For the purposes of this chapter, the township is hereby divided into the following zoning districts as shown on the official zoning map:

(1)

R-1A One-Family Residential District.

(2)

R-1B One-Family Residential District.

(3)

R-M Multiple-Family Residential District.

(4)

O-1 Office District.

(5)

C-1 Neighborhood Business District.

(6)

C-2 Community Business District.

(7)

C-3 General Business District.

(8)

M-1 Industrial Park District.

(9)

M-2 Light Industrial District.

(10)

PD Planned Development District.

(11)

PP Public Property District.

(Ord. of 7-16-1992, § 9.01)

(a)

The boundaries of the zoning districts listed in section 32-360 are hereby established as shown on the official zoning map of the township. The zoning map with all notations, references, and other information shown thereon shall be, and is hereby declared to be a part of this chapter as if fully described herein.

(b)

In accordance with the provisions of this chapter (see division 7 of this article) and sections 401(7) through 401(9) of Public Act No. 110 of 2006 (MCL 125.3401(7)—(9)), changes made in district boundaries and other matters portrayed on the zoning map shall be entered on the zoning map after the amendment has been approved by the township board and has been published in a newspaper of general circulation in the township. No changes of any nature shall be made to the zoning map except in conformity with the procedures set forth in this chapter.

(c)

Regardless of the existence of copies of the zoning map which may, from time to time, be made or published, the official zoning map shall be located at the municipal offices and shall be the final authority with regard to the current zoning status of all land in the township.

(Ord. of 7-16-1992, § 9.02; Ord. of 3-11-2010, § 9.02)

The following rules shall apply to the interpretation of zoning district boundaries:

(1)

Boundaries indicated as approximately following the centerlines of streets, roads, or alleys shall be construed to follow such centerlines. On parcels adjacent to a street or road, the zoning shall be construed to extend to the centerline of the adjacent street or road, unless otherwise indicated on the zoning map.

(2)

Boundaries indicated as approximately following lot lines or tax parcel boundaries shall be construed as following such lot lines or boundaries.

(3)

Boundaries indicated as approximately following township limits shall be construed as following such limits.

(4)

Boundaries indicated as approximately following the centerlines of ditches or drains or easements therefor shall be construed to follow such centerlines.

(5)

Boundaries indicated as parallel to or as an extension of features cited in subsections (1) through (4) of this section shall be construed as being parallel to or an extension of the features cited. Distances not specified on the official zoning map shall be determined using the scale on the map.

(6)

Where there is any uncertainty, contradiction, or conflict concerning the intended location of zoning district boundaries, the zoning board of appeals shall interpret the exact location of zoning district boundaries.

(Ord. of 7-16-1992, § 9.03)

Whenever any street, alley, or other public way within the township is vacated, such street, alley, or other public way shall be automatically be classified in the same zoning district as the property to which it attaches, and shall be subject to the standards for said zoning district.

(Ord. of 7-16-1992, § 9.04)

Buildings and uses in any district shall be subject to all applicable standards and requirements set forth in this chapter. Uses not expressly permitted are prohibited. Uses for enterprises or purposes that are contrary to federal, state or local laws or ordinances are prohibited.

(Ord. of 7-16-1992, § 9.05; Ord. of 8-2-2010, § 9.05)

(a)

The intent of the R-1A and R-1B one-family residential districts is to provide areas of the township for the construction and continued use of single-family dwellings within stable neighborhoods. Each of the one-family residential districts has different minimum area, density, and building placement requirements to provide different housing types to accommodate the varied needs of the population.

(b)

The regulations in this article are intended to promote development that preserves and enhances the physical characteristics of the township to the maximum extent possible. It is further the intent of this district to prohibit multiple-family, office, business, commercial, or industrial use of the land, and to prohibit any other use which would substantially interfere with single-family development of or quality of life in this residential district.

(Ord. of 7-16-1992, § 10.01)

(a)

Principal uses and structures. In all areas zoned R-1A or R-1B one-family residential, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

Single-family detached dwellings.

(2)

Publicly owned and operated parks, parkways, and recreation facilities.

(3)

Private parks owned and maintained by homeowner associations.

(4)

Manufactured homes.

(5)

Municipal buildings and uses, including public libraries, which do not require outside storage of materials or equipment.

(6)

State licensed residential facilities which provide resident service for six or fewer persons, such as adult foster care family homes, foster family homes, or foster family group homes, and family child care homes, subject to the regulations in section 206 of Public Act No. 110 of 2006 (MCL 125.3206).

(7)

Home occupations, subject to the provisions in section 32-622.

(8)

Essential services, subject to the provisions in section 32-632.

(9)

Uses and structures accessory to the above, subject to the provisions in section 32-619.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in article II of this chapter.

(1)

An accessory apartment subject to the provisions in section 32-766.

(2)

Public, parochial, and other private elementary, intermediate, or high schools licensed by the state to offer courses in general education.

(3)

Public or private colleges, universities and other such institutions of higher learning, offering courses in general, technical or religious education.

(4)

Group child care homes and child care centers, subject to the provisions in section 32-765(g).

(5)

Religious institutions, subject to the provisions in section 32-765(r).

(6)

Private swimming pools and swimming pool clubs and private noncommercial recreational facilities, such as a subdivision or neighborhood center, a nonprofit swimming pool club, or similar facility, subject to the provisions in section 32-765(q).

(7)

Community buildings, including educational, social, neighborhood, or community centers, but not a residential club operated as a commercial enterprise, subject to the provisions in section 32-765(q).

(8)

The use of a separate parcel or lot solely for gardening or the production of agricultural products.

(Ord. of 7-16-1992, § 10.02; Ord. of 3-11-2010, § 10.02)

(a)

Site plan review. Site plan review and approval by the planning commission in accordance with this chapter is required for all uses in one-family residential districts except for the following:

(1)

Detached single-family residential uses as permitted in section 32-388.

(2)

State licensed facilities and family child care homes as permitted in section 32-388.

(b)

Area, height, bulk, and placement requirements. Buildings and uses in the R-1A and R-1B, One-Family Residential Districts are subject to the area, height, bulk, and placement requirements in schedule of regulations, division 12 of this article.

(c)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(d)

General development standards. Buildings and uses in the R-1A and R-1B, One-Family Residential Districts shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 10.03)

The intent of the R-M Multiple-Family Residential Districts is to address the varied housing needs of the community by providing locations for development of multiple-family housing and other housing that meets special needs at a higher density than is permitted in the single-family districts. Multiple-family housing in the R-M district should be designed in consideration of the following objectives:

(1)

R-M developments are generally considered suitable transitional uses between single-family detached housing and nonresidential development.

(2)

Multiple-family housing should be provided with necessary services and utilities, including usable outdoor recreation space and a well-designed internal road network.

(3)

Multiple-family housing should be designed to be compatible with surrounding or nearby single-family housing. Accordingly, one- and two-story housing is considered appropriate in the R-M district.

(4)

Multiple-family developments in the R-M district should have direct access to a collector road or major thoroughfare.

(Ord. of 7-16-1992, § 11.01)

(a)

Principal uses and structures. In all areas zoned R-M Multiple-Family Residential District, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

Single-family attached dwellings or townhouses, as defined in article I of this chapter.

(2)

Multiple-family dwellings, including apartments, terrace apartments, and row houses.

(3)

Two-family dwellings and duplexes.

(4)

Municipal buildings and uses including public libraries, which do not require outside storage of materials or equipment.

(5)

Publicly owned and operated parks, parkways, and recreation facilities.

(6)

Private parks owned and maintained by a homeowner association or the proprietor of a housing project.

(7)

State-licensed residential facilities which provide resident service for six or fewer persons, such as adult foster care family homes, foster family homes, or foster family group homes, and family child care homes, subject to the regulations in section 206 of Public Act No. 110 of 2006 (MCL 125.3206).

(8)

Home occupations, subject to the provisions in section 32-622.

(9)

Essential services, subject to the provisions in section 32-632.

(10)

Uses and structures accessory to the uses provided in subsections (a)(1) through (8) of this section, subject to the provisions in section 32-619, including, but not necessarily limited to the following:

a.

Private swimming pools for the exclusive use of residents and their guests.

b.

In a new housing development, temporary use of a residence as a model during the period of construction and selling or leasing of homes in the development.

c.

Private garages, carports, community garages, or parking lots.

d.

Signs, subject to the requirements of article XI of this chapter.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in article II of this chapter.

(1)

Single-family detached dwellings, subject to the area, height, bulk, and placement requirements for single-family dwellings in the R-1B district, division 2 of this article.

(2)

Multiple-family housing for the elderly, subject to the provisions in section 32-766(b).

(3)

Public, parochial, and other private elementary, intermediate, or high schools licensed by the state to offer courses in general education.

(4)

Public or private colleges, universities and other such institutions of higher learning, offering courses in general, technical or religious education.

(5)

Hospitals, subject to the provisions in section 32-765(h).

(6)

Nursing homes, convalescent homes, rest homes, orphanages, and similar uses subject to the provisions in section 32-765(m).

(7)

Group child care homes and child care centers, subject to the provisions in section 32-765(g).

(8)

Religious institutions, subject to the provisions in section 32-765(r).

(9)

Private noncommercial recreational facilities, such as a community center or swimming pool for a residential complex.

(Ord. of 7-16-1992, § 11.02; Ord. of 3-11-2010, § 11.02)

(a)

Site plan review. Site plan review and approval is required for all uses in the R-M Multiple-Family Residential District in accordance with article II of this chapter, unless otherwise exempted by state law.

(b)

Area, height, bulk, and placement requirements. Buildings and uses in the R-M Multiple-Family Residential District are subject to the area, height, bulk, and placement requirements in division 12 of this article, the schedule of regulations.

(c)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(d)

General development standards. Buildings and uses in the R-M Multiple-Family Residential District shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 11.03)

(a)

The intent of the O-1 Office District is to accommodate various types of administrative and professional office uses, as well as certain related personal service businesses. These uses can serve as transitional uses between more intensive land uses and less intensive residential uses.

(b)

This district prohibits those types of retail and other uses that typically generate large volumes of traffic, traffic congestion, parking problems, require outside storage, or have other impacts that could negatively affect the use or enjoyment of adjoining properties. Accordingly, self-contained office buildings in landscaped settings with sufficient off-street parking are considered the most appropriate land uses in this district. Certain personal service uses, supplementary to an office use, are also allowed.

(Ord. of 7-16-1992, § 12.01)

(a)

Principal uses and structures. In all areas zoned O-1 Office District, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

Business and technical schools.

(2)

Electronic data processing and computer centers.

(3)

Financial institutions.

(4)

General office buildings and uses, provided that goods are not manufactured or sold on the premises.

(5)

Medical clinics or offices.

(6)

Office buildings for any of the following professions or occupations: administrative, professional, business, financial management, publishing, accounting, writing, clerical, drafting, real estate, business machines, sales, secretarial, stenographic, business support services, and like uses subject to the intent and limitations of this article.

(7)

Public utility offices and publicly owned buildings used for offices or business functions but not including sub-stations, transformer stations, or storage yards.

(8)

Other uses not specifically listed in this section, following a determination by the zoning board of appeals that such use is similar to other permitted uses in this district.

(9)

Accessory structures and uses customarily incidental to the uses permitted in subsections (a)(1) through (8) of this section. Accessory uses may include personal service establishments such as shoe repair shops, tailor shops, beauty parlors, barbershops, travel agencies, and including dry cleaning or laundry pickup stations without processing on the premises, which personal services primarily provide services to workers or users of the office building.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in articles II and IX of this chapter:

(1)

Medical, dental, or optical laboratories, excluding the manufacturing of pharmaceutical or other products for wholesale distribution.

(2)

Hospitals, subject to the requirements in section 32-765(h).

(3)

Standard restaurants without drive-through facilities.

(4)

Veterinary hospitals or clinics.

(Ord. of 7-16-1992, § 12.02)

(a)

Required conditions. Unless otherwise noted, buildings and uses in the O-1 Office District shall comply with the following requirements:

(1)

Manufacturing of products for wholesale distribution off of the premises is not permitted.

(2)

All business operations, services, or processing, except off-street parking and loading, shall be conducted within a completely enclosed building, unless otherwise specifically permitted.

(3)

There shall be no outside storage of any goods, inventory, or equipment.

(4)

Warehousing and/or indoor storage of goods or material, beyond that normally incidental to the above permitted uses, shall be prohibited.

(5)

No interior display shall be visible from the exterior of the building. The total area devoted to display, including both the objects and the floor space set aside for persons observing displayed objects, shall be limited to a single story or basement and shall not exceed 25 percent of the useable floor area of that story.

(6)

Commercially used or commercially licensed vehicles used in the normal operation of a permitted use on the site may be parked in the rear only. This provision applies to operable vehicles that are moved on and off of the site on a regular basis.

(7)

Parking or storage of damaged or disabled vehicles is prohibited. No vehicle parked on a site shall be used principally for storage, sales, or advertising.

(8)

All sites shall be maintained in compliance with the open space and landscaping requirements of section 32-716.

(b)

Site plan review. Site plan review and approval is required for all uses in the O-1 Office District in accordance with article II of this chapter.

(c)

Area, height, bulk, and placement requirements. Buildings and uses in the O-1 Office District are subject to the area, height, bulk, and placement requirements in division 12 of this article, the schedule of regulations.

(d)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(e)

General development standards. Buildings and uses in the community business district shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 12.03)

The C-1 Neighborhood Business District is designed for the convenience of persons residing in adjacent residential areas, and is intended to permit only such uses which satisfy the limited shopping and services needs of these residents. Commercial development in this district offers a less intensive range of goods and services than uses permitted in the C-2 district and the C-3 districts. Because of the limited variety of business types permitted in the C-1 district, special attention must be focused on site layout, building design, vehicular and pedestrian circulation, and coordination of site features between adjoining sites. Accordingly, C-1 Neighborhood Shopping District developments should be:

(1)

Compatible in design with adjacent commercial development and adjacent residential districts;

(2)

Designed with a pedestrian orientation;

(3)

Buffered from or located away from residential areas; and

(4)

Located with direct access to a major thoroughfare or indirect access to a major thoroughfare through a minor road or service drive.

(Ord. of 7-16-1992, § 13.01)

(a)

Principal uses and structures. In the C-1 Neighborhood Business District, except as otherwise provided in this chapter, all buildings shall be erected, and all lands shall be used only for one or more of the following specified uses:

(1)

Business, executive, administrative, and professional offices;

(2)

Business and technical schools and schools and studios for photography, art, music, and dancing;

(3)

Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning;

(4)

Financial institutions without drive-through facilities;

(5)

Medical or dental clinics and offices;

(6)

Newspaper distribution stations, provided that loading and unloading area is provided on the site;

(7)

Personal service establishments such as shoe repair shops, tailor shops, beauty parlors, barbershops, and including dry cleaning or laundry pickup stations without processing on the premises;

(8)

Private clubs, fraternities, and lodges without rental of facilities;

(9)

Public utility business offices;

(10)

Libraries, museums, and publicly owned buildings used for offices or business functions;

(11)

Retail stores which supply goods and commodities on the premises for persons residing in adjacent residential areas such as: groceries, dairy products, beverages, packaged baked goods or other foods, drugs, dry goods, notions, hardware, books, stationery, records, videocassette rentals or sales, bicycles, flowers, sporting goods, paints, periodicals, shoes, hobby supplies, small household articles, and tobacco products;

(12)

Stores producing jewelry, leather goods, candles, and similar merchandise to be sold at retail on the premises, provided that the services of not more than four persons are required to produce such merchandise;

(13)

Other uses not specifically listed in this section, after determination by the zoning board of appeals that such use is similar to other permitted uses in this district;

(14)

Accessory structures and uses customarily incidental to the permitted use in this subsection (a) of this section.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in articles II and IX of this chapter:

(1)

Financial institutions with drive-through facilities;

(2)

Funeral homes and mortuaries, subject to the provisions in section 32-765(f);

(3)

Group child care home or child care center, subject to the provisions in section 32-765(g);

(4)

Standard restaurants without drive-through facilities.

(Ord. of 7-16-1992, § 13.02)

(a)

Required conditions. Unless otherwise noted, buildings and uses in the C-1 district shall comply with the following requirements:

(1)

All permitted retail or service establishments shall deal directly with retail customers. Manufacturing of products for wholesale distribution off of the premises is not permitted.

(2)

All business operations, services, or processing, except off-street parking and loading, shall be conducted within a completely enclosed building, unless otherwise specifically permitted.

(3)

There shall be no outside storage of any goods, inventory, or equipment. All storage must be clearly accessory to the principal permitted use.

(4)

Commercially used or commercially licensed vehicles used in the normal operation of a permitted retail or service use on the site may be parked in the rear only. This provision shall apply to operable vehicles that are moved on and off of the site on a regular basis.

(5)

Parking or storage of damaged or disabled vehicles shall be prohibited. No vehicles parked on a site shall be used principally for storage, sales, or advertising.

(6)

All sites shall be maintained in compliance with the open space and landscaping requirements of section 32-716.

(b)

Site plan review. Site plan review and approval is required for all uses in the C-1 Neighborhood Business District in accordance with article II of this chapter.

(c)

Area, height, bulk, and placement requirements. Buildings and uses in the C-1 district are subject to the area, height, bulk, and placement requirements in division 12 of this article, schedule of regulations.

(d)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(e)

General development standards. Buildings and uses in the C-1 Neighborhood Business District shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 13.03)

The intent of the C-2 Community Business District is to provide for commercial development that offers a broad range of goods and services. Uses permitted in the C-2 district are generally intended to be less intensive than those permitted in the C-3 district, but provide for uses serving the entire community rather than being limited to services for a localized neighborhood like the C-1 district. Commercial establishments in the C-2 district cater to the convenience and comparison shopping needs of nearby residents. Because of the variety of business types permitted in the C-2 district, special attention must be focused on site layout, building design, vehicular and pedestrian circulation, and coordination of site features between adjoining sites. Accordingly, a community business district developments should be:

(1)

Compatible in design with adjacent commercial development;

(2)

Designed as part of a planned shopping center or in coordination with development on adjoining commercial sites;

(3)

Buffered from or located away from residential areas; and

(4)

Providing direct and immediate access to a major thoroughfare.

(Ord. of 7-16-1992, § 14.01)

(a)

Principal uses and structures. In all areas zoned C-2 Community Business District, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

All principal uses and structures permitted in the C-1 district as specified in section 32-453(a).

(2)

Bakeries limited to the production of goods for retail sale on the premises.

(3)

Blueprinting shops.

(4)

Commercial parking lots.

(5)

Electronics, bicycle, and household appliance repair shops.

(6)

Laundries and dry cleaning establishments with processing limited to goods brought to the establishment by the individual retail customer.

(7)

Other uses not specifically listed in this section, after determination by the zoning board of appeals that such use is similar to other uses permitted in this district.

(8)

Accessory structures and uses customarily incidental to the above permitted uses.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in articles II and IX of this chapter:

(1)

Automobile and vehicle sales establishments.

(2)

Carry-out restaurants and ice cream parlors.

(3)

Financial institutions with drive-through facilities.

(4)

Funeral homes and mortuaries, subject to the provisions of section 32-765(f).

(5)

Hospitals, subject to the requirements in section 32-765(h).

(6)

Indoor recreation facilities, subject to the provisions of section 32-765(q).

(7)

Open air businesses, subject to the provisions of section 32-765(n).

(8)

Standard restaurants without drive-through facilities.

(9)

Veterinary hospitals and clinics, subject to the provisions of section 32-765(u).

(Ord. of 7-16-1992, § 14.02)

(a)

Required conditions. Unless otherwise noted, buildings and uses in the C-2 Community Business District shall comply with the following requirements:

(1)

All permitted retail or service establishments shall deal directly with customers. Manufacturing of products for wholesale distribution off of the premises is not permitted.

(2)

All business operations, services, or processing, except off-street parking and loading, shall be conducted within a completely enclosed building, unless otherwise specifically permitted.

(3)

There shall be no outside storage of any goods, inventory, or equipment. Any storage must be clearly accessory to the principal permitted use.

(4)

Commercially used or commercially licensed vehicles used in the normal operation of a permitted retail or service use on the site may be parked in the rear only. This provision shall apply to operable vehicles that are moved on and off of the site on a regular basis.

(5)

Parking or storage of damaged or disabled vehicles shall be prohibited. No vehicles parked on a site shall be used principally for storage, sales, or advertising.

(6)

All sites shall be maintained in compliance with the open space and landscaping requirements of section 32-716.

(b)

Site plan review. Site plan review and approval is required for all uses in the C-2 Community Business District in accordance with article II of this chapter.

(c)

Area, height, bulk, and placement requirements. Buildings and uses in the C-2 Community Business District are subject to the area, height, bulk, and placement requirements in division 12 of this article, the schedule of regulations.

(d)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(e)

General development standards. Buildings and uses in the community business district shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 14.03)

(a)

The intent of the C-3 General Business District is to provide for intensive commercial development. The permitted business uses in the C-3 district typically exhibits one or more of the following characteristics:

(1)

Offer a broad range of goods and services, including both comparison and convenience goods and services;

(2)

The demand market for businesses include the general township population, residents in surrounding communities, and the people in transit;

(3)

Are frequently auto-oriented, rather than pedestrian-oriented; and

(4)

Are not generally appropriate adjacent to residential uses because of their impacts and require ample buffering from any adjacent residential use.

(b)

Because of the variety of business types permitted in the C-3 district, special attention must be focused on site layout, building design, vehicular and pedestrian circulation, spacing of uses, and coordination of site features between adjoining sites. Accordingly, general business district developments should be:

(1)

Compatible in design with adjacent commercial development;

(2)

Designed in coordination with development on adjoining commercial sites;

(3)

Buffered from or located away from residential areas; and

(4)

Directly served by a major thoroughfare.

(Ord. of 7-16-1992, § 15.01)

(a)

Principal uses and structures. In all areas zoned C-3 General Business District, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

All principal uses and structures permitted in the C-1 district as specified in section 32-453(a).

(2)

All principal uses and structures permitted in the C-2 district as specified in section 32-478(a).

(3)

Service establishments including, but not limited to, a workshop maintained by electricians, plumbers, painters, upholsterers, printers, when in conjunction with retail establishments that offer merchandise of a related nature.

(4)

Greenhouses or nurseries.

(5)

Public utility buildings, telephone exchange buildings, electric transformer stations and substations, gas regulator stations with service yards but without storage yards water and sewage pumping stations.

(6)

Other uses not specifically listed in this section, after determination by the zoning board of appeals that such use is similar to other permitted uses in this district.

(7)

Accessory structures and uses customarily incidental to the uses permitted in this subsection.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in articles II and IX of this chapter:

(1)

All special land uses permitted in the C-2 General Shopping District as stated in section 32-478(b).

(2)

Automobile filling stations, automobile or vehicle service stations, automobile repair garages.

(3)

Automobile washes or carwash establishments.

(4)

Bus terminals, cab stands, and other transit facilities.

(5)

Commercial kennels.

(6)

Drive-in establishments.

(7)

Indoor motion picture theaters and rental halls.

(8)

Miniwarehouses.

(9)

Recreation facilities, indoor and outdoor.

(10)

Regulated uses, subject to the provisions of section 32-768, including:

a.

Adult physical cultural establishment.

b.

Adult book or supply store.

c.

Cabaret.

d.

Adult motion picture theater or adult live stage performing theater.

e.

Adult model studio.

f.

Adult motion picture arcade.

g.

Massage parlor or massage establishment.

h.

Adult outdoor motion picture theater.

i.

Arcade.

j.

Bar/lounge/tavern.

k.

Hotel or motel.

l.

Pool or billiard hall.

m.

Public lodginghouse.

n.

Boardinghouse or roominghouse.

o.

Secondhand stores.

p.

Specially designated distributor's establishment.

q.

Specially designated merchant's establishment.

(11)

Restaurants with drive-through facilities.

(Ord. of 7-16-1992, § 15.02)

(a)

Required conditions. Unless otherwise noted, buildings and uses in the C-3 General Business District shall comply with the following requirements:

(1)

All permitted retail or service establishments shall deal directly with customers. Manufacturing of products for wholesale distribution off of the premises is not permitted.

(2)

All business operations, services, or processing, except off-street parking and loading, shall be conducted within a completely enclosed building, unless otherwise specifically permitted.

(3)

There shall be no outside storage of any goods, inventory, or equipment. Any storage must be clearly accessory to the principal permitted use.

(4)

Commercially used or commercially licensed vehicles used in the normal operation of a permitted retail or service use on the site may be parked in the rear only. This provision shall apply to operable vehicles that are moved on and off of the site on a regular basis.

(5)

Parking or storage of damaged or disabled vehicles shall be prohibited. No vehicles parked on a site shall be used principally for storage, sales, or advertising.

(6)

All sites shall be maintained in compliance with the open space and landscaping requirements of section 32-716.

(b)

Site plan review. Site plan review and approval is required for all uses in the C-3 General Business District in accordance with article II of this chapter.

(c)

Area, height, bulk, and placement requirements. Buildings and uses in the C-3 General Business District are subject to the area, height, bulk, and placement requirements in division 12 of this article, the schedule of regulations.

(d)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(e)

General development standards. Buildings and uses in the C-3 General Business District shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 15.03)

(a)

The intent of the M-1 Industrial Park District is to provide locations for development within a planned industrial park subdivision on independent parcels. It is intended that permitted activities or operations produce no external impacts that are detrimental in any way to other uses in the district or to properties in adjoining districts. Permitted uses should be compatible with nearby residential or commercial uses.

(b)

Accordingly, permitted manufacturing, distribution, warehousing, and light industrial uses permitted in this district should be fully contained within buildings on amply-landscaped sites, with adequate off-street parking and loading areas.

(Ord. of 7-16-1992, § 16.01)

(a)

Principal uses and structures. In the M-1 zone, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

Central dry cleaning plants and laundries, provided that such plants do not deal directly with the customer at retail.

(2)

Data processing and computer centers, including electronic data processing and computer equipment service establishments.

(3)

Essential services, subject to the provisions in section 32-632.

(4)

Greenhouses and plant nurseries.

(5)

Laboratories involved in basic research, experiment, design, testing, or prototype product development.

(6)

Manufacturing, compounding, processing, packaging, treatment, or fabrication of such products as: bakery goods, candy, ceramics, cosmetics, clothing, jewelry, instruments, neon or electric signs, optical goods, pharmaceuticals, toiletries, food products and beverages (except fish, sauerkraut, vinegar, yeast, rendering or refining of fats and oils, and similar food products involving the creation of odors or other offensive impacts), hardware, and cutlery.

(7)

Manufacture and assembly of electrical appliances, electronic instruments and devices, radios, and phonographs.

(8)

Manufacture, compounding, assembling, or treatment of articles or goods from the following previously prepared materials: bone, cellophane, canvas, cloth, cork, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastics, precious or semi-precious metals or stones, shell, textiles, tobacco, yarns, sheet metal, wax, wire and wood.

(9)

Manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay, and kilns fired only by electricity or gas.

(10)

Manufacture or assembly of musical instruments, toys, novelties, sporting goods, photographic equipment, and metal or rubber stamps, or other small molded rubber products.

(11)

Manufacture of light sheet metal products, including heating and ventilating equipment, cornices, eaves, and similar products.

(12)

Metal polishing and buffing, but not including metal plating.

(13)

Printing, lithography, blueprinting, and similar uses.

(14)

Public utility or municipal service buildings, including electric or gas service buildings and yards, telephone exchange buildings, electric transformer stations, gas regulator stations, water treatment plants and reservoirs, and sewage treatment plants, provided that any open storage shall require special land use approval.

(15)

Recycling collection stations and centers.

(16)

Tool, die, gauge, and machine shops.

(17)

Warehousing and wholesale activities.

(18)

Other research or light manufacturing uses similar to the uses set forth in this subsection.

(19)

Uses and structures accessory to the above, subject to the provisions in section 32-619. Accessory office and sales operations may be permitted where such activities are clearly incidental to the principal industrial use, subject to the provisions in section 32-767.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in article II of this chapter.

(1)

Automobile repair garages, including minor and major repair, subject to the provisions in section 32-765(b) and provided that all operations are carried on within a completely enclosed building.

(2)

Construction equipment and related equipment sales, leasing, and storage, subject to the following conditions:

a.

Where feasible, equipment shall be stored inside. Open storage structures may be permitted by the planning commission, provided that such structures are enclosed on three sides and have a roof.

b.

Storage yards shall be screened from any abutting public or private road in accordance with section 32-715(e).

(3)

Contractor's storage yards, provided that such yards are completely enclosed within an eight-foot masonry wall or screening, in accordance with section 32-715(e).

(4)

Lumberyards or building material sales establishments which have storage in partially open structures, subject to the following conditions:

a.

The ground floor premises facing upon and visible from any abutting street shall be used only for entrances, offices, sales or display.

b.

Open storage structures shall be enclosed on three sides and shall have a roof.

c.

The entire site, exclusive of access drives, shall be enclosed with a six-foot high chainlink fence or masonry wall, constructed in accordance with article VIII of this chapter.

d.

A landscaped greenbelt with a minimum width of 20 feet shall be required adjacent to any street, in conformance with section 32-715(d).

(5)

Metal plating, buffing, and polishing operations.

(6)

Millwork, lumber, and planning mills when completely enclosed and located on the interior of the district so that no property line forms the exterior boundary of the M-1 district.

(7)

Mini-warehouses, subject to provisions in section 32-765(k).

(8)

Radio and television transmitting and receiving towers, subject to the provisions in section 32-765(p).

(9)

Accessory retail or service uses that are intended to serve the occupants and patrons of the principal use, provided that any such use shall be an incidental use occupying no more than five percent of a building that accommodates a principal permitted use. Permitted accessory retail and service uses shall be limited to the following:

a.

Retail establishments that deal directly with the consumer and generally serve the convenience shopping needs of workers and visitors, such as convenience stores, drug stores, uniform supply stores, or similar retail businesses.

b.

Personal service establishments which are intended to serve workers or visitors in the district, such as dry cleaning establishments, travel agencies, tailor shops, or similar service establishments.

c.

Restaurants, cafeterias, or other places serving food and beverages for consumption within the building.

d.

Financial institutions, including banks, credit unions, and savings and loan associations.

(10)

Medical marihuana facilities, subject to the following conditions:

a.

A minimum setback of 200 feet from all homes or residentially zoned districts, schools, churches, child care facilities, parks and drug-free zones.

b.

A state-registered and local business license is required for all facilities and primary caregivers. If the primary caregiver is not the owner of the premises, then consent must be obtained in writing from the property owner to ensure the owner's knowledge of the use.

c.

Consumption of marihuana on the premises is prohibited.

d.

The location from which a primary caregiver manufactures, stores and distributes medical marihuana to a qualifying patient shall not be used by another primary caregiver for any purpose whatsoever.

e.

No more than five patients per caregiver. Each patient shall be limited to 2.5 ounces of usuable marihuana (excludes seeds, stalks and roots) and 12 marihuana plants kept in an enclosed, locked facility.

f.

The facility shall be subject to quarterly inspections to confirm compliance in accordance with applicable laws, including, but not limited to, state law and township ordinances.

g.

Hours of operation permitted shall be 9:00 a.m.—9:00 p.m., Monday through Friday; 9:00 a.m.—6:00 p.m. on Saturday; and 10:00 a.m.—6:00 p.m. on Suday.

h.

Minimum distance from other similar uses shall be 500 feet.

i.

Drive-through facilities shall be prohibited.

j.

Security. Security cameras shall be installed and maintained. All security cameras shall have at least 120 concurrent hours of digitally recorded documentation. In addition, an alarm system shall be operated and maintained by a recognized security company.

k.

A conspicuous sign shall be posted stating that "No loitering is permitted" on such property.

l.

Exterior lighting shall be required for security purposes, but in accordance with the provisions of this chapter.

(Ord. of 7-16-1992, § 16.02; Ord. of 8-2-2010, § 16.02)

(a)

Required conditions. Except as otherwise noted, buildings and uses in the industrial park district shall comply with the following requirements:

(1)

All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall comply with the performance standards set forth in article X of this chapter.

(2)

All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall be conducted within a completely enclosed building, except as otherwise specified.

(3)

There shall be no outside storage of any goods, inventory, or equipment except in designated areas which shall be enclosed on all sides with a screening fence or wall, subject to the requirements in section 32-715. Use of trailers for storage is prohibited.

(4)

Where applicable, machinery shall comply with the performance standards in article X of this chapter.

(5)

Parking or storage of damaged or disabled vehicles shall be prohibited. No vehicle parked on a site shall be used principally for storage, sales, or advertising.

(b)

Site plan review. Site plan review and approval is required for all uses in the light industrial district in accordance with article II of this chapter.

(c)

Area, height, bulk, and placement requirements. Buildings and uses in the light industrial district are subject to the area, height, bulk, and placement requirements in division 12 of this article, the schedule of regulations.

(d)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(e)

General development standards. Buildings and uses in the light industrial district shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 16.03)

(a)

The intent of the M-2 Light Industrial District is to provide locations for industrial development on independent parcels. It is intended that permitted activities or operations produce no external impacts that are detrimental in any way to other uses in the district or to properties in adjoining districts. Permitted uses should be compatible with nearby residential, commercial, and industrial uses. Because of the variety of industrial users allowed in the M-2 district, special attention must be focused on site layout, building design, traffic circulation, and the coordination of site improvements between adjacent sites, both within and outside of the district.

(b)

Permitted manufacturing, distribution, warehousing, and light industrial uses permitted in this district should be fully contained within well-designed buildings, with adequate off-street parking and loading areas.

(Ord. of 7-16-1992, § 17.01)

(a)

Principal uses and structures. In all areas zoned M-2 Light Industrial District, no building shall be erected, used, or structurally altered, nor shall the land or premises be used in whole or in part, except for one or more of the following principal permitted uses:

(1)

All principal uses and structures permitted in the M-1 district as specified in section 32-523(a).

(2)

Uses and structures accessory to the above, subject to the provisions in section 32-619. Accessory office and sales operations may be permitted where such activities are clearly incidental to the principal industrial use, subject to the provisions in section 32-767.

(b)

Special land uses.

(1)

The uses set forth subsection (b)(2) of this section may be permitted subject to:

a.

The conditions specified for each use;

b.

Review and approval of the site plan;

c.

Any special conditions imposed during the course of review; and

d.

The provisions set forth in article II of this chapter.

(2)

All special land uses permitted in the M-1 district as stated in section 32-523(b).

(Ord. of 7-16-1992, § 17.02)

(a)

Required conditions. Except as otherwise noted, buildings and uses in the M-2 Light Industrial District shall comply with the following requirements:

(1)

All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall comply with the performance standards set forth in article X of this chapter.

(2)

All manufacturing, compounding, assembling, processing, packaging, or other industrial or business activity shall be conducted within a completely enclosed building, except as otherwise specified.

(3)

There shall be no outside storage of any goods, inventory, or equipment except in designated areas which shall be enclosed on all sides with a screening fence or wall, subject to the requirements in section 32-715. Use of trailers for storage is prohibited.

(4)

Where applicable, machinery shall comply with the performance standards in section 32-765(s).

(5)

Parking or storage of damaged or disabled vehicles shall be prohibited. No vehicle parked on a site shall be used principally for storage, sales, or advertising.

(b)

Site plan review. Site plan review and approval is required for all uses in the M-2 Light Industrial District in accordance with article II of this chapter.

(c)

Area, height, bulk, and placement requirements. Buildings and uses in the M-2 Light Industrial District are subject to the area, height, bulk, and placement requirements in division 12 of this article, the schedule of regulations.

(d)

Planned development. Planned development may be permitted as a means to achieve the basic intent of this district, in accordance with the guidelines in division 10 of this article.

(e)

General development standards. Buildings and uses in the M-2 Light Industrial District shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 17.03)

(a)

It is the intent of these regulations to permit planned development for the purposes of:

(1)

Encouraging innovation in land use planning and development.

(2)

Achieving a higher quality of development than would otherwise be achieved.

(3)

Encouraging assembly of lots and redevelopment of outdated commercial corridors.

(4)

Encouraging infill development on sites that would be difficult to develop according to conventional standards because of the shape, size, abutting development, accessibility, or other features of the site.

(5)

Providing enhanced housing, employment, and shopping opportunities.

(6)

Providing a development framework that promotes appropriate business activity that significantly improves the economic viability of the township.

(7)

Ensuring compatibility of design and function between neighboring properties.

(8)

Encouraging development that is consistent with the township's master plan.

(b)

These planned development regulations are not intended as a device for ignoring the more specific standards in this chapter, or the planning upon which the standards are based. Rather, these provisions are intended to result in development that is substantially consistent with the zoning standards generally applied to the proposed uses, but allowing for modifications to the general standards to assure a superior quality of development.

(Ord. of 7-16-1992, § 18.01)

To be eligible for planned development approval, the applicant must demonstrate that the following criteria will be met:

(1)

Recognizable and substantial benefit.

a.

The planned development shall result in a recognizable and substantial benefit to the ultimate users of the project and to the community.

b.

For the purpose of this chapter a recognizable and substantial benefit is defined as follows: A clear benefit, both to the ultimate users of the property in question and to the community, which would reasonably be expected to accrue, taking into consideration the reasonably foreseeable detriments of the proposed development and uses. Such benefits may include longterm protection or preservation of natural resources and natural features, historical features, or architectural features, or elimination of or reduction in the degree of nonconformity in a nonconforming use or structure.

(2)

Minimum frontage and size. The planned development shall have minimum frontage of 150 feet along a public street or road. The minimum area of a parcel that is developed as a planned development shall be 30,000 square feet.

(3)

Availability and capacity of public services. The proposed type and density of use shall not result in an unreasonable increase in the use of public services, facilities, and utilities.

(4)

Compatibility with the master plan. The proposed development shall not have an adverse impact on future development with the township as presented in the master plan of the township.

(5)

Compatibility with the planned development intent. The proposed development shall be consistent with the intent and spirit of these regulations.

(6)

Economic impact. The proposed development shall not impede the continued use or development of surrounding properties for uses that are permitted in this chapter.

(7)

Unified control of property. The proposed development shall be under single ownership or control such that there is a single entity having responsibility for completing the project in conformity with the planned development regulations. This provision shall not prohibit a transfer of ownership or control, provided that notice of such transfer is given immediately to the township clerk.

(Ord. of 7-16-1992, § 18.02)

Proposed planned developments shall comply with the following project design standards:

(1)

Location. A planned development may be approved in any location in the township, subject to review and approval as provided herein.

(2)

Permitted uses. Any land use authorized in this chapter may be included in a planned development as a principal or accessory use, provided that public health, safety, and welfare are not impaired.

(3)

Applicable base. Unless waived or modified (in accordance with subsection (4) of this section), the yard and bulk, parking, loading, landscaping, lighting, and other standards for the following districts shall generally be applicable for uses proposed as a part of a planned development:

a.

Single-family residential uses shall comply with the regulations applicable in the R-1-A One-Family Dwelling District.

b.

Multiple-family residential uses shall comply with the regulations applicable in the R-M Multiple-Family Residential District.

c.

Retail commercial uses shall comply with the regulations applicable in the C-1 Neighborhood Business District.

d.

Office uses shall comply with the regulations applicable in the O-1 Office District.

e.

Industrial uses shall comply with the regulations in the M-1 Industrial Park District.

f.

Mixed uses shall comply with the regulations applicable for each individual use, as outlined in this subsection. If regulations are inconsistent with each other, the regulations applicable to the most dominant use shall apply.

(4)

Regulatory flexibility. To encourage flexibility and creativity consistent with the planned development concept, departures from the regulations in subsection (3) of this section, may be permitted, subject to review and approval by the planning commission and the township board. For example, such departures may include modifications to, lot dimensional standards; floor area standards; setback requirements; density standards; height, parking, loading, and landscaping requirements; and similar requirements. Such modifications may be permitted only if they will result in a higher quality of development than would be possible without the modifications.

(5)

Residential density. Modifications to the density of residential development may be permitted upon determination that the desired density will not adversely affect water and sewer services, stormwater drainage, road capacity, traffic, parks and recreation, fire and police services, schools, character of the area, and any planned public and private improvements in the area.

(6)

Permitted mix of uses. Where the existing underlying zoning district is residential, nonresidential uses shall be permitted as part of a planned development which also contains a residential component, provided that the applicant demonstrates that the residential uses will be predominant. The planning commission shall determine predominance of use after taking into account the following criteria as they apply to each of the proposed uses: amount of traffic generated; hours of operation or use; noise, odors, and overall impact on adjoining uses; land area allocated to each use, and, building area allocated to each use.

(7)

Open space requirements. planned developments containing a residential component shall provide and maintain usable open space at the ratio of 350 square feet of open space per dwelling unit, provided that each development shall contain a minimum of 10,000 square feet of open space. Any pervious land area within the boundaries of the site may be included as required open space, except for land contained in public or private street rights-of-way. The required open space shall be set aside by the developer through an irrevocable conveyance, such as a deed restriction or covenant that runs with the land, assuring that the open space will be developed according to the site plan and never changed to another use. Such conveyance shall:

a.

Provide for the privately-owned open space to be maintained by private property owners with an interest in the open space.

b.

Provide maintenance standards and a maintenance schedule.

c.

Provide for assessment of the private property owners by the township for the cost of maintenance of the open space in the event that it is inadequately maintained and becomes a public nuisance.

(8)

Frontage and access. planned developments shall provide access onto at least one of the following streets:

a.

Eight Mile Road.

b.

Wyoming Road.

c.

Meyers Road.

d.

Lincoln Road.

e.

Greenfield Road.

Planned developments may be approved at other locations if the development involves the reuse or redevelopment of an existing structure. The nearest edge of any entrance or exit drive shall be located no closer than 75 feet from any street or road intersection (measured from the nearest intersection right-of-way line).

(9)

Utilities. All utilities within the planned development site, including electric, telephone, and cable television lines, shall be placed underground.

(10)

Privacy for dwelling units. The design of a planned development shall provide visual and sound privacy for all dwelling units within and surrounding the development. Fences, walks, and landscaping shall be used in the site design to protect the privacy of dwelling units.

(11)

Emergency access. The configuration of buildings, driveways, and other improvements shall permit convenient and direct emergency vehicle access.

(12)

Pedestrian and vehicular circulation. A pedestrian circulation system shall be provided that is insulated as completely as possible from the vehicular circulation system. The layout of vehicular and pedestrian circulation routes shall respect the pattern of existing or planned streets, sidewalks, and bicycle pathways in the vicinity of the site.

(Ord. of 7-16-1992, § 18.03)

The approval of the planned development proposal shall require an amendment to this chapter to revise the zoning map and designate the subject property as a planned development. Approval of the planned development proposal, including all aspects of the final site plan and conditions imposed on it, shall constitute an inseparable part of the zoning amendment. Planned development applications shall be submitted in accordance with the procedures and requirements for a two-step approval process as follows:

(1)

The applicant shall first submit a planned development plan which shall be reviewed in accordance with zoning amendment procedures. The planning commission shall review the planned development plan, hold a public hearing pursuant to the provisions contained in section 32-49(4), public notice; public hearings, and make a recommendation to the township board. The township board shall have the final authority to act on a planned development plan and grant the requested planned development zoning.

(2)

Following approval of the planned development plan and rezoning to planned development (PD), the applicant shall submit a review by the planning commission in accordance with normal site plan review procedures.

(Ord. of 7-16-1992, § 18.04; Ord. of 3-11-2010, § 18.04)

In considering any application for approval of a planned development proposal, the planning commission and township board shall make their determinations on the basis of standards set forth for site plan review in section 32-569, as well as the following standards and requirements:

(1)

Conformance with the planned development concept. The overall design and all uses proposed in connection with a planned development shall be consistent with and promote the intent of the planned development concept, as well as with the specific project design standards set forth herein.

(2)

Compatibility with adjacent uses. The proposed planned development shall set forth specifications with respect to height, setbacks, density, parking, circulation, landscaping, views, and other design and layout features which exhibit due regard for the physical relationship of the development to surrounding properties and the uses thereon. In determining whether this requirement has been met, consideration shall be given to the following:

a.

The bulk, placement, and materials of construction of proposed structures.

b.

The location and screening of vehicular circulation and parking areas in relation to surrounding development.

c.

The location and screening of outdoor storage, outdoor activity or work areas, and mechanical equipment in relation to surrounding development.

d.

The hours of operation of the proposed uses.

e.

The provision of landscaping and other site amenities.

(3)

Public services. Any proposed planned development shall not exceed the capacity of existing and available public services, including but not necessarily limited to utilities, public roads, police and fire protection services, and educational services, unless the project proposal contains an acceptable plan for providing necessary services or evidence that such services will be available by the time the planned development is completed.

(4)

Impact of traffic. The planned development shall be designed to minimize the impact of traffic generated by the proposed development on surrounding uses.

(5)

Accommodations for pedestrian traffic. The planned development shall be designed with a sidewalk network to accommodate safe pedestrian circulation throughout and along the perimeter of the site, without interference from vehicular traffic.

(6)

Compatibility with the master plan. The proposed planned development shall be consistent with the general principles and objectives of the adopted master plan of the township.

(7)

Compliance with applicable regulations. The proposed planned development shall be in compliance with all applicable federal, state, and local laws and ordinances.

(Ord. of 7-16-1992, § 18.05)

(a)

Integrity of each phase. Where a project is proposed for construction in phases, the project shall be so designed that each phase, when completed, shall be capable of standing on its own in terms of the presence of services, facilities, and open space, and shall contain the necessary components to ensure protection of natural resources and the health, safety and welfare of the users of the planned development and residents of the community.

(b)

Rate of completion of residential and nonresidential components.

(1)

Purpose. The purpose of the following provisions is to ensure that planned developments are constructed in an orderly manner and, further, to ensure that the planned development approach is not used as a means of circumventing restrictions on the location or quantity of certain types of land use.

(2)

General standards. In developments which include residential and nonresidential components, the phasing plan shall provide for completion of at least 35 percent of all proposed residential units concurrent with the first phase of any nonresidential construction; completion of at least 75 percent of all proposed residential construction concurrent with the second phase of nonresidential construction; and completion of 100 percent of all residential construction prior to the third phase of nonresidential construction. For purposes of carrying out this provision, the percentages shall be approximations as determined by the building official based on the floor area and land area allocated to each use.

(3)

Modifications to general standards. Such percentages may be modified should the building official determine that the applicant has presented adequate assurance that the residential component or components of the project will be completed within the specified time period.

(4)

Completion of each phase. Construction of any facility may commence at any time following site plan approval pursuant to this article, provided that construction shall be commenced for each phase of the project within 12 months of the schedule set forth on the approved plan for the planned development. The applicant may submit a revised phasing plan for review and approval by the planning commission. The applicant shall also submit a statement indicating the conditions which made the previous phasing plan unable to achieve. Once construction of a planned development has commenced, approval of a revised phasing plan shall not be unreasonably withheld or delayed, provided that the revised phasing does not materially change the integrity of the approved planned development proposal.

(c)

Failure to complete construction within required time. In the event that construction has not commenced within the required time period and a revised phasing plan has not been submitted, the township may initiate proceedings to amend the zoning classification of the undeveloped portion of the site.

(Ord. of 7-16-1992, § 18.06)

Unless specifically modified by the planning commission and the township board, the following standards shall apply within a planned development district:

(1)

Area, height, bulk, and placement requirements. Buildings and uses in the planned development district are subject to the area, bulk, and placement requirements specified in section 32-569.

(2)

General development standards. Buildings and uses in the planned development district are subject all applicable requirements set forth in this chapter, except as modified by this article.

(Ord. of 7-16-1992, § 18.07)

The intent of the PP Public Property District is to accommodate public areas available to the residents and businesses of the township. This district provides areas for off-street parking as an incidental use to an abutting commercial, office, or industrial use and preserves areas of dedicated open space.

(Ord. of 7-16-1992, § 19.01)

(a)

Principal uses and structures. In all areas zoned PP Public Property District, the land or premises shall be used only for the following:

(1)

Open space and greenbelt areas dedicated to the public.

(2)

Off-street parking facilities serving office, commercial, or industrial uses developed and maintained in accordance with the regulations set forth herein.

(3)

Pedestrian malls, parks, playgrounds, and playfields owned by the township.

(b)

Special land uses. The following uses may be permitted subject to: the conditions specified for each use; review and approval of the site plan; any special conditions imposed during the course of review; and, the provisions set forth in article II of this chapter.

(1)

Buildings and uses of the township.

(2)

Buildings and uses of a public school district of the state.

(Ord. of 7-16-1992, § 19.02)

(a)

Required conditions. Except as otherwise noted, buildings and uses in the public property district shall comply with the following requirements:

(1)

Permitted off-street parking shall be constructed and maintained in accordance with the provisions in article VI of this chapter.

(2)

Off-street parking in the PP district shall be accessory to, and for use in connection with one or more business, office, or industrial uses, located in an adjoining commercial, office, or industrial district.

(3)

Permitted off-street parking shall abut a nonresidential zoning district. There may be a private driveway or public alley between the off-street parking and the abutting nonresidential district.

(4)

Permitted off-street parking shall be used solely for parking of passenger vehicles for periods of less than 24 consecutive hours.

(5)

Permitted off-street parking areas shall not be used for off-street loading, outside storage or display, or vehicular repair. Parking or storage of damaged or disabled vehicles shall be prohibited. No vehicle parked on a site shall be used principally for storage, sales, or advertising.

(6)

No signs shall be permitted except for signs designating entrances, exits, other traffic directional signs and signs related to restrictions or conditions of use of the off-street parking area.

(7)

Buildings are generally prohibited within the PP district. Following site plan review, the planning commission may allow the construction of a building consistent with the intent of this division.

(8)

Notwithstanding the landscaping requirements in article VII of this chapter, off-street parking in the PP district need not be screened from any business it is intended to serve.

(9)

A masonry screen wall shall be constructed along any side or rear yard of a parcel used for parking within the PP district which abuts a residentially-zoned district, in accordance with article VIII of this chapter. In addition, a ten-foot setback shall be provided between the side or rear property line and the edge of the parking lot.

(10)

Where a PP district is contiguous to a residentially-zoned district which has common frontage on the same road, the minimum front yard setback shall be equal to the required front yard setback for the residential district. A landscaped berm shall be required to screen the parking from view of the road, in accordance with section 32-715(c).

(b)

Site plan review. Site plan review and approval is required for all uses in the public property district in accordance with article II of this chapter.

(c)

General development standards. Buildings and uses in the PP district shall be subject to all applicable standards and requirements set forth in this chapter, including the following:

(Ord. of 7-16-1992, § 19.03)

The purpose of this article is to establish regulations governing minimum lot area, required yards, setbacks, building height, and development density for each zoning district. No building shall be erected, nor shall an existing building be altered, enlarged, renovated or rebuilt, nor shall any open space surrounding any building be reduced or encroached upon in any manner, except in conformity with the regulations established for the district in which the building or use is located. A portion of a lot used to comply with the regulations in this article for a building or use shall not be simultaneously used to comply with the regulations for any other building or use.

(Ord. of 7-16-1992, § 20.01)

All buildings, uses, and parcels of land shall comply with the regulations set forth in the following schedule of regulations and footnotes thereto:

Footnotes:

(a) Lot area. The net lot area, defined as "lot area, net" in section 32-4, shall be used to determine compliance with lot area requirements.

(b) Lot proportions. The depth of a lot created after the adoption of this ordinance in the R-1A or R-1B district shall be no greater than four times the lot width.

(c) Exceptions to height standards. The height standards shall not apply to those structures specified in section 32-632.

(d) Minimum setbacks for nonresidential uses. Permitted nonresidential uses in a residential district shall comply with setback requirements required for specific uses in article IX of this chapter. For uses without setback requirements specified article IX of this chapter, a permitted nonresidential use shall comply with all minimum setback requirements required in the schedule of regulations, except that no side yard shall be less than 12 feet.

(e) Setback on side yards facing a street. On a corner lot, a front yard setback shall be maintained along each street frontage. A front lot shall not be required to be maintained beyond an extent which reduces the building envelope on a lot of record to a width less than 25 feet. Where the rear yard of a corner lot abuts a side yard of an adjoining lot, accessory buildings located on the corner lot shall maintain a setback from the rear lot line equal to or exceeding the greater of the side yard setbacks required for the district.

(f) Floor area requirements. Single-family detached dwellings shall comply with the following minimum floor area requirements:

(g) Lot requirements. Single-family dwellings shall comply with the lot standards for the R-1A district. Two-family dwellings and multiple-family dwellings shall require a lot area equal to or exceeding the total area determined by multiplying the proposed number of dwelling units by the applicable minimum are per unit for each type of unit according to the following:

(h) R-M district setbacks. Setbacks in the R-M district single-family dwellings in the R-M district shall comply with all setback standards for the R-1A district. The minimum distance between two-family or multiple-family structures erected on the same zoning lot shall be as follows:

(i) Parking setback adjacent to residential district. Off-street parking shall be set back a minimum of 20 feet from any residential district boundary.

(j) Minimum floor space in the R-M district. The minimum floor space requirements in the R-M district are as follows:

(k) Lot area and width in commercial and office districts. Lot area and width dimensions in the commercial and office districts shall be sufficient to provide compliance with all setback and lot coverage standards.

(l) Side or rear yard setback along interior lot lines in commercial and office districts. The minimum side or rear yard setback may be reduced to zero where all abutting or facing walls are composed of fireproof materials and contain no windows, doors, or other openings. Where any walls are not of fireproof construction or where any walls contain openings a side or rear yard setback shall be provided as follows:

(m) Side yard setback on corner lots in commercial and office districts. No side yard setback is required in these districts except where the side street abuts an interior residential lot, in which case the side yard setback shall be equal to or exceed the minimum front yard setback for the district in which the building is located.

(n) Rear yard setback on through-lots in commercial and office districts. The minimum rear yard setback on lots which extend through from street to street shall be equal to the minimum front yard setback for the district in which the building is located.

(o) Front yard setback in the office district. Where the O-1 district is contiguous to a residentially-zoned district and has frontage on a common block, the minimum front yard setback shall be 25 feet.

(p) Minimum setback adjacent to a residential use. No building in an industrial district shall be located closer that 30 feet from any residential district boundary.

(q) Planned development regulations. See article III, division 10 of this chapter for standards in the PD, planned development district.

(r) Buildings in the PP district. Structures are limited to buildings of the township or a state public school district and are subject to special use review.

(s) PP district regulations. Off-street parking in the PP district shall comply with the requirements in article III, division 11 of this chapter.

(Ord. of 7-16-1992, § 20.02)