Other Multi-Tenant Buildings

307
25.11  

Abandoned, Damaged, Illegal and Unsafe Signs

308
25.12  

Permit Application

308
25.13  

Variance Authority

310
25.14  

Nonconforming Signs

310
25.15  

Noncommercial Message Permitted

311

 

Article XXVI

LANDSCAPING, SCREENING AND LAND USE BUFFERS

312

 

Purpose

312
Sec. 26.1   

Statement of Principles

312
26.2   

Approach

313
26.3   

Scope

313
26.4   

Effectiveness

313
26.5   

Landscape Plan Review

314
26.6   

Installation

315
26.7   

Materials

316
26.8   

Maintenance

320
26.9   

Existing Natural Resources

320
26.10  

Character of Landscaping, Screening or Buffering Areas

322
26.11  

Methods of Screening

323
26.12  

Areas Requiring Screening and/or Buffering

324
26.13  

Planting Islands for Parking Lots

327
26.14  

Island Turnarounds

328
26.15  

Street Yard Landscaping

328
26.16  

Detention and Retention Basin Landscaping

329
26.17  

Exceptions

330

 

Article XXVII

NONCONFORMITIES

331

 

Purpose

331
Sec. 27.1  

Nonconforming Lots or Parcels of record in the R-1 District

331
27.2   Definition and Classification of Nonconforming Structures and Uses 332
27.3  

Class B Nonconformities

333
27.4  

Class A Nonconforming Designation

335
27.5  

Change of Tenancy Permitted

338
27.6  

Removal of Nonconformities by Township Action

338

 

Article XXVIII

SPECIAL PROVISIONS

339

Sec. 28.1   

Condominiums

341

28.2   

Division of Unplatted Land

348

28.3   

Residential Design Standards

350

28.4   

Dwelling Locations

352

28.5   

Environmental Performance Requirements

353

28.6   

Landfill, Grading, Filling and Excavation

355

28.7   

Water Supply and Disposal System

360

28.8   

Exterior Lighting

361

28.9   

Waste Receptacles

364

28.10  

Underground Utilities

366

28.11  

Wireless Communication Facilities and Services

366

28.12  

Natural Gas, Oil and Other Petroleum Related Facilities

376

28.13  

Open Space Preservation Development

382

28.14  

Building Design Standards

387

28.15  

Yard Grading and Drainage

388

28.16  

Sidewalks

388

28.17   Fire Apparatus Access 390
28.18 – 28.19  

RESERVED

391

28.20  

Building Projections and Yard Area Encroachments

391

28.21  

Front Yard Exceptions

393

28.22  

Street Setback and Right-of-Way Requirements

394

28.23  

Height Exceptions

395

28.24  

Lots Adjoining Alleys

396

28.25  

Corner Visibility and Clear Vision Zones

396

28.26  

Established Single Family Residential Pattern Preservation

397

28.27  

Residential Nonconforming Lot Height Limit

398

28.28 - 28.29  

RESERVED

398

28.30  

Accessory Uses and Buildings in Business and Industrial Districts

398

28.31  

Placement of Air Conditioning Condenser Units and Similar Accessories

398

28.32  

RESERVED

400

28.33  

Dangerous or Noxious Animals or Insects

400

28.34  

Storage of Disabled Vehicles

401

28.35 – 28.39  

RESERVED

401

28.40  

Temporary Construction Trailers

401

28.41  

Carnivals, Fairs, Block Parties and Similar Uses

402

28.42  

Tent Sales or Similar Uses

402

28.43  

Grand Openings, Special Sales or Special Events

403

28.44  

Sale of Christmas Trees

403

28.45  

Temporary Commercial and Industrial Buildings

404

28.46  

Recreational Vehicles Parking

404

28.47  

Voting Place

405

28.48 – 28.59  

RESERVED

405

28.60  

Essential Services

405

28.61   Wind Energy (Added 10/16/2011) 405
28.62  

RESERVED

405

28.63  

Large Scale Institutional Uses, Including Large Scale Churches

405

28.64  

State Licensed Child and Adult Care Facilities

408

28.65  

Elderly Housing

410

28.66 – 28.69  

RESERVED

412

28.70  

Home Occupations

412

28.71  

Bed-and-Breakfast Inns

414

28.72  

Veterinary Clinics or Animal Hospitals

414

28.73  

Kennels

415

28.74 – 28.99  

RESERVED

415

 

Article XXIX

SITE PLAN AND DEVELOPMENT APPROVAL

416
Sec. 29.1   

Purpose

416
29.2   

Statement of Principles

416
29.3   

Surveys and Plans

418
29.4   

Approval Required

419
29.5   

Informal Review of Conceptual Plans

419
29.6   

Application

420
29.7   

Application Information

420
29.8   

Action by Planning Commission

420
29.9  

Revisions to Approved Site Plans

422
29.10  

Site Plan Appeals, Resubmission and Revocation

422
29.11  

Expiration of Site Plan Approval

423
29.12  

Development and Maintenance in Accordance with an Approved Final Site Plan

423
29.13  

Performance Guarantee

424

 

Article XXX

ADMINISTRATION

425

Sec. 30.1  

Enforcement

425

30.2   

Enforcement of Subdivision or Deed Restrictions

425

30.3   

Development and Maintenance in Accordance with an Approved Final Site Plan

426

30.4   

Certificates of Occupancy

426

30.5   

Temporary Certificates of Occupancy

427

30.6   

Applications for Certificates of Occupancy

427

30.7  

Schedule of Fees for Certificates of Occupancy

428

30.8   

Inspection of Building or Land Use

428

30.9   

Building Permits Issued Prior to Effective Date

428

30.10  

Building to be Moved

428

 

Article XXXI

ZONING BOARD OF APPEALS

430
Sec. 31.1   

Membership, Terms, Removals

430
31.2   

Officers and Rules of Procedure

431
31.3   

Meetings

431
31.4   

Duties

431
31.5   

Stay of Proceedings

431
31.6   

Fees for Appeals

432
31.7   

Rights and Remedies Cumulative

432
31.8   

Review Procedure

432
31.9   

Appeals of Administrative Decisions

433
31.10  

Interpretations

434
31.11  

Variances

434
31.12  

Use Variances

435
31.13  

Limits on Authority

436

 

Article XXXII

PLANNING COMMISSION

437
Sec. 32.1   

Composition and Appointments

437
32.2   

Removal

437
32.3   

Organization

437
32.4   

Powers and Duties

437

 

Article XXXIII

AMENDMENTS

438
Sec. 33.1  

Text and Map Amendments

438
33.2  

Petitions Previously Denied

440
33.3  

Fees

440

 

Article XXXIV

VIOLATIONS AND PENALTIES

441
Sec. 34.1  

Penalties for Violation

441
34.2  

Each Day a Separate Offense

441
34.3  

Public Nuisance Per Se

441
34.4  

Relief from Personal Responsibility

441

 

Article XXXV

SEVERANCE, VESTED RIGHT

442
Sec. 35.1  

Severance

442
35.2  

Vested Right

442

 

Article XXXVI

DEFINITIONS

443
Sec. 36.1  

Construction of Language

443
36.2  

Definitions

444

 

Article XXXVII

CONFLICTING ORDINANCES

476

Sec. 37.1  

Conflicting Ordinances

476

 

Article XXXVIII

EFFECTIVE DATE

477
Sec. 38.1  

Effective Date

477
38.2  

Adoption

477