Dearborn City Zoning Code

ARTICLE 27

00 - WEST DOWNTOWN DISTRICT

Sec. 27.01. - West Downtown District, in general.

A. Purpose. The purpose of the West Downtown District form-based code is to implement the Master Plan Vision:

1. Set the stage for the long-term redevelopment of the District in a walkable, traditional pattern and form.

2. Provide community stakeholders a reasonable expectation of how the District will look and function in the future.

3. Create a District that respects the character of Dearborn's historic downtown while providing a transition to the more automobile-oriented parts of the community.

4. Develop a setting for a true mixture of uses that recognize the West Downtown District as an urban town center of retail, office, residential, entertainment and dining for the City of Dearborn.

B. Goals. The West Downtown Form-Based District provides specific standards to achieve the following:

1. Develop a fully integrated, mixed-use, pedestrian-oriented environment with buildings that contain retail, residential, and office uses.

2. Create a synergy of uses within the West Downtown District to support economic development and redevelopment in accordance with the recommendations of the Master Plan.

3. Minimize traffic congestion, inefficient surface parking lots, infrastructure costs and environmental impacts by promoting a compact, mixed-use, pedestrian-friendly district.

4. Regulate building height and placement to achieve appropriate scale along streetscapes and ensure proper transition to nearby residential neighborhoods.

5. Establish clear controls on building form and placement to frame a well-defined public realm comprised of human-scale streets, neighborhoods and public spaces, all of which contribute to creating a safe, comfortable and livable environment.

6. Emphasize placemaking - physical form and character - with a secondary focus on land uses.

C. Applicability.

1. The West Downtown District is hereby established on the Official Zoning Map, as amended.

2. All provisions of the Zoning Ordinance not addressed by the provisions of the West Downtown District shall be applicable.

3. The provisions of the West Downtown District, when in conflict with the other articles of the Zoning Ordinance, shall take precedence.

D. Triggers for compliance. For properties located in the West Downtown District, as designated on the Zoning Map, compliance with each component of the district shall apply based on the following table:

Applicability Levels	Height	Siting	Architectural Elements - Fenestration	Architectural Elements - Dooryard and Private Open Space	Architectural Elements - Materials	Uses	Parking - Design	Parking - Location
New Construction	X	X	X	X	X	X	X	X
Expansion of Building Area:
Minor: 0%-38% of building area	X		X		X	X	X
Major: 39% or more of building area	X	X	X	X	X	X	X	X
Changes in Use:
Does not require additional parking or building additions						X
Requires additional parking or expand the parking lot by more than 10% from the approved site plan 1			X	X	X	X	X	X
Expansion of Parking Area
Surface Parking							X	X
Parking Structure	X	X	X	X	X		X	X
Façade Changes			X		X

Footnotes:

1. Not applicable to Public Parking Sector.

Improvements to nonconforming sites, structures and uses are also subject to review according to Article 3.00 of the Dearborn Zoning Ordinance entitled Nonconformities.

E. Regulating map in relation to zoning map.

1. The intent of the regulating plan is to identify the desired physical character by sub-district in the downtown through the use of frontage types.

2. The West Downtown District Regulating Map, which is hereby adopted, and related regulations of this sections shall control land development within the West Downtown District.

3. The Regulating Map divides the West Downtown District into the following Frontage Types:

(a) Urban General.

(b) Urban Mixed-Use.

F. Code components.

1. For the frontage types designated on the Regulating Map:

(a) Building and site development shall comply with the General Provisions of Section 27.03 and Frontage Type standards of Section 27.04;

(b) Uses shall comply with the use standards of Section 27.05;

(d) Parking shall comply with the standards of Section 27.07.

(Ord. No. 19-1634, - -2019; Ord. No. 20-1681, 9-22-2020; Ord. No. 23-1801, 9-26-2023)

Sec. 27.02. - Administration.

A. Plan review.

1. Site plan and concept plan reviews and approvals shall be required for the activities or uses listed in Table 27.01.

2. Development requiring Site Plan Review shall follow the Site Plan Review process set forth in Article 32.00.

3. Approvals are obtained from the Planning Commission, City Council, or Administrative (City Planner, or his or her designee), depending upon the nature of the proposed construction or use. Where the Ordinance allows the City to grant modifications to a specific requirement, the approval authority shall be the body with the authority to grant the associated modification or waiver, based upon the standards provided in that section. Variances may only be granted by the Zoning Board of Appeals (ZBA) per Article 32.00.

4. A site plan shall be submitted for the following activities:

Table 27.01: Review Process Approvals	Administrative
Table 27.01: Review Process Approvals	Concept Plan	Full Site Plan	Planning Commission	City Council
Site Plan Review
New development		X
Major Expansion		X
Minor Expansion	X
Accessory structures	X
Change in use that requires additional parking or expand the parking lot by more than 10% from the approved site plan	X
Provide more parking spaces than permitted (must meet special land use criteria)			X
Special Land Use			X
Rezoning			X	X

5. The City Planner may require additional site plan information related to the proposed project area and existing site areas that do not meet current standards. The City Planner, or his or her designee, retains the option to require a complete site plan for review by the Planning Commission, particularly for sites which do not comply with previously approved site plans, sites with parking deficiencies, sites abutting residential districts or sites experiencing problems with drainage, traffic, noise, aesthetics or other general health and safety issues. If a full site plan is required, the reasons shall be provided in writing to the applicant and the Planning Commission, and the City Planner shall inform the applicant to submit a set of plans in accordance with Article 32.00 within fourteen (14) days of receipt of the application.

6. Concept Plan Review:

Minor Expansions, accessory structures, or changes in use to existing sites are permitted to provide less detailed information than a full-scale site plan review. The level of information is intended to be proportionate to the extent of the change and yet ensure adequate review for compliance with applicable standards.

(a) Application form;

(b) Conceptual review fee;

(d) Written description of the proposed use;

(e) Conceptual site plan, illustrating existing site features such as lot dimensions, general footprints of buildings and parking, and provides more detail on the areas of the site proposed to be changed. The level of information required shall be established by the Director of Economic and Community Development Department to be sufficient to ensure the modification complies with this and other applicable City codes.

(f) A location map.

B. Deviations from approved Site Plan. Minor changes to the approved final site plan may be approved by the City Planner, or his or her designee, without requiring a resubmittal to the Planning Commission or City Council, as applicable, provided that the applicant or property owner notifies the City Planner of any proposed amendment to such approved site plan prior to making said change on the site and the City Planner determines the proposed revision does not alter the basic design, compliance with the standards of approval, nor any specified conditions of the approved site plan. Where the modifications are not determined to be minor, then the site plan shall require resubmittal to the Planning Commission, as applicable, for approval as a site plan amendment. For purposes of interpretation, the following shall be considered minor changes only if the changes continue to comply with the design requirements:

1. Height:

(a) Minimum and maximum height - up to five percent for any cumulative increase or decrease in building height.

(b) Finished floor elevation - up to five percent.

2. Siting:

(a) Build-to line-up to 5 feet forward or backward.

(b) Minimum percentage built-to - reduction of up to five percent of required length.

3. Architectural Elements:

(a) Entrances (maximum average spacing) - up to ten percent increase in spacing.

(b) Fenestration (minimum and maximum percent) - up to five percent.

4. Storefront - up to ten percent.

(Ord. 19-1634, - -2019)

Sec. 27.03. - General provisions.

A. Height.

1. Measuring height:

(a) The minimum and maximum building heights are measured from the average fronting sidewalk to the halfway point of a pitched roof or to the top of a wall plate for flat roofs.

(b) The minimum height shall be satisfied from the build-to line back to a depth of at least 30 feet.

(c) A building height maximum of a half story, labeled as ".5", indicates an attic story with dormers in a pitched roof. Dormers in a half story shall be less than 15 feet wide and their collective width may not be more than 60 percent of the building elevation length.

(d) Second floor finished elevation shall be measured from the average fronting sidewalk grade to the second story finished floor elevation.

(e) Upper floor clear height is measured from finished floor elevation to finished ceiling elevation.

2. Permitted roof types:

(a) Pitched: between 4:12 and 12:12 slope.

(b) Flat roof: with cornice and parapet.

3. Height exceptions:

(a) The following structures may be erected above the height limits of this chapter, subject the additional requirements below: screened mechanical equipment; roof structures for the housing of elevators, stairways, tanks, ventilating fans, or similar equipment required to operate and maintain the building; skylights; towers; steeples; stage lofts and screens; flagpoles; chimneys; water tanks; solar or wind energy devices; or similar structures.

(b) None of the structures described above may be erected to exceed the building height by more than 15 feet. The aggregate area of all such structures, including parapet walls, shall not be greater than ten percent of the roof area of the building and shall be setback 6 feet along the perimeter of the roof, except that skylights may occupy 25 percent of the gross roof area and solar panels may occupy 85 percent of the gross roof area.

(c) None of the structures described above shall be used for any residential, commercial or industrial purpose other than a use incidental to the principal use of the building.

4. Bonus Height: Development in the area designated as "Bonus Height Area" on the Regulating plan is eligible for additional height beyond the listed maximum height. Developments shall incorporate the following elements to earn points as indicated in the table below.

(a) Compliance with the standards and value of points will be determined by the City Planner, or his or her designee.

(b) Elements and points can be combined for a sum of points that relates to the number of additional stories permitted as defined below.

i. One point is equal to one half story. The half story shall be 50 percent of the buildable square footage of the top story.

ii. Two points is equal to one story.

(c) The number of additional stories shall not exceed the Ultimate Building Height as indicated in the frontage standards.

Building Height Incentives
Element	Points
Transit and Pedestrian Amenities On-site, off-site, or pay-in-lieu of the provision of public transit and pedestrian amenities, including sheltered seating or substantial rehabilitation or improvement of the streetscape.	2
Rehabilitation of Historic Structure Significant rehabilitation of on-site historic structure(s) at least 50 years old, including the maintenance of a historic façade.	2
Outdoor Public Art Incorporation of substantial public art on-site.	1
Sustainable Design On-site provision of sustainable design elements that incorporate energy-efficiency and/or green design into construction practices, building design and/or site design.	1-4
LEED Certified	1
LEED Silver	2
LEED Gold	3
LEED Platinum	4

B. Siting.

1. Build-to and dooryard:

(a) The area between the right-of-way and the build-to line is the dooryard and is intended as a transitional area between the public and private realms for pedestrian-oriented amenities.

(b) The dooryard shall accommodate entrances, outdoor seating, and projections such as awnings, balconies, bay windows, stoops and porches.

(c) The dooryard may contain urban-style landscape (concrete pavement, planters, street furniture) including bicycle parking. Lawns are not permitted in the Urban General district.

(d) The frontage build-to is the percentage of the front build-to line occupied with a building.

2. Permitted articulations of architectural features.

(a) Architectural features utilized for building wall articulation that are within 2 feet of the primary building wall may be utilized in the length of applicable building wall meeting the build-to.

(b) Recessed entries at a maximum depth of 15 feet, measured perpendicular to the build-to, and a maximum width of 15 feet, measured parallel to the build-to may be utilized in the length of applicable building wall meeting the build-to.

3. Corner lots. For corner lots, the building must meet the build-to line of both frontages at the corner. A building form with a chamfered corner is permitted only on corner lots and only if a corner entry is provided. A 10' x 10' unobstructed sight triangle shall be provided to accommodate a chamfered corner with entry.

4. Front yard build-to exception. The Zoning Administrator or his/her designee may grant a build-to exception to allow a greater amount of the building to be setback when the dooryard is used for providing a public gathering area or plaza that offers seating, landscape enhancements, public information and displays, fountains, or other pedestrian amenities.

5. Parking setback:

(a) Where regulated in the Frontage Standards, vehicle parking shall be located behind the parking setback line that is 30 feet behind the build-to line and extends vertically as a plane from the first-floor level.

(b) Surface parking is not allowed directly between a building façade and a street frontage.

6. Adjacent to residential setback. For Urban General and Urban Mixed-Use districts that share a common lot line with a single-family detached lot or residential condominium complex:

(a) There shall be a 40-foot setback from the common lot line. Parking and landscaping are permitted within this setback, but there shall be no structures within this area.

(b) A minimum of 10 feet must be landscaped and include a minimum number of plantings per the table below.

Type	Requirements
Deciduous tree	1 per 35 linear feet
Shrubs	6 per 35 linear feet

(d) An upper floor step back for any story above the second story shall be set back an additional 10'.

C. Architectural elements.

1. Doors and windows.

(a) Fenestration is defined as the openings in the building wall, including windows, doors and open areas. When measuring fenestration, framing elements (such as muntins) with a dimension less than 2 inches are considered part of the opening.

(b) Fenestration shall be measured as a percentage of openings per total wall area.

(d) At least one functioning entrance shall be provided along each ground floor façade at intervals not greater than 50 feet, unless otherwise specified in this district.

(e) Upper level windows shall be oriented vertically.

(f) Heavily-tinted (darker than 70% V.L.T.) and mirrored glass windows are prohibited.

2. Projections.

(a) Balconies.

i. Balconies shall not be located within 5 feet of any common lot line and shall not encroach into the public right-of-way without prior approval from MDOT (Michigan Avenue) or the City of Dearborn.

ii. Balconies may be a single level or multiple balconies stacked vertically for multiple stories.

iii. Where balconies are used as a method for achieving the required private open area, the balcony shall be enclosed by balustrades, railings, or other means.

iv. Integrated design. The balcony support structure shall be integrated with the building facade; separate columns or posts supporting any balcony from the ground are prohibited.

v. False balconies. False balconies are not permitted on any storefront frontage facade. False balconies consist of a rail and door, and any outdoor platform less than eighteen inches in depth and are sometimes referred to as Juliet balconies or balconets.

(b) Awnings.

i. Awnings may project over a sidewalk; however, there must be a minimum of 8 foot clearance provided from the sidewalk.

ii. Awnings shall be positioned immediately above ground floor windows and have a straight shed that projects from the building at a straight angle.

iii. Awnings shall be constructed of durable materials such as canvas or metal that will not fade or tear easily. Plasticized, rigid, cubed or curved awnings or mansard style canopies are prohibited.

iv. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located above the awning and directed downward.

v. Awnings shall not interfere with street trees.

i. Each residential unit with a separate entrance shall include a stoop or porch.

ii. A stoop shall have a maximum depth of 5 feet deep and maximum width of 6 feet (not including steps or ramp).

iii. A porch shall be between 7 feet and 9 feet deep that projects no more than 7 feet into the dooryard and with a width of not less than 65% of each unit with a separate entrance.

iv. Where the first floor is occupied by a lobby, office, or common space and no dwelling are located on the first floor along the front of the building, then a stoop or porch is not required.

(d) Signage. Projecting blade signs are permitted but must be a minimum of 8-foot clearance from the sidewalk. See Section 27.06 for more on signs.

(e) Bay window. Bay windows shall project no more than 36 inches outside the building envelope but may not project into the right-of-way.

(f) ADA ramps. Ramps to improve accessibility to front porches and stoops are permitted to encroach into the dooryard and shall be built to ADA specifications.

3. Building materials.

(a) All buildings shall contain quality building materials that are in keeping with the character of traditional downtown buildings in Dearborn. Permitted materials for exterior walls (exclusive of windows and doors) that are clearly visible from the street and public or private open space shall be limited to the following:

Building material P=Permitted	Primary building material - Urban General	Primary building material - Urban Mixed-Use and Mixed Residential	Secondary building material	Trim material and Accents
Brick or tile masonry (modular, include veneer)	P	P	P	P
Native stone (or synthetic equivalent)	P	P	P	P
Wood lap siding		P	P	P
Fiber cement siding		P	P	P
Stucco (cementitious finish) only above ground floor		P	P	P
Split-faced block (only for piers, foundation walls and chimneys)			P	P
Gypsum Reinforced Fiber Concrete (GFRC-for trim elements only)				P
Metal		P	P	P
Molded polyurethane trim (such as Fypon)				P
EIFS (above first floor only)				P

Wall materials visible from Streets	Primary Building Material (min.)	Secondary Building Material and Trim
First and Second Floor Elevations	75%	25%
Above second floor	50%	50%

(b) Wall area calculations are exclusive of windows and doors.

(c) Wall materials including panel brick, tilt-up brick textured paneling, plain, smooth-face, or scored concrete masonry units, exterior insulation and finish system (EIFS), corrugated metal paneling and fiberglass sheeting are permitted for walls that are not visible from streets or public or private open space.

(d) Glass areas on front facades shall be clear or lightly tinted (lighter than 70% V.L.T.).

4. Private Open Area. Private open area is defined as an unenclosed occupiable area within the buildable area, which is accessible only to occupants of the particular development. A private or semi-private usable open area is required on every lot, defined as a percentage of the total buildable area. This requirement may be satisfied in a variety of configurations, at or above grade. A minimum private open area, within, and equal to a percentage of, the total buildable area, is prescribed in the districts. The parameters are as follows:

(a) Where located at grade, such private open area shall not include any required side or rear setbacks.

(b) At least 20% of the private open area shall be in no more than two contiguous areas.

(d) Any development on a lot that is exclusively reusing existing structures (without external expansion) is exempt from the private open area requirement.

D. Services.

1. Services and utility hookups shall not be visible from the primary street frontage, and when possible located in the rear yard.

2. Dumpster enclosures, where not provided by the City and excluding residential zoned properties, shall comply with Section 2.14, entitled Trash Removal and Collection.

3. All roof-mounted equipment shall be screened by parapet walls or a pitched roof of sufficient height to screen rooftop equipment view from the ground, and the screening shall be integrated into the architectural design of the building.

E. Parking structure design.

1. Intent. To minimize the visual impact of structured parking decks on the public realm, mitigate nuisances including noise and light, and design decks to be visually compatible with the surrounding character and development.

2. Design standards.

(a) Spandrel panels or opaque architectural wall systems, a minimum of 42" high, shall be required to screen the view of parking cars and car headlights from the opposite side of the street.

(b) For all exposed, above-grade parking structures on Side Streets and alleys, at least 50 percent of the ground floor level must be covered by an architectural screen.

(c) Parking decks exposed to view shall be subject to the same standards as buildings in terms of massing, form, and building character.

(d) The 30-foot parking setback area shall apply in the Required Storefront frontages and is required to be lined by non-parking uses.

(Ord. No. 19-1634, - -2019; Ord. No. 23-1801, 9-26-2023)

Sec. 27.04. - Frontage types.

A. Urban general.

1. Intent. The intent of the Urban General frontage type is to create a pedestrian-friendly, compact, mixed-use district. This frontage type is intended for the most density in Dearborn, in the East and West Downtowns and along primary corridors.

Illustrative example of the intent of this district.

Height
Minimum	2 stories	32 ft.
Maximum	6 stories	92 ft.
Ultimate Building Height (with building height incentive)	10 stories	125 ft.
Ground Floor Elevation - Residential Units (min.)		3 ft.
Second Floor Finished Elevation		16 ft. to 22 ft.
Upper Stories Clear Height (min.)		9 ft.
Siting
Build-To/Dooryard		10 ft.
Frontage Build-To (min.)		85%
Parking Setback		30 ft.
Side Setbacks (min.)		0 ft.
Rear Setback (min.)	With alley	3 ft.
	Without alley	10 ft.
Abutting single-family detached setback (side and rear)		40 ft.
Architectural Elements
Ground Floor Fenestration		40 to 90%
Upper Story Fenestration		25 to 90%
Private Open Area (min.)		15%

B. Storefront.

1. Intent. This additional designation in Urban General District requires ground floor storefront uses and architectural requirements in order to preserve the walkable, active downtown interface with the public realm. Storefront buildings shall also meet the design specifications for the Urban General Frontage, except as provided herein:

(a) Fenestration.

i. Ground floor fenestration shall comprise between 70% and 90% of the ground story façade.

ii. Ground floor windows may not be made opaque by window treatments (except operable sunscreen devices). A minimum of 80% of the window surface shall allow a view into the building interior for a depth of at least 12 feet.

iii. The bottom of the window must be no more than 3 feet above the adjacent exterior grade.

(b) Horizontal articulation.

i. Horizontal articulation is the arrangement and proportion of façade materials and elements (windows, doors, columns, pilasters, and bays) into discreet bays.

ii. For each block frontage, facades shall be divided into discreet horizontally articulated bays at no greater than 60 feet each.

iii. Adjacent façades shall contain different wall materials and rhythm of bays to distinguish each storefront in the horizontal plane.

iv. There shall be a minimum of one functional entrance every full 25 feet of frontage.

i. Storefront buildings shall be designed to create a distinct and separated ground floor area through the use of a horizontal expression line, such as a string course, change in material or textures, awnings or canopies, or sign band between the first and second stories.

C. Urban mixed-use.

1. Intent. The intent of the Urban Mixed-Use frontage type is to accommodate a flexible variety of uses and scales; preserve historic detached houses; integrate context-sensitive mixed-uses; and serve as a transition from the denser Urban General frontage types to surrounding residential neighborhoods.

Illustrative example of the intent of this district.

Height
Minimum	2 stories	32 ft.
Maximum	4 stories	48 ft.
Ground Floor Elevation - Residential Units (min.)		3 ft.
Second Floor Finished Elevation (min.)		12-16 ft.
Upper Stories Clear Height (min.)		8 ft.
Siting
Build-To/Dooryard		10-20 ft.
Frontage Build-To (min.)		75%
Parking Setback (ground floor)		30 ft.
Side Setbacks (min.)		0 ft.
	Without firewall	5 ft.
Rear Setback (min.)	With alley	3 ft.
	Without alley	10 ft.
Abutting single-family detached setback (side and rear)		40 ft.
Architectural Elements
Ground Floor Fenestration		25 to 90%
Upper Story Fenestration		25 to 70%
Private Open Area (min.)		10%

D. Mixed Residential.

1. Intent. The Mixed residential frontage type is intended to accom modate a mixture of housing types. Historically, these areas were single-family neighborhoods that have transitioned over time to include a mixture of housing types. Historic single-family houses should be retained where possible for their character and infill housing should respect the established scale and massing.

Illustrative example of the intent of this district.

Detached Single Family Homes	Must comply with the regulations for RA- One Family Residential District as outlined in Sections 29.02 and 2.05. All standards related to single-family homes, including those found in Article 2, Article 4, and Article 5, must also be met.
	Homes determined to be new construction per Article 3.00 must also comply with the parking setback in Section 27.04 D.

Requirements for All Other Uses
Height
Minimum	2 stories	24 ft.
Maximum	2.5 stories	30 ft.
Ground Floor Elevation (min.)		3 ft.
Upper Stories Clear Height (min.)		8 ft.
Siting
Build-To/Dooryard		15-20 ft.
Frontage Build-To (min.)		65%
Parking Setback		30 ft.
Side Setbacks (min. with firewall)		0 ft.
Side Setbacks (min. without firewall)		5 ft.
Rear Setback (min.)		20 ft.
Building footprint per unit (max.)		1,500 sq. ft.
Facade width per unit (max. per unit)		50 ft.
Facade width total (max.)		120 ft.
If abutting single-family detached (side & rear)	An obscuring wall or fence per Article 6.
Architectural Elements
Ground Floor Fenestration		25 to 70%
Upper Story Fenestration		25 to 70%
Private Open Area (min.)		10%

(Ord. 19-1634, - -2019; Ord. No. 23-1801, 9-26-2023)

Sec. 27.05. - Uses.

Uses are allowed in the West Downtown District in accordance with the following table.

P=Permitted Use S=Special Land Use	Urban General		Urban General - Storefront		Urban Mixed- Use		Mixed Residential
P=Permitted Use S=Special Land Use	Ground Floor	Upper Story	Ground Floor1, 5	Upper Story	Ground Floor	Upper Story	All Stories
Residential
Single-family detached							P
Multiple-family	P	P	P2	P	P	P	P
Group/Foster Homes					S	S	S
Non-Residential
Clinic	P	P		P	P
Child Care Center	P	P		P	S		S
Libraries/museums	P	P	S	P	P
Lodging	S	S	S2	S
Short-Term Rentals7	P	P	P2	P	P	P
Office	P	P	S6	P	P
Parking Structure3	S	S		S	S	S
Places of Assembly	S	S	S	S	S	S	S
Research and Development	S	P		S
Restaurant	P	P	P	P	S4
Bar/Lounge/Smoke Lounge	P	P	P	P
Retail sales and service	P	P	P	P	P
Studio	P	P	S	P	P
Veterinary Clinic	P	P		P	P

1 For storefront, only active ground floor uses are permitted for the first 30 feet of building depth. Past the first 30 feet of building depth, the Urban General permitted ground floor uses apply.

2 Only support functions such as lobbies, rental offices, and club rooms may be located on the first floor.

3 Parking Structure Design Standards See Section 27.03 (M).

4 Outdoor areas to accommodate waiting, dining, etc. in the rear yard are not permitted.

5 For Storefront Special Land Uses, in addition to the standards in Section 32.03, the Planning Commission shall evaluate the proposal relative to the requirement under footnote 1 above. In particular, characteristics providing visual and physical interaction with, and activation of, the adjacent public space through the storefront (including days and hours of operation) shall be evaluated.

6 For Office uses within the required storefront, the following standards also apply:

• Office use cannot occupy more than 20' or 25% of linear frontage along Michigan Avenue per parcel (whichever is greater).

• Offices are not permitted within the first 30' of frontage from corners measured along both Michigan and side streets.

• Public waiting rooms or lobbies must be located within the frontage to a minimum depth of 12 feet. In addition, conference rooms may be permitted in the frontage if the office exceeds 20 linear feet. These areas must remain fully visible through the windows.

• An office use cannot exceed 2,000 sq. ft. within the Required Storefront area within the front 30' of depth of the space.

• Primary public entrance must be located along the Required Storefront.

7 Refer to Section 7.03 (F) and Chapter 11 of the Code of Ordinances for additional regulations.

(Ord. No. 19-1634, - -2019; Ord. No. 20-1681, 9-22-2020; Ord. No. 21-1696, 2-9-2021; Ord. No. 23-1801, 9-26-2023; Ord. No. 25-1845, 7-15-2025)

Sec. 27.06. - Signs.

A. New and replacement signs. All new and replacement signs shall conform to the requirements of this ordinance. Plans, details, elevations and samples must be submitted for administrative review and approved by the following officials:

1. Plan Reviewer: reviews submittals for compliance with the Building Code and sign regulations in the Code of Ordinances, decisions of this official may be appealed to the Building Board of Appeals.

2. Zoning Administrator: reviews submittals for compliance with the specific requirements of the Zoning Ordinance, decisions of this official may be appealed to the Zoning Board of Appeals.

3. Director of Economic and Community Development or their designee: review of submittals for compatibility with the building and its surroundings per the standards of this article, decisions of this official may be appealed to the Zoning Board of Appeals.

B. Face changes or relocations. Face changes or relocations of existing signs on the same building or site are allowed subject to permitting and administrative approval by the Director of Economic and Community Development or their designee on the basis that the sign is in safe and serviceable condition and the new sign face is consistent with the intent and requirements of this Article to the extent feasible. A denial under this provision may be appealed to the Zoning Board of Appeals.

C. General requirements.

1. All signs in the district shall also comply with the general sign requirements in the Code of Ordinances of the City of Dearborn (Chapter 5, Article XII - Signs).

2. All signs and sign-lighting fixtures shall exhibit ornamental features consistent with the examples shown in the design review manual.

3. Every sign shall be part of the architectural concept. Size, color, lettering, logo, graphics, location, materials, and arrangement shall be harmonious with the building design and its surroundings, and shall be compatible with signs of adjoining buildings.

4. All signs shall be constructed of durable materials capable of resisting the deleterious effects of weather exposure. Plywood, fiberboard, plastic sheeting, EFIS or similar materials are prohibited.

5. Colors shall be used harmoniously and with restraint. Fluorescent, brilliant, or optical colors are prohibited.

6. Address numbers shall be a maximum of eight (8) inches in vertical dimension and should be separate from the main signage. Phone numbers and other secondary text such as "dine-in or carry-out" are discouraged as they serve limited useful communication purposes and unnecessarily contribute to visual clutter in the district.

7. The vertical drip of an awning may be stenciled with signage a maximum of eight (8) inches in vertical dimension by any horizontal length. No signage shall be permitted on the shed portion.

8. Lighting: Signs may be internally or externally lit. Sign lighting shall be considered part of the design of the sign and evaluated per the standards in this Article. Sign lighting shall be decorative or hidden from view. Signs with exposed luminaries of any type (including neon, LEDs, and similar) are prohibited.

9. Businesses are permitted one (1) sign for each frontage facing a street or parking lot.

10. Businesses with service entrances may identify these with one (1) sign not exceeding two (2) square feet.

11. Permanent window or door signs/graphics (stenciled, etched, silk screened, hand painted, vinyl letters/images, or similar) are permitted provided the following standards are met:

(a) Such signs shall comply with the seventy (70) percent transparency requirement in the architectural standards of this Article.

(b) Approval by the ECD Director as permanent signage or façade treatment.

12. Temporary banners and window signs shall be regulated per the provisions of the sign requirements in the Code of Ordinances of the City of Dearborn (Chapter 5, Article XII - Signs).

13. Art installations: Installation of art pieces (sculpture, murals, posters, or paintings) on the exterior of a building or on the grounds of such a building may be allowed at the discretion of the ECD Director. Discretion is based on the goal of permitting such art installations to beautify the district and community with a wide variety of high-quality art projects. The presence of artwork in developments creates a competitive edge by attracting people who are curious about the artwork. Residents and visitors may pause to enjoy the artwork's surprising and esthetic delights and may return to experience it again while shopping or conducting business. However, if such an installation is primarily for the purpose of advertising a particular brand or business and not in the common good and public interest, then it shall be treated as commercial signage and subject to the requirements of this section governing such.

D. Wall signs.

1. Prohibited wall signs. Box or cabinet signs and signs painted directly onto any exterior wall or surface are prohibited. The latter shall not include art installations permitted by Paragraph C.13. above.

2. Sign bands. A single external sign band or zone may be applied to the façade of a building between the first and second floors, provided that it shall be a maximum of two and one-half (2½) feet in vertical dimension by any horizontal dimension. The sign band or zone may contain multiple individual signs, but all must refer to a tenant of the building.

3. Board signs. Signs consisting of opaque letters permanently applied to an opaque background, anchored as a single unit to a building façade. Board signs shall meet the following requirements:

(a) Text shall be raised or routed from the background by not less than three-quarter (¾) inch, nor more than two (2) inches.

(b) Text shall be of a contrasting color from the background (painted on text is prohibited).

(d) The background shall be framed by a finished edge.

(e) Logos, graphics, and features other than text are encouraged and may be painted directly on the background.

4. Halo illuminated letter signs. Signs consisting of individual, internally illuminated letters with opaque face and sides. Halo illuminated letters are characterized by indirect illumination, with all illumination projecting from the rear of each letter onto the background surrounding the letters. Halo illuminated letter signs shall meet the following requirements:

(a) The face and sides of letters shall be opaque.

(b) Sides of letters shall not be greater than three (3) inches.

(d) All lights, transformers, fasteners, spikes, zappers and connections shall be concealed from view.

(e) Raceways shall have a maximum depth of four (4) inches.

5. Internally illuminated letter signs. Internally illuminated letter signs shall be defined as individual, internally illuminated letters with a translucent face and opaque sides. Internally illuminated letter signs shall meet the following requirements:

(a) The face of the letters shall be translucent (transparent faces are prohibited and the light element shall not be visible).

(b) The sides of the letters shall be opaque.

(d) Text shall be six (6) inches minimum height, and twenty-four (24) inches maximum height.

(e) All lights, transformers, fasteners, spikes, zappers, connections or other similar devices shall be concealed from view.

(f) Raceways shall have a maximum depth of four (4) inches.

6. Dimensional letter signs. Dimensional letter signs shall be defined as individual letters with opaque face and sides, pin mounted to the building façade. Dimensional letter signs shall meet the following requirements:

(a) The face and sides of letters shall be opaque.

(b) Sides of letters shall not be greater than three (3) inches.

(d) Letters shall be fabricated of metal or acrylic (wood is prohibited) designed to resist the deleterious effects of weather exposure.

(e) Letters shall be mounted to the building façade using stainless steel anchors to prevent staining.

7. Electronic signs. Electronic signs shall be permitted in the as secondary signage to serve a message board function; they are not to serve as the primary signage for a commercial or institutional use. Electronic signs shall be defined and regulated per the requirements of Section 5-1337 of the Code of Ordinances, except that the following additional requirements shall apply:

(a) The electronic sign shall be part of or accessory to a primary permitted sign identifying the business or institution.

(b) Color: single color/monochrome only.

(d) Shall not exceed twelve (12) square feet in area.

(e) Prohibited electronic signs:

i. Projecting signs.

ii. Wall signs mounted on the front of a building perpendicular to a public road, as these signs serve limited useful communication purposes and unnecessarily contribute to visual and lighting clutter in the district. This does not apply to signs mounted facing a street on the side of a building on a corner lot.

E. Ground signs. Ground signs shall be any freestanding sign supported by and anchored directly to the ground on privately owned property. Ground signs shall include pole and monument signs. Ground signs shall meet the following requirements:

1. Ground signs shall meet the requirements for one of the approved types of wall signs described above.

2. Cabinet style ground signs may be approved at the discretion of the ECD Director if they comply with the general sign ordinance, meet the general requirements for downtown signs and are designed to mimic one of the approved types of wall signs described above.

3. Kiosk signs. Kiosk signs shall be defined as ground signs (maximum twelve (12) square feet) placed on public or private property for the purposes of providing directions or other information regarding the location, nature, or schedule of activities conducted within a specific property or district. Kiosk signs may be approved by the ECD Director if they meet the requirements of the sign ordinance, general requirements for downtown signs and are determined to be necessary to aid the public in navigation and use of the property or district in question.

F. Projecting signs. Signs which project outward from the face of the building shall meet the following requirements:

1. Pedestrian level projecting signs.

(a) Shall be mounted perpendicular (ninety (90) degrees) to the building façade.

(b) Shall be located entirely between twelve (12) and eight (8) feet above the pedestrian walkway. Shall not project above the roof line.

(c) Shall be securely mounted using ornamental brackets attached to either the building façade or from permanent overhanging canopies (chain or hinge mounting is prohibited). If wall mounted, the sign shall be located a maximum of six (6) inches from the wall.

(d) Shall not exceed six (6) square feet per side not including the brackets.

(e) Shall be double sided, having text or images on two (2) sides.

(f) Text shall be raised or routed from the background by not less than three-quarter (¾) inch, nor more than two (2) inches.

(g) Text shall be of a contrasting color from the background (painted on text is prohibited).

(h) The background shall be framed by a finished edge.

(i) Logos, graphics, and features other than text are encouraged and may be painted directly on the background. Icon-style signs are allowed.

(j) Shall not be an electronic sign.

2. Upper level projecting signs.

(a) Shall be mounted perpendicular (ninety (90) degrees) to the building façade.

(b) Shall be located entirely between twelve (12) and the uppermost point of the building façade. Shall not project above the roof line.

(d) Shall be double sided, having text on two (2) sides.

(e) Shall be located a maximum of one (1) foot from the wall.

(f) Shall not exceed three (3) feet in width or four (4) feet in height.

(g) Shall not be an electronic sign.

(Ord. 19-1634, - -2019)

Sec. 27.07. - Parking.

A. Intent. Parking supply and demand in West Downtown Dearborn warrants standards that are tailored to the unique character and transportation choices in a downtown urban area. The convenience of multiple forms of alternate transportation, including the ability to traverse the area as a pedestrian, decrease the parking demand for many urban land uses.

B. Parking requirements.

1. The table below establishes the minimum parking requirements for specific uses within West Downtown:

Use	Parking spaces per 1,000 square feet
Office	3.0
Retail	1.0
Restaurant	9.0
Medical	4.0
Community	.5
Fraternal Lodges	.5
Lodging	1.0
Residential	1.0

2. Parking requirement considerations:

(a) Shared parking: The parking requirement may be satisfied through shared parking with an adjacent owner who has excess parking. All uses must be located within 600 feet of the shared parking with a copy of an executed easement that provides for continued use and maintenance of the parking is filed with the Wayne County Register of Deeds and a copy is submitted to the City. Both the grantor and the grantee of the easement are required to comply with the parking requirements of this section.

(b) Mixed-use: In a mixed-use project, parking may be shared by the different uses therefore reduced as follows:

∙ A mixed-use project composed of residential and retail uses may reduce the total vehicle parking up to 30 percent of the total required parking.

∙ A mixed-use project composed of residential and office or institutional uses may reduce the total vehicle parking up to 40 percent of the total required parking.

∙ A mixed-use project composed of office or institutional uses and retail uses may reduce the total vehicle parking up to 20 percent of the total required parking.

The reduction in parking for mixed-use developments may be below the noted percentage but may not exceed. The Zoning Administrator or his/her designee, shall determine the reduction by taking into consideration the proposed land use, peak parking usage periods, and Institute of Transportation Engineers (ITE) parking generation rates manual.

(c) On-street parking: Public on-street parking that is located along the developments frontage shall be counted towards the number of spaces required for the commercial component, but not for the residential component, within the development.

(d) Reductions: Through site plan review, the Planning Commission may reduce the parking requirement when the applicant can demonstrate, based on supporting documentation provided by the applicant, the parking need for that particular use is less than required by this Ordinance or valet service to a satellite parking lot will be provided.

C. Parking exemption. The standards described above do not apply within the Public Parking Sector identified in blue in the map below. While no parking is specifically required for residential developments within the Public Parking Sector, new projects are encouraged to supply parking if feasible for their anticipated demand.

D. Parking lot screening.

1. For parking lots along public rights-of-way, the following screening shall be:

(a) Minimum 5-foot landscaped buffer zone

(b) Plantings: 8 Shrubs and 1 tree per 25 linear feet;

(c) Screen wall: Minimum 32" decorative screen wall, located behind the plantings, located 2 feet from rear edge of the buffer zone to protect from vehicle overhang.

(Ord. No. 19-1634, - -2019)

Sec. 27.08. - Definitions.

Awning. A roof-like covering cantilevered, projected or suspended from a building, usually of canvas, metal, or similar material and often adjustable, placed over the sidewalk, windows, or doors to provide protection from sun and rain. It is distinguished from a canopy because it is not permanent, nor a structural portion or architectural feature of the building and does not support substantial weight.

Balcony. An exterior platform attached to the upper floors of a building elevation.

Bay window. A U-shaped (or similarly shaped) enclosure including a window, extending the interior space of the building outward from a building elevation.

Build-to line. The building line to which a building must be constructed. Similar to setback, a build-to line runs parallel to the right-of-way and is established to create a generally consistent building line along a street. The build-to line designates the specific location or range within which the front building line must be located.

Building envelope. The buildable area defined by the build-to line and setbacks, setting the limits of the building footprint now and in the future.

Canopy. A bracketed or suspended cover projecting from the building over the sidewalk, or a roof-like covering placed over the sidewalk, windows, or doors, to provide protection from sun and rain and, unlike an awning, it is a permanent, durable, structural portion of the building as opposed to a light covering of canvas, metal or other similar material.

Clear height. Within a structure, the distance between the floor and ceiling. For entrances and other external building features, the unobstructed distance from the ground to the bottom of the lowest element above.

Clinic. An establishment where human patients who are not lodged overnight are admitted for examination and treatment by a group of physicians, dentists, or similar professionals. A medical clinic may incorporate customary laboratories and pharmacies incidental to or necessary for its operation or to the service of its patients, but may not include facilities for overnight patient care or major surgery.

Common lot line. Lot lines shared by adjacent private lots.

Daycare/childcare.

A. Child care facility. A facility for the care of children under 18 years of age, as licensed and regulated by the State under Michigan Public Act 116 of 1973 and the associated rules promulgated by the State Department of Human Services.

B. Child care centers, nursery schools, and day nurseries. A facility, other than a private residence, receiving pre-school or school age children for group care for periods of less than 24 hours a day, and where the parents or guardians are not immediately available to the child. It includes a facility which provides care for not less than two consecutive weeks, regardless of the number of hours of care per day. The facility is generally described as a child care center, day care center, day nursery, nursery school, parent cooperative preschool, play group, or drop-in center. "Child care center" or "day care center" does not include a Sunday school conducted by a religious organization where children are cared for during short periods of time while persons responsible for such children are attending religious services.

C. Family day care home (six or fewer children less than 24 hours per day). A private home in which not more than six minor children are received for care and supervision for periods of less than 24 hours a day, unattended by a parent or legal guardian, except children related to an adult member of the family by blood, marriage or adoption. It includes a home that gives care to an unrelated child for more than four weeks during a calendar year.

D. Group day care home (seven to 12 children less than 24 hours per day). A private home in which more than six but not more than l2 children are given care and supervision for periods of less than 24 hours a day unattended by a parent or legal guardian, except children related to an adult member of the family by blood, marriage or adoption. It includes a home that gives care to an unrelated child for more than four weeks during a calendar year.

Dooryard. The area between the build-to line and the right-of-way.

Dormer. A projecting architectural feature with a vertical window built out from a pitched roof.

Elevation. The exterior face of a building.

Expression line. A line prescribed at a certain level of a building for the major part of the width of a facade, expressed by a variation in material or by a limited projection on such as a molding, balcony or canopy.

Façade. The building elevation built along the build-to line on the Primary Frontage.

Fenestration. Openings in the building wall, including windows, doors and open areas. When measuring fenestration, framing elements (such as muntins) with a dimension less than 1 inch are considered part of the opening.

Front porch. A front porch is applicable to lower density residential buildings and designed to provide covered, outdoor seating space for residents. Porches can project beyond the setback line towards the right-of-way and/or can wrap around the side of the building.

Grade. The lowest point of elevation within the area between the exterior surface of the structure and the property line. If the property line is more than five feet from the exterior surface of the structure, "grade" means the lowest point of elevation between the exterior surface of the structure and a line five feet from the exterior surface of the structure.

Ground floor. The first story of a building with an entrance at street level.

Group/foster homes.

A. Foster family group home. A private home in which more than four but less than seven children, who are not related to an adult member of the household by blood, marriage, or adoption, are provided care for 24 hours a day, for four or more days a week, for two or more consecutive weeks, unattended by a parent or legal guardian.

B. Foster family home. A private home in which one but not more than six minor children, who are not related to an adult member of the household by blood, marriage, or adoption, are given care and supervision for 24 hours a day, for four or more days a week, for two or more consecutive weeks, unattended by a parent or legal guardian.

Lodging. A building or part of a building, with a common entrance or entrances, in which the dwelling units or rooming units are used primarily for transient occupancy, and/or in which one or more of the following services are offered: maid service, furnishing of linen, telephone, secretarial or desk service, and bellboy service.

Office. A use where a person transacts his or her business or carries on his or her stated occupation, including but not limited to finance, real estate, insurance, travel agency, architecture, or similar professional occupations.

Places of assembly. Any structure wherein persons regularly gather for religious activity, entertainment, or political purposes including, but not limited to, places of worship, theaters, fraternal organizations, and trade union halls. A place of worship is a structure used to conduct a religious service, including, but not limited to, the usual accessory structures and uses, such as convents, rectories, parsonages, monasteries, gymnasiums and church halls.

Private open area. An area within the buildable area of a lot, accessible only to occupants of the particular building, building and primarily open to the sky.

Research and development. Research and development activities that lead to the development of a new product or a new manufacturing and assembly process. Products developed, manufactured or assembled here are not intended to be mass-produced for sale at this location.

Restaurant/bar/lounge.

A. Restaurants with outdoor seating. A use that involves the sale or delivery of any prepared food or beverage for consumption in a defined area on premises but outside of the building in which it is prepared. Examples of defined areas include an external deck, patio, mall, garden, balcony or sidewalk.

B. Carry-out restaurant. A use that involves the sale of food, beverages, and/or desserts in disposable or edible containers or wrappers in a ready-to-consume state for consumption mainly off the premises. A carry out restaurant differs from a drive-through restaurant in that a customer must park and walk up to the restaurant or an employee must exit the restaurant and deliver the food to a customer in a parked car.

C. Drive-in restaurant. A use that involves delivery of prepared food so as to allow its consumption within a motor vehicle while parked on the premise.

D. Drive-through restaurant. A use that involves the delivery of prepared food to the customer within a vehicle, typically passing through a pass-through window, for consumption off of the premises.

E. Standard restaurant. A standard restaurant is a use that involves either of the following:

1. The delivery of prepared food by waiters and waitresses to customers seated at tables within a completely enclosed building.

2. The prepared food is acquired by customers at a cafeteria line and is subsequently consumed by the customers within a completely enclosed building.

F. Bar/lounge/tavern. A bar, lounge or tavern is a type of restaurant that is operated primarily for the dispensing of alcoholic beverages. The preparation and sale of food or snacks to customers may be permitted.

Retail sales and service. Establishments providing the sale of goods sold on the premises and services to the general public, including, but not limited to, drug store, hardware store, laundry or cleaners pick up, jewelry store, florist, gift shop, book store, clothing store, photographer, bakery, shoe repair, tailoring, salons and barbershops.

Short-Term Rental or Short-Term Rental Unit (STR). The rental of a dwelling or dwelling unit, either wholly or partly, for compensation for periods of 30 consecutive days or less, by persons other than the permanent resident or owner, when the permanent resident or owner has obtained a short-term rental permit issued by the Director or their designee.

Stoop. A stoop is a small elevated landing space above the sidewalk level which provides entry into the building. Stoops may be covered or uncovered and may project beyond the building setback line towards the right-of-way.

Storefront. A frontage type appropriate for the ground floor of commercial/retail buildings. Storefronts provide large windows with transparent views into the building interior.

Story. That space within a building and above grade that is situated between one floor level and the floor level next above, or if there is no floor above, the ceiling above.

Studio. A place of instruction for dance, music, health, or art.

Upper stories. Any story above the ground floor.

(Ord. No. 19-1634, - -2019; Ord. No. 25-1845, 7-15-2025)