Zoning Ordinance No. 99


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
6.4.8(f)  

Fences (Residential)

31

 

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 (PUD)

 

 

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