The H-1 and H-2 Hospital Districts are for the purpose of accommodating medical centers, hospitals and all their normally related functions and to ensure they are properly sited in relation to each other and pursuant to an approved plan for that district. The H-1 District is a lower intensity, primarily outpatient services medical district, while the H-2 District includes all hospital related activities in a functionally integrated manner.

Any development or construction in these districts requires consistency with a current Master Site and Facilities Plan approved by the Planning Commission. The Master Site and Facilities Plan shall indicate current uses and anticipated uses for a minimum of the next 20 years. This plan shall show adjacent properties sufficiently to identify surrounding uses and potential impacts on them by the applicant's plan and shall conform to the requirements of the Section 3106.

(Ord. No. 758, § 1, 10-16-2017)

A master site and facilities plan shall conform to the following site development standards:

(1)

Every principal building or groups of buildings shall be so arranged as to permit emergency access.

(2)

Every development shall have legal access to a public or private street.

(3)

The plan shall provide vehicular and pedestrian circulation systems that reflect and extend the existing street pattern, pedestrian and bicycle ways in the area.

(4)

A pedestrian circulation system shall be provided which is physically separated and insulated from the vehicular circulation system.

(5)

All parking areas shall be located in a manner which will reduce the visual impact of such parking areas from adjacent public streets.

(6)

Where the opportunity exists, developments shall use shared drives and interconnect with adjacent properties to reduce travel distance and curb cuts and create alternative access routes.

(Ord. No. 758, § 1, 10-16-2017)

In the H-1 and H-2 Hospital Districts, no building or land shall be used except for one or more of the following specified uses unless otherwise provided in this article.

P = Permitted use
SCU = Special Condition Use (Regulated by section 1717)
NA = Not Allowed

(Ord. No. 758, § 1, 10-16-2017)

(Ord. No. 758, § 1, 10-16-2017)

(a)

All roof-mounted equipment, including satellite dishes and other communication equipment, shall be hidden from view by a parapet, screen, or similar architectural feature. The equipment shall not be visible from recreation trails or from public sidewalks adjacent to the site. Screening shall incorporate exterior building materials similar or complementary to those of the main building.

(b)

No material, equipment, or goods of any kind shall be stored on the roof of any building or outside unless otherwise allowed by ordinance.

(Ord. No. 758, § 1, 10-16-2017)

(a)

Pre-application conference. Before submitting a master site and facilities plan, an applicant shall meet with the city planner to review the proposed plan, this Code, and the city master plan.

(b)

Application. An applicant shall submit a master site and facilities plan for consideration not less than 21 calendar days before the date on which such plan shall be introduced to the planning commission. The plan shall be submitted to the city planner for review according to the standards and requirements of this Code.

(c)

Official review. The city planner shall circulate the master site and facilities plan to the department of public works and the department of public safety to provide comment to the planning commission.

(d)

Referral. After staff review and determination that the submittal requirements for the master site and facilities plan have been met, it shall be referred to the planning commission for review with a recommendation to approve, deny or modify the plan and said recommendation shall also be forwarded to the applicant

(e)

Notification; action. The planning commission shall make no decision regarding a master site and facilities plan until a public hearing is scheduled and notification of said hearing is provided as required by the Michigan Zoning Enabling Act, MCL 125.3103. The planning commission shall review the master site and facilities plan according to the standards and requirements of this article.

(f)

Compliance. After approval of a master site and facilities plan, the land to which it pertains shall be developed and used in its entirety only as authorized and described in the master site and facilities plan, as approved by the city. No zoning permit or building permit shall be issued without an approved master site and facilities plan and approved site plan in accordance with the provisions of this article.

(g)

Amendments standards and procedures. Requests for changes or revisions to an approved master site and facilities plan may be initiated by the applicant. The city planner shall determine which category of plan revision applies to the request. In the event an applicant wishes to appeal such an interpretation, the request shall automatically be presented to the planning commission for review.

(1)

Minor change. A slight modification to a master site and facilities plan involving the siting of buildings, the adjustment or extension of utilities, walkways, traffic ways and parking areas and similar modifications may be approved by the city planner.

(2)

Major change. A change or amendment to a master site and facilities plan, involving a significant change in the number and location of access points to public streets, alleys and parking areas, a major relocation or re-siting of buildings, a significant increase in the building footprint or height of a building, a significant reduction in open space and similar major changes shall require the approval of the planning commission.

(Ord. No. 758, § 1, 10-16-2017)

(a)

The plan shall be drawn to scale, rendered on a minimum sheet size of 11 inches by 17 inches and include the following:

(1)

The property owner and applicant/preparer name and address;

(2)

A legal description of the property;

(3)

The plan scale, date, north arrow and vicinity map;

(4)

The zoning classifications of the surrounding properties;

(5)

The lot lines, yard designations and setbacks;

(6)

Existing and proposed private and public street names with right-of-way and pavement width indicated;

(7)

Natural features such as topographic features, boundaries of regulated wetlands, 100-year flood plain elevations and water features such as lakes, rivers, creeks, springs, etc.;

(8)

Location of existing and proposed building envelopes and their sizes in three dimensions (length, width and height);

(9)

The percentage of property allocated for buildings, parking areas/structures, and open space;

(10)

A general circulation plan for pedestrians and motorists;

(11)

A general parking plan, taking into account parking requirements established in section 1704;

(12)

A preliminary storm water management plan.

(Ord. No. 758, § 1, 10-16-2017)

Once a master site and facilities plan has been approved, no building shall be constructed without first obtaining site plan approval subject to section 1716 of the zoning ordinance. Those uses identified as special condition uses in section 3102 shall also provide the information required in sections 1717 and 1718.

(Ord. No. 758, § 1, 10-16-2017)

In addition to requirements of sections 1716, 1717, and 1718, the following site development performance standards shall apply:

(a)

Buildings. In review of building facades and features, the planning commission shall consider:

(1)

Exterior materials should be of a finished appearance and textural quality suitable to the desired image for this entryway to town. The commission may limit the amount of or prohibit the use of corrugated metal, concrete block, sheet metal and colored plastic or fiberglass. The commission may consider such factors as whether the building is an accessory structure, the adequacy of the setback and screening, and any impact upon street view and view from nearby residential buildings.

(2)

The scale, bulk, shape, exterior materials, and color of buildings shall be evaluated for their compatibility with the site size and shape and with surrounding buildings and structures.

(3)

Buildings shall be situated to fit the existing site rather than imposed on the landscape in a manner that requires significant alteration of site grades. This restriction may be waived by the planning commission where significant alteration of grades would result in preservation and protection of a scenic view or other significant natural or manmade resource, or would result in an improved site layout and function without adversely impacting significant resources.

(4)

Street fronting walls shall have no less than 30 percent fenestration.

(b)

Open space and site landscaping.

(1)

All areas on a property not used for buildings or for pedestrian or vehicular traffic circulation shall be either left in a natural state or be landscaped.

(2)

No parcel shall have less than 15 percent of the total site area devoted to natural or landscaped open space.

(3)

Along street frontage of the parcel, larger scale trees shall be planted at a minimum of one tree per 50 feet of street frontage and, where possible, near buildings with long facades or multistory structures.

(4)

Plantings of shrubs and flowers shall highlight vehicular and pedestrian access points, such as driveway ingress, building entry doorways, etc. Such vegetation should be clustered for adequate scale and visual interest.

(5)

Existing vegetation that is healthy and suitable for landscaping objectives shall remain undisturbed. Existing trees that are five inches in diameter or greater should be retained to the extent possible. The planning commission may permit greater or less disturbance of said material where it determines proposed new landscaping and an improved site layout warrants such a waiver of standards.

(6)

Landscaping shall be irrigated and maintained.

(c)

Parking, circulation and loading.

(1)

Loading zones and freight truck storage shall be in the rear yard only and shall be screened so as not to be visible from the road or from neighboring properties. Where an existing use already has a loading zone in the side yard and it is not feasible to relocate the zone with proposed improvements, then the planning commission may permit continuation of the loading zone in the side yard subject to provision of appropriate screening.

(2)

Surface parking shall be in the side or rear yards only. In cases where an existing use is proposed for expansion, the planning commission may determine it is not feasible to relocate all parking to the side or rear yards. The commission may then approve the front yard parking but shall reduce said front yard parking as much as feasible and shall require screening of the parking.

(3)

Surface parking, driveways, and other circulation features shall be designed to follow the dominant topographic contour lines of the site to reduce long views down parking aisles and to allow drainage to function naturally.

(4)

Parking lot interior landscaping shall consist of a minimum of seven percent of the total parking area, and a ratio of one canopy tree per eight parking spaces. Landscaping islands shall be a minimum of 80 square feet in area, and a minimum of eight feet in width.

(5)

Parking areas and driveways shall have a minimum of eight feet of landscaped area separating the pavement edge from any property line, except where two or more adjacent properties have a written agreement or easement for a shared driveway access.

(6)

Parking areas in side yards shall be screened from the street frontage with evergreen plant materials, berms, a screening wall, or a combination that has a minimum height of 42 inches above the surface grade of the parking lot. Screening devices meeting this height requirement may also be required by the planning commission where a parking lot is judged to be near enough to an adjacent property or properties that the lot must be screened to mitigate impacts of noise, light, and visibility upon the neighbor(s).

(7)

Screening walls shall be durable, weather-resistant materials compatible with building finishes on the site. Physical relief in the surface and facade of any wall or fence should be provided with landscaping bands or clusters to soften the appearance of the fence or wall. The finished side of the wall or fence shall face the adjoining property or public right-of-way.

(8)

Sidewalks shall be included to provide safe access to buildings on the site and to permit safe pedestrian movement along the street frontage of the property.

(9)

Parking structures, public or private, subject to the following standards:

a.

Parking structures shall be designed to have horizontal versus stepped or sloping levels at areas of public view. All ramping shall be concealed from public view.

b.

Openings shall not exceed 60 percent of the total wall surface. Openings shall be vertical or square.

c.

A roof top treatment is required to terminate the deck and give proper architectural finish to the structure. Cornices, overhangs, corbels, and other devices may be employed.

(d)

Perimeter screening. When a permitted use in the H-1 and H-2 District abuts residential or park uses, complete visual screening shall be provided if there is no existing buffer. Such screening shall be a minimum of six feet in height and may include a masonry wall, fence, landscaped berm, or evergreen landscaping. In the case of a wall or fence, the finished side shall face the adjoining property or public right-of-way. Any landscaping shall provide a complete visual buffer when planted.

(Ord. No. 758, § 1, 10-16-2017)