Holland City Zoning Code

ARTICLE 39

2 Zone Districts

Sec. 39-2.01 Intent.

[7-21-2021 by Ord. No. 1796]

To implement UDO's purpose (See Section 39-1.09.), this article specifies the standards required for land uses, building placement, and automobile and bicycle parking per zone district and form-based code subdistrict. The Summary Use Table (Section 39-2.03) specifies which land uses are permitted, permitted with restrictions, permitted with special land use approval, or not permitted in each zone district. Sections 39-2.05 through 39-2.23 provide detailed Zone District Use and Parking Standards Tables. The Summary Dimensional Standards Table and specific Zone District Dimensional Standards Tables, also in Sections 39-2.04 through 39-2.23, provide building placement standards to promote orderly development. See Article 39-12 to determine review processes.

Sec. 39-2.02 Zone districts established.

[7-21-2021 by Ord. No. 1796]

The City is divided into 16 zone districts and nine form-based code subdistricts, This article and its tables are organized by each zone district. Form-based code subdistrict standards are located in Article 39-3. The City of Holland's zone districts and subdistricts are:

	F-Form-Based Code Zone District and Subdistricts
LDR Low Density Residential		F-CDT Central Downtown
CNR Cottage Neighborhood Residential		F-NDT North Downtown
MDR Medium Density Residential		F-EDT East Downtown
TNR Traditional Neighborhood Residential		F-WDT Waterfront Downtown
HDR High Density Residential		F-CENT Centennial
MHR Manufactured Housing Community		F-RM River Michigan
NMU Neighborhood Mixed Use		F-SIXT Sixteenth Street
CMU Corridor Mixed Use		F-WASH Washington
RMU Redevelopment Mixed Use		F-SSV South Shore Village
GMU Greenfield Mixed Use	Overlay Districts
ED Education	•	Airport Overlay District
I Industrial	•	Hope Neighborhood Overlay District
A Airport	•	Waterfront Overlay District
OS Open Space
PUD Planned Unit Development

Residential zone districts. When UDO uses the term "residential zone districts," that means the LDR, CNR, MDR, TNR, HDR, and MHR Zone Districts collectively.

The maps in Sections 39-2.05 through 39-2.18 are illustrative only. The regulatory Zoning Map is located in Section 39-1.05.

Sec. 39-2.03 Summary Use Table.

[7-21-2021 by Ord. No. 1796]

Intent. The Airport Overlay District is established in addition to the A Zone District (See Section 39-2.17.) and applies to the area shown on the map in Section 39-2.20E. The intent of the Airport Overlay District is to:

Promote the public health, safety, and general welfare of the residents and businesses surrounding the West Michigan Regional Airport.

Protect the approaches to the airport and surrounding airspace from encroachment and limit the exposure of impacts to persons, property, or facilities in proximity to the airport.

Protect vulnerable land uses from negative impacts caused by the airport.

Protect state, federal, and local investments in aviation infrastructure.

Regulate and restrict building sites, placement of structures, and land uses by separating conflicting land uses and prohibiting certain land uses that would be detrimental to airport operations and navigable airspace.

Basis for regulation. As part of the Airport Approach Plan process, accident safety zones, land use guidelines, and planning strategies for new development were developed. Permitted and prohibited land uses are specified in Section 39-2.20D and illustrate the application of those provisions. Areas 1 to 5 are taken specifically from the Approach Plan updated by the Michigan Aeronautics Commission and the Michigan Department of Transportation Office of Aeronautics. Area six has been included as an additional surface area per the Federal Aviation Regulations (FAR) Part 77 - Horizontal Surfaces.

Airport overlay areas. The airport overlay areas are shown on the map in Section 39-2.20E and are aligned with the Area Uses and Features Table in Section 39-2.20D.

Area Uses and Features Table. This table and the standards of the underlying zone districts shall both govern.

[Amended 7-20-2022 by Ord. No. 1819]

Uses or Site Features	Area 1	Area 2	Area 3	Area 4	Area 5	Area 6
Uses
Aviation uses	P	P	P	P	P	P
Child-care center	—	—	P	—	—	P
Gas station	—	—	P	P	P	P
Hospital	—	—	—	—	—	—
K-12 school	—	—	P	—	P	P
Low-intensity manufacturing	—	—	P	—	P	P
High-intensity manufacturing	—	—	P	—	P	P
Care facility	—	—	—	—	—	—
Outdoor storage and processes	—	—	P	P	P	P
Power plant (non-wind or solar)	—	—	P	P	P	P
Residential dwelling units	—	—	P	P	P	P
Religious institution	—	—	P	—	P	P
Solar energy facilities	P	P	P	P	P	P
Transportation and logistics	—	—	P	P	P	P
Warehousing	—	—	P	P	P	P
Wholesale	—	—	P	P	P	P
Wind energy facilities	—	P	P	P	P	P
Wireless communications	—	P	P	P	P	P
Any other use permitted in the underlying zone district	—	—	P	P	P	P
Site Features
Maximum structure height (feet)	0	40	40	40
Wetlands (man-made)	—	P	P	P	P	P
Detention ponds	—	P	P	P	P	P
Retention ponds	—	—	—	—	—	—
Processes that produce smoke or dust	—	—	P	P	P	P
Vegetation anticipated to exceed 50 feet in height during its lifespan	—	—	—	—	—	P
Fruit-bearing vegetation	—	—	—	—	—	P

NOTES:
	Area 5. No structures above grade shall be built in Area 5 within 500 feet of an existing or planned (on the official airport runway plan) runway center line. Beyond 500 feet, the maximum height of a structure shall increase by one foot for every seven feet further from the runway that the structure is located. For example, a structure 640 feet away from the runway shall be permitted to be up to 20 feet in height. Any structure located within Area five that is more than 745 feet from the runway center line shall be exempt from this section and shall be subject to the height requirements of the underlying zone district.
	Area 6. The maximum building height of the underlying zone district shall apply.
	Installing a manufactured housing unit on an empty home site within an existing manufactured housing community shall not require an approval under this overlay.
P	Permitted
—	Not permitted

Airport Overlay District Map.

[Amended 11-2-2022 by Ord. No. 1830]

Applicability; exception. Any property within the boundaries of the Airport Overlay District shall conform to the overlay standards.

[Amended 11-2-2022 by Ord. No. 1830]

Properties not in compliance with the Airport Overlay District shall be considered nonconforming and shall be subject to the provisions of Article 39-13.

The requirements of the Airport Overlay District shall supersede all other requirements of UDO, unless otherwise stated in this section.

Any application to change the underlying zone district for a property within the Airport Overlay shall be reviewed by the West Michigan Airport Authority, who shall issue a recommendation to the Planning Commission.

The Airport Overlay District zone rules do not apply to property with an approved site plan:

If the site plan and use of the property comply with the underlying Zone District; and

If prior to site plan approval, the WMAA determines, in writing, that the site plan and use are not inconsistent with the then current Airport Approach Plan or the then current Airport Layout Plan.

Airport Overlay District standards; exception.

[Amended 12-1-2021 by Ord. No. 1805; 11-2-2022 by Ord. No. 1830]

Parking shall be required in the Airport Overlay District per the underlying zone district.

All exterior light fixtures shall be downward facing at a ninety-degree angle, with a concealed and shielded light source. No freestanding light pole shall exceed 33 feet in height, measured from grade to the top of the fixture.

All new structures proposed within the Airport Overlay District shall obtain a "Determination of No Hazard" from the Michigan Department of Transportation and the Federal Aviation Administration, or submit information to the City confirming they are exempt.

WMAA review. When site plan approval is requested for a development within the Airport Overlay District, the West Michigan Airport Authority, or its designated staff person, shall review the site plan and provide comments to the approving authority regarding the impact of the proposal on aviation safety. The WMAA shall review the development to determine if it will:

Create a significant concentration of people.

Create visual obstructions to navigable air space or surfaces due to smoke, steam, dust, lighting, or another obstruction that would adversely affect aircraft operational areas and airspace with consideration of the proximity of the development to the ends of runways, runway surfaces, and extended runway center lines.

Be subject to negative impacts from aircraft noise. Building construction methods to reduce airport-related noise may be required.

Potentially attract wildlife that may be hazardous to aviation safety. Methods for designing water bodies to drain dry within 48 hours, putting water detention underground, landscaping, and other mitigation techniques to discourage entry and exit of the waterbody by wildlife may be required.

Include storage of flammable or hazardous materials as defined by the Michigan Building Code.

In some other means interfere with the operations of the airport.

Disclaimer. The Airport Overlay District does not imply that land uses within the vicinity of West Michigan Regional Airport will be free from aircraft noise impacts, aircraft operations, and aircraft overflights. Nor does UDO create liability on behalf of the City of Holland, or any officer or employee thereof, for incidents that may result from reliance on UDO.

Sec. 39-2.04 Summary Dimensional Standards Tables.

[7-21-2021 by Ord. No. 1796]

Intent: to preserve the single detached dwelling unit character in close proximity to those properties located in the ED Zone District where higher-density uses are allowed.

Properties in the Hope Neighborhood Overlay District shall be limited to the following uses:

[Amended 2-2-2022 by Ord. No. 1812]

One single detached dwelling unit per parcel.

No accessory dwelling units (ADUs).

No boarders. See Section 39-9.11.

Applicability.

[Amended 2-2-2022 by Ord. No. 1812]

All TNR zoned properties.

ED zoned properties that are not owned by an institution of higher education or a K-12 school.

All other zone districts are exempt.

Hope Neighborhood Overlay District Map.

Sec. 39-2.05 Low Density Residential Zone District.

[7-21-2021 by Ord. No. 1796]

Intent.

To implement public desires and a City goal to maintain views of and/or access to the City's waterfront;

To increase the value of waterfront properties;

To support the City's commitments to decrease emissions and to provide for more nonmotorized transportation opportunities; and

To ensure that future development balances private and public interests in the City of Holland's waterfront.

Applicability: all properties abutting Lake Macatawa between Cleveland Avenue and Lincoln Avenue (as extended to the lake). Properties in the I Industrial Zone District are exempt.

Maximum building and other structure heights and viewshed requirements. To ensure that future developments along the water provide opportunities for the public to be able to view and/or access the City's waterfront, the following standards shall be met. These standards regulate building heights and the placement of buildings to maintain views from the nearest parallel street frontage to the waterfront and from the upper stories of vicinity buildings. If a waterfront public access pathway is constructed and a public access easement is granted to the City, additional stories are permitted and a viewshed requirement is not required since views will occur along the water's edge.

Waterfront Public Access Type	Building Height Within 200 Feet From Water (stories)	Building Height More Than 200 Feet From Water (stories)	Other Structure Height (feet)	Viewshed Requirement
Not provided	2	4	3	A minimum of 60 feet wide
Waterfront public access easement provided	4	6	No maximum	Not required

Definitions. As used in this section, the following terms shall have the meanings indicated:

VIEWSHED

A straight line distance between and around buildings and structures where the water can be unobstructively viewed. Access to the waterfront is granted indirectly for views, but not for use.

WATERFRONT PUBLIC ACCESS PATHWAY EASEMENT

A continuous pathway to be constructed and maintained by the property owner where an easement is granted to the City of Holland to allow for continuous use of the entire pathway. See Section 39-2.22E, Design standards.

STRUCTURE

Any object that extends above grade. For the purpose of this section, "other structures" include fences, statues, bushes, or any other item or object that could, in the opinion of the Planning Commission, impair views of the water.

Waterfront public access pathway design standards. If the property owner chooses to construct the waterfront public access pathway and provide a public access easement to the City of Holland, the pathway shall comply with the following standards.

039 Waterfront Public Access Design Stds.tif

Pathway elements.

Location: within five feet of the water's edge, unless another site design meeting the intent is approved by Planning Commission.

Width: 20 feet minimum.

Length: shall extend continuously from one property line to the opposite property line along the water.

Materials: shall be constructed and maintained as a single durable surface.

Emergency access. The pathway may be used to satisfy fire access road requirements or to otherwise allow for emergency access if the pathway is a minimum of 26 feet wide and is constructed to withstand emergency vehicle load weights as approved by the City of Holland's Fire Marshal.

Waterfront edge treatments. The edge of Lake Macatawa shall be treated with either a natural or seawall edge, unless another site design meeting the intent is approved by Planning Commission.

Natural edge consisting of landscaping, rocks not greater than two feet in height, a berm, or other treatment approved by the Planning Commission.

Seawall edge consisting of a maximum three-foot-high decorative and open fence.

Water access.

Discourage swimming. The waterfront edge treatment shall be designed to discourage swimming and to promote safety.

Boat access may be permitted, but is not required. The waterfront edge treatment shall be designed to either encourage or discourage such access.

Fishing: may prohibit with signage and private enforcement.

Easement agreement requirements and limitations.

The public access easement shall only be for the surface of the pathway and air rights up to 25 feet in height measured from grade of the pathway.

The easement agreement shall allow the free passage of the public on foot or on nonmotorized vehicles continuously from one side of the property to the other, if identified to be used for emergency access.

The easement agreement shall restrict the property owner from erecting any barrier to block public access to the easement.

The easement agreement may restrict the use of motor vehicles, other than emergency vehicles, if constructed for emergency access.

Waterfront Overlay District Map.

[Amended 7-20-2022 by Ord. No. 1819]

Sec. 39-2.06 Cottage Neighborhood Residential Zone District.

[7-21-2021 by Ord. No. 1796]

Intent. The intent of the Form-Based Code is to preserve, protect, and enhance the individual character of the City of Holland's key neighborhood business districts, corridors, and downtown areas. The Form-Based Code allows for a wide range of uses and encourages vertical mixed-use development, while also providing standards on building massing, form, architectural features, and their relationship to the public realm. See Section 39-1.03B. Rather than being based on use and dimensional standards, the Form-Based Code Zone District achieves this by regulating building types, building envelopes, and building frontage types in the nine subdistricts. See Article 39-3.

Character determined by interaction of private and public realms. The graphic below depicts these organizing principles.

	Building types allowed in each subdistrict that provide the private realm character.
	Frontage types allowed in each subdistrict that guide how a building and the private realm interact with the public realm: the streets and sidewalks.
	Building envelopes for each subdistrict that provide dimensional standards.

Uses and parking requirements.

[Amended 12-1-2021 by Ord. No. 1805; 8-3-2022 by Ord. No. 1827; 2-1-2023 by Ord. No. 1834]

Uses and Parking Standard Table
Use	Approval Type	Minimum Auto Parking Spaces¹	Minimum Bike Parking Spaces Section 39-9.03	Additional Standards (Section in Chapter 39)
Residential Uses
Single attached dwelling unit	Permitted	1 per dwelling unit²	—	Section 39-9.04
Two attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Three attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Four attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Five or more attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	1 long-term space per dwelling unit; 4 short-term spaces for general public	Article 39-3 Section 39-9.04
Bed-and-breakfast 1 to 4 rooms	Permitted	1 per lodging unit, plus 1 for the dwelling unit²	4	Section 39-4.02C Section 39-12.12B special exception
Short-term rental	Permitted	1 per dwelling unit²	—	Section 39-4.02C Section 39-12.12B special exception
Home occupation/business Types 1 and 2	Type 1: permitted Type 2: special exception	Type 1: 1 per dwelling unit Type 2: 2 parking spaces available	—	Section 39-4.02Q Chapter 14
Child care, in-home	1 to 6 children permitted; 6 or more requires special exception	—	—	Section 39-4.02D.2 and Section 39-4.02D.3
Commercial Uses
Retail	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 4,000 square feet for the first 75,000 square feet 1 per 12,500 square feet for floor area over 75,000 square feet Minimum 4 available to general public	—
Services	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 5,000 square feet, minimum 4 available to general public	—
Restaurants/bars	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 2,000 square feet, minimum 4 available to general public	—
Offices	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 5,000 square feet, minimum 4 available to general public	—
Care facilities	Permitted	1.25 per patient room	Approving authority determination	—
Child-care centers	Permitted in specific subdistricts only	1 per 800 square feet	Approving authority determination	Article 39-3 Section 39-4.02D.1
Drive-thrus	Permitted in EDT, RM, and SSV; shall meet requirements of Section 39-4.02E Prohibited in all other subdistricts	Included with principal use	—	Section 39-4.02E
Event venues	Special land use	Approving authority determination	Approving authority determination	Section 39-4.03
Funeral homes	Permitted in RM and CENT Prohibited in all other subdistricts	1 per 800 square feet	Approving authority determination	—
Maker spaces	Special land use	None in CDT 1 per 800 square feet in all other subdistricts	Approving authority determination	Section 39-4.03
Outdoor sales, outdoor cafes, and sidewalk cafes	Permitted	Included with principal use	—	Section 39-4.02K
Public lodging	Permitted	1.1 per guest room	1 per 10 rooms, minimum 4 available to general public	Section 39-4.02N
Shelters	Permitted	1.1 per guest room	1 per 10 rooms, minimum 4 available to general public	Section 39-4.02Z
Vendor trucks	Permitted as described in Section 39-4.02V	Included with principal use	—	Section 39-4.02V
Industrial Uses
Alternative energy: solar	Permitted as accessory use	—	—	Section 39-4.02B Section 39-4.04B
Alternative energy: wind	Permitted: 40 feet in height or less Special land use: greater than 40 feet in height Shall be accessory use	—	—	Section 39-4.02B Section 39-4.04B
Other Uses
Greenhouses	Permitted as accessory use	Included with principal use	—	—
Government/municipal services	Special land use	Approving authority determination	Included with principal use	Section 39-4.03
Institutions of higher education	Special land use	Approving authority determination	1 per 5,000 square feet, minimum 4 available to general public	Section 39-4.03
K-12 schools	Special land use Existing uses can expand without special land use approval.	Approving authority determination	2 per classroom	Section 39-4.03
Marinas	Special land use	Approving authority determination	Approving authority determination	Section 39-4.04F
Parking lots as a principal use	Special land use	Approving authority determination	—	Section 39-4.02L Section 39-4.04H
Parking structures as the principal use	Special land use	Approving authority determination	—	Section 39-4.02M Section 39-4.04I
Recreation: indoor	Permitted	Approving authority determination	—	—
Recreation: outdoor	Special land use	Approving authority determination	—	Section 39-4.03
Religious institutions	Special land use	Approving authority determination	1 per 40 seats in worship space, minimum 4 available to general public	Section 39-4.03
Wireless communication facilities	Permitted only when located on an existing structure	None	—	Section 39-4.02X Section 39-4.04M

NOTES:
¹	Where square footage is referenced, it refers to gross building square footage.
²	F-NDT parking spaces: 1.2 per dwelling unit.

Holland City Zoning Code

ARTICLE 39

2 Zone Districts

Sec. 39-2.01 Intent.

[7-21-2021 by Ord. No. 1796]

Sec. 39-2.02 Zone districts established.

[7-21-2021 by Ord. No. 1796]

	F-Form-Based Code Zone District and Subdistricts
LDR Low Density Residential		F-CDT Central Downtown
CNR Cottage Neighborhood Residential		F-NDT North Downtown
MDR Medium Density Residential		F-EDT East Downtown
TNR Traditional Neighborhood Residential		F-WDT Waterfront Downtown
HDR High Density Residential		F-CENT Centennial
MHR Manufactured Housing Community		F-RM River Michigan
NMU Neighborhood Mixed Use		F-SIXT Sixteenth Street
CMU Corridor Mixed Use		F-WASH Washington
RMU Redevelopment Mixed Use		F-SSV South Shore Village
GMU Greenfield Mixed Use	Overlay Districts
ED Education	•	Airport Overlay District
I Industrial	•	Hope Neighborhood Overlay District
A Airport	•	Waterfront Overlay District
OS Open Space
PUD Planned Unit Development

Residential zone districts. When UDO uses the term "residential zone districts," that means the LDR, CNR, MDR, TNR, HDR, and MHR Zone Districts collectively.

The maps in Sections 39-2.05 through 39-2.18 are illustrative only. The regulatory Zoning Map is located in Section 39-1.05.

Sec. 39-2.03 Summary Use Table.

[7-21-2021 by Ord. No. 1796]

Promote the public health, safety, and general welfare of the residents and businesses surrounding the West Michigan Regional Airport.

Protect the approaches to the airport and surrounding airspace from encroachment and limit the exposure of impacts to persons, property, or facilities in proximity to the airport.

Protect vulnerable land uses from negative impacts caused by the airport.

Protect state, federal, and local investments in aviation infrastructure.

Airport overlay areas. The airport overlay areas are shown on the map in Section 39-2.20E and are aligned with the Area Uses and Features Table in Section 39-2.20D.

Area Uses and Features Table. This table and the standards of the underlying zone districts shall both govern.

[Amended 7-20-2022 by Ord. No. 1819]

Uses or Site Features	Area 1	Area 2	Area 3	Area 4	Area 5	Area 6
Uses
Aviation uses	P	P	P	P	P	P
Child-care center	—	—	P	—	—	P
Gas station	—	—	P	P	P	P
Hospital	—	—	—	—	—	—
K-12 school	—	—	P	—	P	P
Low-intensity manufacturing	—	—	P	—	P	P
High-intensity manufacturing	—	—	P	—	P	P
Care facility	—	—	—	—	—	—
Outdoor storage and processes	—	—	P	P	P	P
Power plant (non-wind or solar)	—	—	P	P	P	P
Residential dwelling units	—	—	P	P	P	P
Religious institution	—	—	P	—	P	P
Solar energy facilities	P	P	P	P	P	P
Transportation and logistics	—	—	P	P	P	P
Warehousing	—	—	P	P	P	P
Wholesale	—	—	P	P	P	P
Wind energy facilities	—	P	P	P	P	P
Wireless communications	—	P	P	P	P	P
Any other use permitted in the underlying zone district	—	—	P	P	P	P
Site Features
Maximum structure height (feet)	0	40	40	40
Wetlands (man-made)	—	P	P	P	P	P
Detention ponds	—	P	P	P	P	P
Retention ponds	—	—	—	—	—	—
Processes that produce smoke or dust	—	—	P	P	P	P
Vegetation anticipated to exceed 50 feet in height during its lifespan	—	—	—	—	—	P
Fruit-bearing vegetation	—	—	—	—	—	P

NOTES:
	Area 5. No structures above grade shall be built in Area 5 within 500 feet of an existing or planned (on the official airport runway plan) runway center line. Beyond 500 feet, the maximum height of a structure shall increase by one foot for every seven feet further from the runway that the structure is located. For example, a structure 640 feet away from the runway shall be permitted to be up to 20 feet in height. Any structure located within Area five that is more than 745 feet from the runway center line shall be exempt from this section and shall be subject to the height requirements of the underlying zone district.
	Area 6. The maximum building height of the underlying zone district shall apply.
	Installing a manufactured housing unit on an empty home site within an existing manufactured housing community shall not require an approval under this overlay.
P	Permitted
—	Not permitted

Airport Overlay District Map.

[Amended 11-2-2022 by Ord. No. 1830]

Applicability; exception. Any property within the boundaries of the Airport Overlay District shall conform to the overlay standards.

[Amended 11-2-2022 by Ord. No. 1830]

Properties not in compliance with the Airport Overlay District shall be considered nonconforming and shall be subject to the provisions of Article 39-13.

The requirements of the Airport Overlay District shall supersede all other requirements of UDO, unless otherwise stated in this section.

The Airport Overlay District zone rules do not apply to property with an approved site plan:

If the site plan and use of the property comply with the underlying Zone District; and

Airport Overlay District standards; exception.

[Amended 12-1-2021 by Ord. No. 1805; 11-2-2022 by Ord. No. 1830]

Parking shall be required in the Airport Overlay District per the underlying zone district.

Create a significant concentration of people.

Be subject to negative impacts from aircraft noise. Building construction methods to reduce airport-related noise may be required.

Include storage of flammable or hazardous materials as defined by the Michigan Building Code.

In some other means interfere with the operations of the airport.

Sec. 39-2.04 Summary Dimensional Standards Tables.

[7-21-2021 by Ord. No. 1796]

Intent: to preserve the single detached dwelling unit character in close proximity to those properties located in the ED Zone District where higher-density uses are allowed.

Properties in the Hope Neighborhood Overlay District shall be limited to the following uses:

[Amended 2-2-2022 by Ord. No. 1812]

One single detached dwelling unit per parcel.

No accessory dwelling units (ADUs).

No boarders. See Section 39-9.11.

Applicability.

[Amended 2-2-2022 by Ord. No. 1812]

All TNR zoned properties.

ED zoned properties that are not owned by an institution of higher education or a K-12 school.

All other zone districts are exempt.

Hope Neighborhood Overlay District Map.

Sec. 39-2.05 Low Density Residential Zone District.

[7-21-2021 by Ord. No. 1796]

Intent.

To implement public desires and a City goal to maintain views of and/or access to the City's waterfront;

To increase the value of waterfront properties;

To support the City's commitments to decrease emissions and to provide for more nonmotorized transportation opportunities; and

To ensure that future development balances private and public interests in the City of Holland's waterfront.

Applicability: all properties abutting Lake Macatawa between Cleveland Avenue and Lincoln Avenue (as extended to the lake). Properties in the I Industrial Zone District are exempt.

Waterfront Public Access Type	Building Height Within 200 Feet From Water (stories)	Building Height More Than 200 Feet From Water (stories)	Other Structure Height (feet)	Viewshed Requirement
Not provided	2	4	3	A minimum of 60 feet wide
Waterfront public access easement provided	4	6	No maximum	Not required

Definitions. As used in this section, the following terms shall have the meanings indicated:

VIEWSHED

A straight line distance between and around buildings and structures where the water can be unobstructively viewed. Access to the waterfront is granted indirectly for views, but not for use.

WATERFRONT PUBLIC ACCESS PATHWAY EASEMENT

STRUCTURE

Pathway elements.

Location: within five feet of the water's edge, unless another site design meeting the intent is approved by Planning Commission.

Width: 20 feet minimum.

Length: shall extend continuously from one property line to the opposite property line along the water.

Materials: shall be constructed and maintained as a single durable surface.

Waterfront edge treatments. The edge of Lake Macatawa shall be treated with either a natural or seawall edge, unless another site design meeting the intent is approved by Planning Commission.

Natural edge consisting of landscaping, rocks not greater than two feet in height, a berm, or other treatment approved by the Planning Commission.

Seawall edge consisting of a maximum three-foot-high decorative and open fence.

Water access.

Discourage swimming. The waterfront edge treatment shall be designed to discourage swimming and to promote safety.

Boat access may be permitted, but is not required. The waterfront edge treatment shall be designed to either encourage or discourage such access.

Fishing: may prohibit with signage and private enforcement.

Easement agreement requirements and limitations.

The public access easement shall only be for the surface of the pathway and air rights up to 25 feet in height measured from grade of the pathway.

The easement agreement shall restrict the property owner from erecting any barrier to block public access to the easement.

The easement agreement may restrict the use of motor vehicles, other than emergency vehicles, if constructed for emergency access.

Waterfront Overlay District Map.

[Amended 7-20-2022 by Ord. No. 1819]

Sec. 39-2.06 Cottage Neighborhood Residential Zone District.

[7-21-2021 by Ord. No. 1796]

Character determined by interaction of private and public realms. The graphic below depicts these organizing principles.

	Building types allowed in each subdistrict that provide the private realm character.
	Frontage types allowed in each subdistrict that guide how a building and the private realm interact with the public realm: the streets and sidewalks.
	Building envelopes for each subdistrict that provide dimensional standards.

Uses and parking requirements.

[Amended 12-1-2021 by Ord. No. 1805; 8-3-2022 by Ord. No. 1827; 2-1-2023 by Ord. No. 1834]

Uses and Parking Standard Table
Use	Approval Type	Minimum Auto Parking Spaces¹	Minimum Bike Parking Spaces Section 39-9.03	Additional Standards (Section in Chapter 39)
Residential Uses
Single attached dwelling unit	Permitted	1 per dwelling unit²	—	Section 39-9.04
Two attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Three attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Four attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Five or more attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	1 long-term space per dwelling unit; 4 short-term spaces for general public	Article 39-3 Section 39-9.04
Bed-and-breakfast 1 to 4 rooms	Permitted	1 per lodging unit, plus 1 for the dwelling unit²	4	Section 39-4.02C Section 39-12.12B special exception
Short-term rental	Permitted	1 per dwelling unit²	—	Section 39-4.02C Section 39-12.12B special exception
Home occupation/business Types 1 and 2	Type 1: permitted Type 2: special exception	Type 1: 1 per dwelling unit Type 2: 2 parking spaces available	—	Section 39-4.02Q Chapter 14
Child care, in-home	1 to 6 children permitted; 6 or more requires special exception	—	—	Section 39-4.02D.2 and Section 39-4.02D.3
Commercial Uses
Retail	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 4,000 square feet for the first 75,000 square feet 1 per 12,500 square feet for floor area over 75,000 square feet Minimum 4 available to general public	—
Services	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 5,000 square feet, minimum 4 available to general public	—
Restaurants/bars	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 2,000 square feet, minimum 4 available to general public	—
Offices	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 5,000 square feet, minimum 4 available to general public	—
Care facilities	Permitted	1.25 per patient room	Approving authority determination	—
Child-care centers	Permitted in specific subdistricts only	1 per 800 square feet	Approving authority determination	Article 39-3 Section 39-4.02D.1
Drive-thrus	Permitted in EDT, RM, and SSV; shall meet requirements of Section 39-4.02E Prohibited in all other subdistricts	Included with principal use	—	Section 39-4.02E
Event venues	Special land use	Approving authority determination	Approving authority determination	Section 39-4.03
Funeral homes	Permitted in RM and CENT Prohibited in all other subdistricts	1 per 800 square feet	Approving authority determination	—
Maker spaces	Special land use	None in CDT 1 per 800 square feet in all other subdistricts	Approving authority determination	Section 39-4.03
Outdoor sales, outdoor cafes, and sidewalk cafes	Permitted	Included with principal use	—	Section 39-4.02K
Public lodging	Permitted	1.1 per guest room	1 per 10 rooms, minimum 4 available to general public	Section 39-4.02N
Shelters	Permitted	1.1 per guest room	1 per 10 rooms, minimum 4 available to general public	Section 39-4.02Z
Vendor trucks	Permitted as described in Section 39-4.02V	Included with principal use	—	Section 39-4.02V
Industrial Uses
Alternative energy: solar	Permitted as accessory use	—	—	Section 39-4.02B Section 39-4.04B
Alternative energy: wind	Permitted: 40 feet in height or less Special land use: greater than 40 feet in height Shall be accessory use	—	—	Section 39-4.02B Section 39-4.04B
Other Uses
Greenhouses	Permitted as accessory use	Included with principal use	—	—
Government/municipal services	Special land use	Approving authority determination	Included with principal use	Section 39-4.03
Institutions of higher education	Special land use	Approving authority determination	1 per 5,000 square feet, minimum 4 available to general public	Section 39-4.03
K-12 schools	Special land use Existing uses can expand without special land use approval.	Approving authority determination	2 per classroom	Section 39-4.03
Marinas	Special land use	Approving authority determination	Approving authority determination	Section 39-4.04F
Parking lots as a principal use	Special land use	Approving authority determination	—	Section 39-4.02L Section 39-4.04H
Parking structures as the principal use	Special land use	Approving authority determination	—	Section 39-4.02M Section 39-4.04I
Recreation: indoor	Permitted	Approving authority determination	—	—
Recreation: outdoor	Special land use	Approving authority determination	—	Section 39-4.03
Religious institutions	Special land use	Approving authority determination	1 per 40 seats in worship space, minimum 4 available to general public	Section 39-4.03
Wireless communication facilities	Permitted only when located on an existing structure	None	—	Section 39-4.02X Section 39-4.04M

NOTES:
¹	Where square footage is referenced, it refers to gross building square footage.
²	F-NDT parking spaces: 1.2 per dwelling unit.

Holland City Zoning Code

ARTICLE 39

2 Zone Districts

Sec. 39-2.01 Intent.

[7-21-2021 by Ord. No. 1796]

Sec. 39-2.02 Zone districts established.

[7-21-2021 by Ord. No. 1796]

	F-Form-Based Code Zone District and Subdistricts
LDR Low Density Residential		F-CDT Central Downtown
CNR Cottage Neighborhood Residential		F-NDT North Downtown
MDR Medium Density Residential		F-EDT East Downtown
TNR Traditional Neighborhood Residential		F-WDT Waterfront Downtown
HDR High Density Residential		F-CENT Centennial
MHR Manufactured Housing Community		F-RM River Michigan
NMU Neighborhood Mixed Use		F-SIXT Sixteenth Street
CMU Corridor Mixed Use		F-WASH Washington
RMU Redevelopment Mixed Use		F-SSV South Shore Village
GMU Greenfield Mixed Use	Overlay Districts
ED Education	•	Airport Overlay District
I Industrial	•	Hope Neighborhood Overlay District
A Airport	•	Waterfront Overlay District
OS Open Space
PUD Planned Unit Development

Residential zone districts. When UDO uses the term "residential zone districts," that means the LDR, CNR, MDR, TNR, HDR, and MHR Zone Districts collectively.

The maps in Sections 39-2.05 through 39-2.18 are illustrative only. The regulatory Zoning Map is located in Section 39-1.05.

Sec. 39-2.03 Summary Use Table.

[7-21-2021 by Ord. No. 1796]

Promote the public health, safety, and general welfare of the residents and businesses surrounding the West Michigan Regional Airport.

Protect the approaches to the airport and surrounding airspace from encroachment and limit the exposure of impacts to persons, property, or facilities in proximity to the airport.

Protect vulnerable land uses from negative impacts caused by the airport.

Protect state, federal, and local investments in aviation infrastructure.

Airport overlay areas. The airport overlay areas are shown on the map in Section 39-2.20E and are aligned with the Area Uses and Features Table in Section 39-2.20D.

Area Uses and Features Table. This table and the standards of the underlying zone districts shall both govern.

[Amended 7-20-2022 by Ord. No. 1819]

Uses or Site Features	Area 1	Area 2	Area 3	Area 4	Area 5	Area 6
Uses
Aviation uses	P	P	P	P	P	P
Child-care center	—	—	P	—	—	P
Gas station	—	—	P	P	P	P
Hospital	—	—	—	—	—	—
K-12 school	—	—	P	—	P	P
Low-intensity manufacturing	—	—	P	—	P	P
High-intensity manufacturing	—	—	P	—	P	P
Care facility	—	—	—	—	—	—
Outdoor storage and processes	—	—	P	P	P	P
Power plant (non-wind or solar)	—	—	P	P	P	P
Residential dwelling units	—	—	P	P	P	P
Religious institution	—	—	P	—	P	P
Solar energy facilities	P	P	P	P	P	P
Transportation and logistics	—	—	P	P	P	P
Warehousing	—	—	P	P	P	P
Wholesale	—	—	P	P	P	P
Wind energy facilities	—	P	P	P	P	P
Wireless communications	—	P	P	P	P	P
Any other use permitted in the underlying zone district	—	—	P	P	P	P
Site Features
Maximum structure height (feet)	0	40	40	40
Wetlands (man-made)	—	P	P	P	P	P
Detention ponds	—	P	P	P	P	P
Retention ponds	—	—	—	—	—	—
Processes that produce smoke or dust	—	—	P	P	P	P
Vegetation anticipated to exceed 50 feet in height during its lifespan	—	—	—	—	—	P
Fruit-bearing vegetation	—	—	—	—	—	P

NOTES:
	Area 5. No structures above grade shall be built in Area 5 within 500 feet of an existing or planned (on the official airport runway plan) runway center line. Beyond 500 feet, the maximum height of a structure shall increase by one foot for every seven feet further from the runway that the structure is located. For example, a structure 640 feet away from the runway shall be permitted to be up to 20 feet in height. Any structure located within Area five that is more than 745 feet from the runway center line shall be exempt from this section and shall be subject to the height requirements of the underlying zone district.
	Area 6. The maximum building height of the underlying zone district shall apply.
	Installing a manufactured housing unit on an empty home site within an existing manufactured housing community shall not require an approval under this overlay.
P	Permitted
—	Not permitted

Airport Overlay District Map.

[Amended 11-2-2022 by Ord. No. 1830]

Applicability; exception. Any property within the boundaries of the Airport Overlay District shall conform to the overlay standards.

[Amended 11-2-2022 by Ord. No. 1830]

Properties not in compliance with the Airport Overlay District shall be considered nonconforming and shall be subject to the provisions of Article 39-13.

The requirements of the Airport Overlay District shall supersede all other requirements of UDO, unless otherwise stated in this section.

The Airport Overlay District zone rules do not apply to property with an approved site plan:

If the site plan and use of the property comply with the underlying Zone District; and

Airport Overlay District standards; exception.

[Amended 12-1-2021 by Ord. No. 1805; 11-2-2022 by Ord. No. 1830]

Parking shall be required in the Airport Overlay District per the underlying zone district.

Create a significant concentration of people.

Be subject to negative impacts from aircraft noise. Building construction methods to reduce airport-related noise may be required.

Include storage of flammable or hazardous materials as defined by the Michigan Building Code.

In some other means interfere with the operations of the airport.

Sec. 39-2.04 Summary Dimensional Standards Tables.

[7-21-2021 by Ord. No. 1796]

Intent: to preserve the single detached dwelling unit character in close proximity to those properties located in the ED Zone District where higher-density uses are allowed.

Properties in the Hope Neighborhood Overlay District shall be limited to the following uses:

[Amended 2-2-2022 by Ord. No. 1812]

One single detached dwelling unit per parcel.

No accessory dwelling units (ADUs).

No boarders. See Section 39-9.11.

Applicability.

[Amended 2-2-2022 by Ord. No. 1812]

All TNR zoned properties.

ED zoned properties that are not owned by an institution of higher education or a K-12 school.

All other zone districts are exempt.

Hope Neighborhood Overlay District Map.

Sec. 39-2.05 Low Density Residential Zone District.

[7-21-2021 by Ord. No. 1796]

Intent.

To implement public desires and a City goal to maintain views of and/or access to the City's waterfront;

To increase the value of waterfront properties;

To support the City's commitments to decrease emissions and to provide for more nonmotorized transportation opportunities; and

To ensure that future development balances private and public interests in the City of Holland's waterfront.

Applicability: all properties abutting Lake Macatawa between Cleveland Avenue and Lincoln Avenue (as extended to the lake). Properties in the I Industrial Zone District are exempt.

Waterfront Public Access Type	Building Height Within 200 Feet From Water (stories)	Building Height More Than 200 Feet From Water (stories)	Other Structure Height (feet)	Viewshed Requirement
Not provided	2	4	3	A minimum of 60 feet wide
Waterfront public access easement provided	4	6	No maximum	Not required

Definitions. As used in this section, the following terms shall have the meanings indicated:

VIEWSHED

A straight line distance between and around buildings and structures where the water can be unobstructively viewed. Access to the waterfront is granted indirectly for views, but not for use.

WATERFRONT PUBLIC ACCESS PATHWAY EASEMENT

STRUCTURE

Pathway elements.

Location: within five feet of the water's edge, unless another site design meeting the intent is approved by Planning Commission.

Width: 20 feet minimum.

Length: shall extend continuously from one property line to the opposite property line along the water.

Materials: shall be constructed and maintained as a single durable surface.

Waterfront edge treatments. The edge of Lake Macatawa shall be treated with either a natural or seawall edge, unless another site design meeting the intent is approved by Planning Commission.

Natural edge consisting of landscaping, rocks not greater than two feet in height, a berm, or other treatment approved by the Planning Commission.

Seawall edge consisting of a maximum three-foot-high decorative and open fence.

Water access.

Discourage swimming. The waterfront edge treatment shall be designed to discourage swimming and to promote safety.

Boat access may be permitted, but is not required. The waterfront edge treatment shall be designed to either encourage or discourage such access.

Fishing: may prohibit with signage and private enforcement.

Easement agreement requirements and limitations.

The public access easement shall only be for the surface of the pathway and air rights up to 25 feet in height measured from grade of the pathway.

The easement agreement shall restrict the property owner from erecting any barrier to block public access to the easement.

The easement agreement may restrict the use of motor vehicles, other than emergency vehicles, if constructed for emergency access.

Waterfront Overlay District Map.

[Amended 7-20-2022 by Ord. No. 1819]

Sec. 39-2.06 Cottage Neighborhood Residential Zone District.

[7-21-2021 by Ord. No. 1796]

Character determined by interaction of private and public realms. The graphic below depicts these organizing principles.

	Building types allowed in each subdistrict that provide the private realm character.
	Frontage types allowed in each subdistrict that guide how a building and the private realm interact with the public realm: the streets and sidewalks.
	Building envelopes for each subdistrict that provide dimensional standards.

Uses and parking requirements.

[Amended 12-1-2021 by Ord. No. 1805; 8-3-2022 by Ord. No. 1827; 2-1-2023 by Ord. No. 1834]

Uses and Parking Standard Table
Use	Approval Type	Minimum Auto Parking Spaces¹	Minimum Bike Parking Spaces Section 39-9.03	Additional Standards (Section in Chapter 39)
Residential Uses
Single attached dwelling unit	Permitted	1 per dwelling unit²	—	Section 39-9.04
Two attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Three attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Four attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	—	Article 39-3 Section 39-9.04
Five or more attached dwelling units	Permitted in specific subdistricts only	1 per dwelling unit²	1 long-term space per dwelling unit; 4 short-term spaces for general public	Article 39-3 Section 39-9.04
Bed-and-breakfast 1 to 4 rooms	Permitted	1 per lodging unit, plus 1 for the dwelling unit²	4	Section 39-4.02C Section 39-12.12B special exception
Short-term rental	Permitted	1 per dwelling unit²	—	Section 39-4.02C Section 39-12.12B special exception
Home occupation/business Types 1 and 2	Type 1: permitted Type 2: special exception	Type 1: 1 per dwelling unit Type 2: 2 parking spaces available	—	Section 39-4.02Q Chapter 14
Child care, in-home	1 to 6 children permitted; 6 or more requires special exception	—	—	Section 39-4.02D.2 and Section 39-4.02D.3
Commercial Uses
Retail	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 4,000 square feet for the first 75,000 square feet 1 per 12,500 square feet for floor area over 75,000 square feet Minimum 4 available to general public	—
Services	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 5,000 square feet, minimum 4 available to general public	—
Restaurants/bars	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 2,000 square feet, minimum 4 available to general public	—
Offices	Permitted	None in CDT, EDT, CENT 1 per 800 square feet in all other subdistricts	1 per 5,000 square feet, minimum 4 available to general public	—
Care facilities	Permitted	1.25 per patient room	Approving authority determination	—
Child-care centers	Permitted in specific subdistricts only	1 per 800 square feet	Approving authority determination	Article 39-3 Section 39-4.02D.1
Drive-thrus	Permitted in EDT, RM, and SSV; shall meet requirements of Section 39-4.02E Prohibited in all other subdistricts	Included with principal use	—	Section 39-4.02E
Event venues	Special land use	Approving authority determination	Approving authority determination	Section 39-4.03
Funeral homes	Permitted in RM and CENT Prohibited in all other subdistricts	1 per 800 square feet	Approving authority determination	—
Maker spaces	Special land use	None in CDT 1 per 800 square feet in all other subdistricts	Approving authority determination	Section 39-4.03
Outdoor sales, outdoor cafes, and sidewalk cafes	Permitted	Included with principal use	—	Section 39-4.02K
Public lodging	Permitted	1.1 per guest room	1 per 10 rooms, minimum 4 available to general public	Section 39-4.02N
Shelters	Permitted	1.1 per guest room	1 per 10 rooms, minimum 4 available to general public	Section 39-4.02Z
Vendor trucks	Permitted as described in Section 39-4.02V	Included with principal use	—	Section 39-4.02V
Industrial Uses
Alternative energy: solar	Permitted as accessory use	—	—	Section 39-4.02B Section 39-4.04B
Alternative energy: wind	Permitted: 40 feet in height or less Special land use: greater than 40 feet in height Shall be accessory use	—	—	Section 39-4.02B Section 39-4.04B
Other Uses
Greenhouses	Permitted as accessory use	Included with principal use	—	—
Government/municipal services	Special land use	Approving authority determination	Included with principal use	Section 39-4.03
Institutions of higher education	Special land use	Approving authority determination	1 per 5,000 square feet, minimum 4 available to general public	Section 39-4.03
K-12 schools	Special land use Existing uses can expand without special land use approval.	Approving authority determination	2 per classroom	Section 39-4.03
Marinas	Special land use	Approving authority determination	Approving authority determination	Section 39-4.04F
Parking lots as a principal use	Special land use	Approving authority determination	—	Section 39-4.02L Section 39-4.04H
Parking structures as the principal use	Special land use	Approving authority determination	—	Section 39-4.02M Section 39-4.04I
Recreation: indoor	Permitted	Approving authority determination	—	—
Recreation: outdoor	Special land use	Approving authority determination	—	Section 39-4.03
Religious institutions	Special land use	Approving authority determination	1 per 40 seats in worship space, minimum 4 available to general public	Section 39-4.03
Wireless communication facilities	Permitted only when located on an existing structure	None	—	Section 39-4.02X Section 39-4.04M

NOTES:
¹	Where square footage is referenced, it refers to gross building square footage.
²	F-NDT parking spaces: 1.2 per dwelling unit.