Text amendments to the Code are needed due to changes within the community and to address changes outside of the community, such as planning law policy. Amending the text of this Code means the community is modernizing its policy to reflect the changing needs and desires of the community. This Code is also the primary tool for implementing the master plan; the Code must be amended to best align with the vision of the Master Plan.

The CED Director, or their designee, is charged with submitting any text amendment for consideration. Text amendments may be initiated by City Council or Planning Commission.

A. Process Overview. All text amendments require consideration by City staff and Planning Commission and final approval by the City Council.

B. Text Amendment. If a text amendment to the Code is proposed, a notice must be published in a newspaper that circulates in the City not less than 15 days before the date of each public hearing.

C. Planning Commission Review. After a public hearing in compliance with Section 17.03(1): Public Hearings, the Planning Commission reviews the proposed text amendment and any reports and recommendations from staff/consultants. The Commission must identify and evaluate all factors relevant to the application, including the appropriate criteria listed in this Code, and report its findings and recommendations to the City Council.

D. City Council Action. For any text amendment, upon receipt of the report and recommendation from the Planning Commission, the City Council holds a public hearing in compliance with Section 17.03(1): Public Hearings and may approve or deny the proposed text amendment.

E. If determined to be necessary, the City Council may refer any text amendment back to the Planning Commission for further consideration.

A. Compliance with the Master Plan. The proposal furthers the goals and objectives of the Master Plan.

B. Use and Zoning District Compatibility. The proposal must be compatible with the intent statements of the zoning district and surrounding uses.

A. Approval Expiration. Once approved, text amendments update the text of the Code permanently.

B. Adoption. Following the adoption of text amendments, the City Clerk shall publish in a newspaper of general circulation within 15 days after adoption, in accordance with the Michigan Zoning Enabling Act (PA 110 of 2006), as amended. The notice must include the following:

1. In the case of a newly adopted Code, the following statement must be included: "The City of Ferndale has adopted a Zoning Code regulating the development and use of land."

2. In the case of an amendment to the existing Code, either a summary of the regulatory effect of the amendment, including the geographic area affected, or the exact text of the amendment must be provided.