For the purpose of this ordinance, the Charter Township of Ypsilanti is hereby divided into the following districts:

(Ord. No. 2022-498, 12-23-21)

The boundaries of these districts are hereby established as shown on the zoning map for the Charter Township of Ypsilanti, which accompanies this ordinance, and which map with all notations, references and other information shown thereon shall be as much a part of this ordinance as if fully described herein.

(Ord. No. 2022-498, 12-23-21)

Where uncertainty exists with respect to the boundaries of the various districts as shown on the zoning map, the following rules shall apply:

1.

Boundaries indicated as approximately following the centerlines of streets, highways, or alleys, shall be construed to follow such centerlines.

2.

Boundaries indicated as approximately following platted lot lines shall be construed as following such lot lines.

3.

Boundaries indicated as approximately following Township limits shall be construed as following Township limits.

4.

Boundaries indicated as following railroad lines shall be construed to be the midway between the main tracks.

5.

Boundaries indicated as following shorelines shall be construed to follow such shorelines, and in the event of change in the shoreline shall be construed as moving with the actual shoreline; boundaries indicated as approximately following the centerline of streams, rivers, canals, lakes, or other bodies of water shall be construed to follow such centerlines.

6.

Boundaries indicated as parallel to or extensions of features indicated in subsections 1 through 5 above shall be so construed. Distances not specifically indicated on the official zoning map shall be determined by the scale of the map.

7.

Where physical or natural features existing on the ground are at variance with those shown on the official zoning map, or in other circumstances not covered by subsections 1 through 6 above, the Board of Appeals shall interpret the district boundaries.

8.

Insofar as some or all of the various districts may be indicated on the zoning map by patterns or lines which, for the sake of map clarity, do not cover public rights-of-way, it is intended that such district boundaries do extend to the center of any public right-of-way.

(Ord. No. 2022-498, 12-23-21)

Where uncertainty exists with respect to uses permitted in any district, or any condition set forth in this ordinance, the following rules shall apply:

1.

No use of land shall be permitted in any use district except those uses specifically set forth in the district.

2.

Uses or structures not specifically permitted in a zoning district shall be prohibited in such district.

3.

Unless otherwise provided for in this appendix where uses of yard areas are indicated as being permitted, the use of any other yard area for such use shall be prohibited.

(Ord. No. 2022-498, 12-23-21)

Whenever any street, alley, or other public way within the Township of Ypsilanti shall be vacated, such street, alley, or other public way or portion thereof, shall automatically be classified in the same zoning district as the property to which it attaches.

(Ord. No. 2022-498, 12-23-21)

All buildings and uses in any district shall be subject to the provisions of Article 8, General Provisions.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent the R-1 to R-3 one-family residential districts is to preserve open space and natural features while providing for an environment of predominantly low-density, one-family dwellings along with other residentially related facilities which serve the residents in the district. The intent the R-4 and R-5 one-family residential districts is to preserve and maintain existing neighborhoods of one-family dwellings along with other residentially related facilities to serve the residents in the district, including maintenance of community assets and re-use and rehabilitation of non-residential buildings

2.

Use regulations:Section 420 sets forth permitted, accessory and special land uses within the R-1 to R-5 one-family residential districts.

3.

Dimensional requirements: The following dimensional requirements shall apply to the R-1 to R-5 one-family residential districts.

4.

Corner Lots: When a side yard is across a separating street from a front yard on the opposing lot, the side yard abutting a street must meet the minimum front yard setback of the district in which located. On all other corner lots, the street side yard shall be the larger required side yard. The lot width for corner lots shall be at least ten (10) feet wider than the minimum required for other lots to ensure lot area is adequate to accommodate homes which are similar in size to those which could be constructed on adjacent lots.

5.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 406.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

Non-residential uses permitted in the R-1 to R-5 one-family residential districts, the following dimensional requirement shall apply.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to provide sites for low-density multiple-family dwelling structures, and related uses.

2.

Use regulations:Section 420 sets forth permitted, accessory and special land uses within the RM-LD residential district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the RM-LD residential district.

¹ Minimum total lot area of one (1) acre for residential use with a minimum lot area of seven thousand two hundred (7,200) square feet per dwelling unit, and minimum lot area of three (3) acres for non-residential uses

4.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 407.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

The following minimum dwelling unit size requirements shall apply to the RM-MD residential districts

C.

The expansion or construction of a single-family dwelling or accessory structure shall conform with the applicable minimum yard and setback requirements of the most comparable single-family zoning district.

(Ord. No. 2022-498, 12-23-21; Ord. No. 2023-505, 8-15-23)

1.

Intent: The intent is to provide sites for medium-density multiple-family dwelling structures, and related uses.

2.

Use regulations:Section 420 sets forth permitted, accessory and special land uses within the RM-MD residential district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the RM-MD residential districts.

¹ Minimum total lot area of one (1) acre for residential use with a minimum lot area of seven thousand two hundred (7,200) square feet per dwelling unit, and minimum lot area of three (3) acres for nonresidential uses.

4.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 408.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

The following minimum dwelling unit size requirements shall apply to the RM-MD residential districts

C.

The expansion or construction of a single-family dwelling or accessory structure shall conform with the applicable minimum yard and setback requirements of the most comparable single-family zoning district.

(Ord. No. 2022-498, 12-23-21; Ord. No. 2023-505, 8-15-23)

1.

Intent: The intent is to provide sites for high-density multiple-family dwelling structures, and related uses.

2.

Use regulations:Section 420 sets forth permitted, accessory and special land uses within the RM-HD residential district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the RM-HD residential districts.

¹ Minimum total lot area of one (1) acre for residential use with a minimum lot area of seven thousand two hundred (7,200) square feet per dwelling unit, and minimum lot area of three (3) acres for nonresidential uses.

4.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 409.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

The following minimum dwelling unit size requirements shall apply to the RM-H residential districts:

C.

The expansion or construction of a single-family dwelling or accessory structure shall conform with the applicable minimum yard and setback requirements of the most comparable single-family zoning district.

(Ord. No. 2022-498, 12-23-21; Ord. No. 2023-505, 8-15-23)

1.

Intent: The intent is to provide for mobile home and manufactured housing communities.

2.

Use regulations:Section 420 sets forth permitted, accessory and special land uses within the MHP district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the MHP districts.

4.

Supplemental district standards. Refer to Section 1162, Mobile home parks.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to preserve agricultural lands and prime agricultural soils for farming and provide stability for the farming economy. This overlay zoning district is intended only for existing farm operations at the time of the adoption of this Zoning Ordinance or areas designated for farmland or open space preservation by the Master Plan.

2.

Use regulations: The AG district is an overlay district where the uses in the underlying zoning district are allowed as well as the uses in the AG district. Section 420 sets forth permitted, accessory and special land uses within the AG district and the underlying zoning district.

3.

Dimensional requirements: The dimensional requirements of the underlying zoning district shall apply in AG districts.

4.

Supplemental district standards: In addition to those bulk regulations listed for the underlying zoning district, all development shall conform to supplemental bulk regulations listed in Section 419.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to meet the day-to-day convenience shopping and service needs of persons residing in immediately adjacent residential areas.

2.

Use regulations:Section 420 sets forth permitted, accessory, and special land uses within the NB district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the NB districts.

¹ If a lot borders a residential zoning district or street, the minimum setback shall be fifty (50) feet.

4.

Supplemental district standards: In addition to those bulk regulations listed in Section 412.3, all development shall conform to supplemental bulk regulations listed in Section 419.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to provide sites for more diversified business types which would often be incompatible with the pedestrian movement in the neighborhood business district or neighborhood or regional corridor districts.

2.

Use regulations:Section 420 sets forth permitted, accessory, and special land uses within the GB district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the GB districts.

¹ If a lot borders a residential zoning district or street, the minimum setback shall be fifty (50) feet.

4.

Supplemental district standards: In addition to those bulk regulations listed in Section 413.3, all development shall conform to supplemental bulk regulations listed in Section 419.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to provide areas for technology, office, craft manufacturing, and light industrial uses.

2.

Use regulations:Section 420 sets forth permitted, accessory, and special land uses within the I-T district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the I-T districts.

¹ If a lot borders a residential zoning district or street, the minimum side yard setback shall be fifty (50) feet.

4.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 414.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

All storage shall be in the rear yard and shall be completely screened from all public streets and any adjacent residential, business, or corridor zoning district with an obscuring wall or fence, no less than six (6) feet high or with a chain link type fence and greenbelt planting.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to provide areas for manufacturing, assembling, and fabrication activities including large scale or specialized industrial operations, whose external physical effects will be felt to some degree by surrounding districts.

2.

Use regulations:Section 420 sets forth permitted, accessory, and special land uses within the L-M district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the L-M districts.

¹ If a lot borders a residential zoning district or street, the minimum side yard setback shall be fifty (50) feet.

4.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 415.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

All storage shall be in the rear yard and shall be completely screened from all public streets and any adjacent residential, business, or corridor zoning district with an obscuring wall or fence, no less than six (6) feet high or with a chain link type fence and greenbelt planting.

(Ord. No. 2022-498, 12-23-21)

1.

Intent: The intent is to revitalize the area and provide employment opportunities with a focus on high-tech industrial and manufacturing, distribution, and marihuana uses.

2.

Use regulations:Section 420 sets forth permitted, accessory, and special land uses within the I-C district.

3.

Dimensional requirements: The following dimensional requirements shall apply to the I-C district.

¹ If a lot borders a residential zoning district or street, the minimum side yard setback shall be fifty (50) feet.

4.

Supplemental district standards:

A.

In addition to those bulk regulations listed in Section 416.3, all development shall conform to supplemental bulk regulations listed in Section 419.

B.

All storage shall be in the rear yard and shall be completely screened from all public streets and any adjacent residential, business, or corridor zoning district with an obscuring wall or fence, no less than six (6) feet high or with a chain link type fence and greenbelt planting.

5.

Marihuana regulations:

A.

Co-location shall be permitted in accordance with the Medical Marihuana Facilities Licensing Act.

B.

Standards by type:

(1)

Grower: Applicable standards for grower facilities:

a.

All grower facilities and operations must be within an enclosed building.

b.

A grower may hold more than one (1) class of grower license.

c.

Class A grower and Class B grower only permitted.

d.

A grower shall comply with all of the following:

i.

No pesticides or insecticides which are prohibited by applicable law for fertilization or production of edible produce shall be used on any marihuana cultivated, produced, or distributed by an adult-use marihuana business.

ii.

An adult marihuana business shall be ventilated so that the odor of marihuana cannot be detected by a person with a normal sense of smell at the exterior of the adult-use marihuana business or at any adjoining use or property.

(2)

Processor: Applicable standards for processor facilities:

a.

Only one (1) processor facility license permitted per parcel or lot.

b.

All processing operations must be conducted within an enclosed building.

(3)

Secure transporter: Applicable standards for secure transporter:

a.

A secure transporter license authorizes the storage and transport of marihuana, marihuana-infused products and money associated with the purchase or sale of marihuana and marihuana-infused products between marihuana facilities at the request of a person with legal custody of the marihuana, marihuana-infused products, or money. It does not authorize transport to a registered qualifying patient or registered primary caregiver who is not a licensee.

(4)

Dispensary: Applicable standards for dispensary:

a.

Only one (1) dispensary license per parcel or lot.

b.

All dispensary activities must be conducted within an enclosed building.

c.

A dispensary license authorizes the provisioning center to transfer marihuana to or from a safety compliance facility for testing by means of a secure transporter.

(5)

Safety compliance facility: Applicable standards for safety compliance:

a.

All testing must be conducted within an enclosed building.

C.

Regulations applicable to all districts:

(1)

All other applicable state laws, rules, and regulations.

(2)

No person shall establish or operate a medical marihuana commercial entity in the Township without first having obtained from the State a license for each such facility to be operated. License certificates shall be kept current and publicly displayed within the facility. Failure to maintain or display a current license certificate shall be a violation of this Article subject to Section 1900, Violations, civil infractions.

(3)

Applicant shall be fully licensed with the State of Michigan and any other required licensing body including compliance with all other applicable Township Ordinances.

(4)

It shall be unlawful to operate or cause to be operated a marihuana facility or establishment within:

a.

One thousand (1,000) feet of any of the following:

i.

A place of worship.

ii.

A school or childcare facility.

iii.

Three hundred (300) feet of a public park.

(5)

For the purpose of this Section, measurements shall be made in a straight line in all directions without regard to intervening structures or objects, from the closest part of the structure used in conjunction with the marihuana retail sales operation to the closest point on a property boundary or right-of-way associated with any of the land use(s) identified in i, ii, and iii above. If the marihuana retail sales operation is located in a multitenant structure, the distance shall be measured from the closest part of the tenant space occupied by the marihuana retail sales operation to the closest point on a property boundary or right-of-way associated with any of the land use(s) identified in subsection i, ii, and iii above.

(6)

A marihuana facility or establishment lawfully operating is not rendered a nonconforming use by the subsequent location of a place of worship, school, childcare facility, public park, residential district, or a residential lot within the distances specified in this ordinance of the marihuana facility or establishment. However, if a marihuana facility or establishment ceases operation for a period of one hundred and eighty (180) days or more, regardless of any intent to resume operation, it may not recommence operation in that location unless it achieves conformity with the Township Ordinances.

(7)

Co-Location shall be permitted in accordance with the Michigan Regulation and Taxation of Marihuana Act, Initiated Law 1 of 2018, as amended (MCL 333.27951 [through] 333.27967 et seq.)

(8)

A marihuana facility or establishment shall be closed for business, and no sale or other distribution of marihuana in any form shall occur upon the premises or be delivered to or from the premises, between the hours of 9:00 p.m. and 7:00 a.m.

(9)

Visibility of activities; control of emissions:

a.

All activities of marihuana commercial entities, including, without limitation, the cultivating, growing, processing, displaying, manufacturing, and storage of marihuana and marihuana-infused products shall be conducted indoors and out of public view.

b.

No medical marihuana or paraphernalia shall be displayed or kept in a business so as to be visible from outside the licensed premises.

c.

Sufficient measures and means of preventing smoke, odors, debris, dust, fluids, and other substances from exiting a marihuana commercial entity must be provided at all times. In the event that any odors, debris, dust, fluids, or other substances exit a marihuana commercial entity, the owner of the subject premises and the licensee shall be jointly and severally liable for such conditions and shall be responsible for immediate, full clean-up and correction of such condition. The licensee shall properly dispose of all such materials, items, and other substances in a safe, sanitary, and secure manner and in accordance with all applicable federal, state, and local laws and regulations.

(10)

Odor control:

a.

No person, tenant, occupant, or property owner shall permit the emission of any odor from any source to result in detectable odors that leave the premises upon which they originated and interfere with the reasonable and comfortable use and enjoyment of another's property.

b.

Whether or not an odor emission interferes with the reasonable and comfortable use and enjoyment of a property shall be measured against the objective standards of a reasonable person of normal sensitivity.

c.

A grower or a processor shall install and maintain in operable condition a system which precludes the emission of marihuana odor from the premises.

(11)

Amount of marihuana: The amount of marihuana on the permitted property and under the control of the permit holder or owner or operator of the facility or establishment shall not exceed that amount permitted by the state license or applicable law.

(12)

Use of marihuana: The sale, consumption or use of alcohol or tobacco products on the permitted premises is prohibited. Smoking or consumption of controlled substances, including marihuana, on the permitted premises is prohibited except as expressly allowed by state law.

(13)

Indoor operation: All activities of commercial medical marihuana facilities and marihuana establishments, including without limitation distribution, growth, cultivation, or the sale of marihuana, and all other related activity permitted under the permit holder's license or permit, must occur indoors. The facility or establishment's operation and design shall minimize any impact to adjacent uses, including the control of any odor, by maintaining and operating an air filtration system so that no odor is detectable outside the permitted premises.

(14)

Distribution: No person operating a facility or establishment shall provide or otherwise make available marihuana to any person who is not legally authorized to receive marihuana under state law.

(15)

Permits: All necessary building, electrical, plumbing, and mechanical permits must be obtained for any part of the permitted premises in which electrical, wiring, lighting, or watering devices that support the cultivation, growing, and harvesting of marihuana are located.

(16)

Waste disposal: The permit holder, owner, and operator of the facility or establishment shall use lawful methods in controlling waste or by-products from any activities allowed under the license or permit.

(17)

An authorized person shall consent to the entry into a marihuana facility by the Building Official and Zoning Administrator for the purpose of inspection to determine compliance with this Section pursuant to a notice posted in a conspicuous place on the premises two (2) or more days before the date of the inspection or sent by first class mail to the address of the premises four (4) or more calendar days before the date of the inspection.

(Ord. No. 2022-498, 12-23-21)

For intent, location, standards, and submittal requirements for the NC and GC districts refer to Article 5.

(Ord. No. 2022-498, 12-23-21)

For intent, location, standards, and submittal requirements for the PD districts refer to Article 6.

(Ord. No. 2022-498, 12-23-21)

1.

Continued conformity with bulk regulations: The maintenance of setback, height, lot coverage, open space, mobile home site, transition strip, lot area, and lot area per dwelling unit required for one (1) use, lot, building, or structure shall be a continuing obligation of the owner of such building, structure, or lot on which such use, building, or structure exists. No setback, height, lot coverage, open space, mobile home site, transition strip, lot area per dwelling unit allocated to or required about or in connection with one (1) lot, use, building or structure may be allocated to any other lot, use, building, or structure.

2.

Setbacks and yard requirements: The setback and yard requirements established by this ordinance shall apply to every lot, principal building, or principal structure, except for the following structures, which may be located anywhere on any lot unless as specified below:

A.

Trees, plants, shrubs, gardens, and hedges.

B.

Window-mounted air conditioning units, access drives, arbors and trellises, open stairways without a roof, steps and stoops, antennas exempt from review under Section 1150, and little libraries.

C.

Awnings, canopies, and flag poles, except as regulated in Article 15.

D.

Bay windows, windowsills, belt courses, cornices, eaves, overhanging eaves, and other architectural features may project into a required side yard not more than two (2) inches for each one (1) foot of width of such side yard, and may extend into any front or rear yard not more than twenty-four (24) inches.

E.

Terraces, decks, and porches: Open porches, decks, and paved terraces may project into a side or rear yard but may not be located closer than five (5) feet from a side or rear property line.

3.

Minimum lot size: The following regulations apply to the minimum lot size in all districts:

A.

All lots that are not served by either public sanitary sewer or public water, as defined by the Michigan Department of Public Health, (i.e., lots with both on-site well and septic) shall have a minimum lot area as required by the Washtenaw County Health Department.

4.

Lot depth to width ratio: The maximum ratio of lot depth to lot width shall not exceed a depth of four (4) times the width.

5.

Height: The height requirements established by this ordinance shall apply to every building and structure with the following exceptions provided their location shall conform to the requirements of the Charter Township of Ypsilanti, the Federal Communications Commission, the Federal Aviation Administration, the Willow Run Airport Zoning Agency, and other public authorities having jurisdiction:

A.

Public utility towers, structures, transmission and distribution lines, and related structures; radio and television broadcasting and receiving antennae; water towers; and wireless communication facilities where the aforementioned structures are permitted in the district therein located or are a special use in said district subject to the provisions of Article 10.

B.

The highest point of chimneys, spires, cupolas, domes, and towers may be erected to a height that does not exceed one hundred fifty percent (150%) of the maximum permitted building height in the district therein located.

C.

Rooftop structures for the housing of elevators, stairways, tanks, heating and air conditioning equipment, and other similar apparatus may be erected above the height limits if the Planning Commission finds that the elevation plans illustrate the following conditions are met:

(1)

All rooftop equipment and apparatus shall be housed in a parapet wall or screening structure constructed of the same type of building material and same color used in the principal structure.

(2)

Structures shall be set back from the outermost vertical walls or parapet of the principal structure a distance equal to at least two (2) times the height of such structure. The height of such structure shall in no instance exceed fifteen (15) feet.

(3)

Such structure shall not have a total floor area greater than fifteen percent (15%) of the total roof area of the building.

D.

Architectural details incorporated into the façade(s) of a commercial or industrial structure provided that the overall height of any wall area extending above the maximum permitted height for the district therein located shall not exceed one hundred twenty-five percent (125%) of the permitted building height and shall not involve more than fifteen percent (15%) of the width of the front façade.

6.

Setbacks and distances between buildings for multi-building developments: In addition to the required setback lines provided elsewhere in this ordinance, in multiple-family dwellings (including semi-detached and multiple dwellings), the following minimum distances shall be as required by the Maximum Distance Between Buildings Table.

(Ord. No. 2022-498, 12-23-21)

1.

In all districts, no building or land shall be used, and no building shall be erected except for one (1) or more of the following specified uses, unless otherwise provided in this Article. The following land use schedules show the uses which are permitted, permitted as a special use, permitted as an accessory use, or prohibited in specific districts or zones in the Charter Township of Ypsilanti. The land use schedules are intended to serve as a guide for the convenience of the user of this Zoning Ordinance. More detailed standards regarding uses are contained within the individual district standards within Article 11.

2.

The schedules of use regulations identifies uses as follows:

A.

P: Principal permitted uses. Uses permitted by right in the applicable zoning district, subject to compliance with all other applicable requirements of this Zoning Ordinance.

B.

SL-PC: Special land uses approved by the Planning Commission. Uses which may be permitted upon the granting of a permit for such use by the Planning Commission, subject to the compliance with all applicable requirements of this Zoning Ordinance, and subject further to such other reasonable conditions which in the opinion of the Planning Commission are necessary to provide adequate protection to the neighborhood and to abutting properties and subject further to a public hearing in accord with Section 310, Public hearing requirements and further shall be reviewed as provided for in Article 10.

C.

SL-TB: Special land uses approved by the Board of Trustees. Uses which may be permitted upon the granting of a permit for such use by the Board of Trustees, upon recommendation by the Planning Commission, subject to the compliance with all applicable requirements of this Zoning Ordinance, and subject further to such other reasonable conditions which in the opinion of the Board of Trustees are necessary to provide adequate protection to the neighborhood and to abutting properties and subject further to a public hearing in accord with Section 310, Public hearing requirements and further shall be reviewed as provided for in Article 10.

D.

A: Accessory uses. Uses which may be permitted as an accessory use incidental to the principal use of the premises, subject to compliance with all other applicable requirements of this Zoning Ordinance.

E.

—: Not permitted. Uses not permitted within the district.

3.

Residential districts table of uses identifies the uses allowed in the following residential districts:

4.

Business districts table of uses identifies the uses allowed in the following commercial districts:

5.

Industrial districts table of uses identifies the uses allowed in the following industrial districts:

(Ord. No. 2022-498, 12-23-21; Ord. No. 2023-505, 8-15-23; Ord. No. 2023-506, 11-21-23; Ord. No. 2025-513, 12-16-25)