a broadrangeof
Distrlct Purpose.The purposeof thisdistrictis to accommodate
of
bothresidents
needs
to servethe
serviceestablishments
retailandcommercial
andthe public.
B.
Districtshallbe
PermittedFrincipalUses.Landand buildingsin the C Commercial
provided
purposes,
occupancy
exceedsa
tenant
no
single
usedonlyfor thefollowing
findsthatthe proposed
floorareaof 20,000squarefeetandthe ZoningAdministrator
of Section5.6 E. of this
Regulations
usesatisfiesall of the DistrictDevelopment
lndustryClassification
North
American
refer
to
the
Numbers
Sector
Ordinance.
on the effectivedateof
in
effect
and
Budget;
System,1997;Officeof Management
thisOrdinance.A completelistof usescanbe obtainedin the Townshipoffice.
andFood$ervices(Sector72)
1. Accomrnodations
Waste
and SupportServices(Sector56) but excluding
2. Administrative
(562)
Services
and Remediation
Management
(Sector71) but excludingsexuallyoriented
andRecreation
3. Arts,Entertainment
businesses
Services(Sector61)
4. Educational
(Sector62)
5. HealthCareand SocialAssistance
(Sector
software,bookand music
51) suchas newspaper,
o.
Services
Information
publishers
butexcludingsexuallyorientedbusinesses
(Sector55)
and Enterprises
of Companies
7. Management
8. Personaland LaundryServices(812)butexcludingsexuallyoriented
businesses
Services(814)
9. PrivateHousehold
ScientificandTechnicalServices(Sector54) suchas legal,tax
10. Professional,
services
anddesignservicesandveterinary
preparation,
engineering
Services(Sector92)
1 1 . PublicAdministration
12. RealEstateRentalandLeasing(Sector53)
(813)
andSimilarOrganizations
Civic,Professional,
Grantmaking,
1 3 . Religious,
directlyto the consumer
thatsellmerchandise
1 4 . RetailTradeEstablishments
(Sectors44 and45), but excludingsexuallyorientedbusinesses,drive-thru
exceeding2,000squarefeet.
outdoorsales,and buildings
businesses,
yards,
mill
work,if conductedin a completely
including
and
sash
lumber
1 5 . Retail
enclosedstructure.
(Sector42)
16. WholesaleTradeEstablishments
towers
17. Essentialservicesbutexcludingtelecommunications
use
a principal
accessory
and incidentalto
18. Usescustomarily
C.
with
UsesPermittedwith SpecialConditions.Landand buildingspermitted
provided
purposes,
no singletenant
shallbe usedfor the following
specialconditions
occupancyexceedsa floorareaof 20,000squarefeet,the ZoningAdministrator
andfurtherprovidedthatthe
are satisfied,
findsthatthe tollowingconditions
of Section5.6 E.
Regulations
proposedusesatisfiesall of the DistrictDevelopment
of thisOrdinance.
are
thatall operations
Services(811)provided
1. RepairandMaintenance
enclosed
structure.
a
completely
within
conducted
as accessory
to a principalusesubjectto the following
Businesses
2. Drive-thru
conditions:
28
Servicelanesshallbe designedfor a one-waytrafficflowonly.
Sufficientvehiclestackingspaceshallbe providedso thatmotorvehicles
streets,and highways.
on sidewalks,
will not interferewithcirculation
physically
fromcustomer
separated
function
shall
be
The
drive-thru
c.
parkingareas. The physicalseparation
shallbe achievedthrough
structures.
structures,curbs,islands,or otherpermanent
homedevelopment
HomeSaleswhenpartof a manufactured
Manufactured
providedthe requirements
of thisdistrictare met.
subjectto thefollowingconditions:
Outdoordisplayand salesof merchandise
to a principaluseon the samelot.
a. Outdoorsalesshallbe accessory
for saleshallbe limitedto paved
b. The outdoordisplayof merchandise
surfaceareas.
c. All repairand serviceshallbe donewithinan enclosedbuilding.
d, All outdoorstorageof trash,vehiclepartsandsimilaritemsshallbe
areasand publicstreetsand
screenedfromviewfromresidential
highways.
(Sector233)andSpecialTrade
GeneralContracting
Building,Developing,
(Sector235)providedthatall operations,
materials,
andsupplies
Contractors
enclosedstructure.
are conductedand storedwithina completely
witha permitted
contractors
Contractors
equipmentstorageyardsassociated
provided
in
is
located
the
rearyard
the outdoorstorageof equipment
operation
and is screenedfrom viewfrom residentialareasand streetsto a heightof
eight(8) feet abovethe ground.
distric{subjectto the
PermittedCommercialUsesthat abuta residential
followingbufferingrequirements:
maydetermine
thatadjoiningusesarenot
a. The PlanningCommission
as requiredby
andthat minimallandscaping
or buffering,
incompatible
Review,
is
lX,
Site
Plan
acceptable.
Article
findsthatadjacentusesor useslocated
b. \A/herethe PlanningCommission
attributable
to outdoor
on oppositesidesof a street,will be incompatible
buffershall
a landscaped
storage,parking,loading,or similaractivities,
of
be requiredadjacentto the commonpropertyor streetlineconsisting
walls,
fencing.
Said
of
vegetation,
and
berming,
decorative
combinations
districtto an
buffershallscreenthe activityfromviewof the residential
opacityot 85%at leastto a heightof six (6)feetfor interiorsideandrear
yards. Fencingaloneshallnot be considered
to be acceptable
screening
and shallnot be usedin frontor streetsideyards. Suchscreeningshall
not exceeda heightof three(3) feet in a frontor streetsideyard.
a.
b.
3.
4.
5.
6.
7.
D.
Uses Permittedbv Special Use Permit,Landand buildingspermittedby Special
providedthe Planning
LandUse Permitshallbe usedonlyfor the followingpurposes,
Regulations
of Section5.6 E.
findsthat all of the DistrictDevelopment
Commission
satisfied
and
further
Standards
subjectto the General
and
of this Ordinanceare
of ArticleVlll of thisOrdinance
are satisfied.
SpecificRequirements
1. SexuallyOrientedBusinesses.
Towers.
2. Telecommunication
PUDs.
3. Mixed-Use
4. Municipally
ownedoutdoorstorageyards.
29
5.
E.
exceedinga footprintof 20,000squarefeet. No
Singletenantoccupancies
shallexceeda footprintareaof 90,000squarefeet.
singletenantocc,Jpancy
regulations
shall
DistrictDevelopmentRequlations.Thefollowingdevelopment
District.
within
Commercial
the C
applyto all usesandstructures
LotWidth
1 . Minimum
Height
Structure
2. Vlaximum
Yard
Front
3 . Vlinimum
lnteriorSideYard
4. Vlinimum
StreetSideYard
5. Vlinimum
RearYard
6 . Uinimum
g0 FT 1)
35 FT
25 Ff
2t3)
3)
25 FT
2)3)
25 Fr
25Fr ")
r) As measuredat thefrontbuildingline. SeeSection3.18for accessmanagement
requirements.
lineunless
Lotwidthon US-31andM-66shallbe at least150feetas measuredat the right-of-way
of Section3.18arefullysatisfiedor the lot requiresno direclaccess
thespacingrequirements
to thehighway.
a Off-streelparkingandthe displayof merchandise
for saleshallnotbe locatednearerthe street.or
linethantherequiredbuildingsetback.
Highwayright-of-way
t) Rnyyari abuttingor acrossa streetfroma C4ommercialor l-lndustrial
districtmaybe reducedto
10feet,exceptthatno reductionin anyyardabuttinga publicstreetshallbe permitted.Fora
by a personas a unat,
of morethan10 acresthat is plannedanddeveloped
consisting
development
distridmaybe reducedto 0 feet,exceptthatno
anyyardabuttinga C4ommercialor l-lndustrial
in anyyardabuftinga publicstreetshallbe permitted.
reduction
F.
Districtshallbe
All usesin the C Commercial
ProceduralFequirements.
Review.
withArticlelX, SitePlan
processed
in accordance
JU
ARTICLEIX SITEPLANREVIEW
9.1 INTENTANDPURPOSE
complyfullywithTownship
Siteplanreviewis intendedto insurethatdevelopments
servicedby
andareableto be adequately
ordinances
andstate,andfederalstandards
with
publicservicesandfacilitieswhilemaintaining
a highdegreeof compatibility
andthe naturalenvironment.
surrounding
development
EXEMPTIONS
9.2 SITEPLANSREQUIRED:
A.
altered,no change
Slte PlansRequired.No buildingshallbe erectedor structurally
on any
shallbe commenced
andno grading,or excavation
in useshallbe permitted
Article
has
of
this
plan
requirements
meets
all
the
parcel
that
of
lot or
untila site
beenapprovedby the PlanningCommission.
B.
of lotsabuttingUS-31,M-66,and BoyneCity
Exemptions. Withthe exception
may
Commission
plans
for all uses,the Planning
required
shallbe
Roadwheresite
of
the
Submission
plan
that
determines
reviewwhenit
exemptthe followingfromsite
with
a siteplanwouldserveno usefulpurposeandthe proposedusecompliesfully
ordinancerequirements:
accessto/frompublic
thatrequireno newor additional
1. Accessorystructures
roads.
of a principalbuildingby lessthan 10 per centof the existing
2. An enlargement
for
willnot resuttin a requirement
grossfloorareaprovidedsuchenlargement
additionalparkingor accessto a publicroad.
3. A changein a principalusewheresuchchangewill not resultin the expansion
surface,additionalaccess,
an increasein impervious
of an existingstructure,
to the existingsiteconditions.
or otheralterations
dwellings
exceptthatanysuchdwellinglocatedin a critical
4. Oneandtwo-family
duneareashallnotbe exemptfromsiteplanreview.
businesses.
5. Home-based
9.3 SITEPLANREVIEWPROCEDURES
A.
ProceduresFor All Site Plans.
the
a formalapplication,
1. OptionalSketchPlanReview. Beforesubmitting
the
review
to
Commission
applicantmayrequesta meetingwiththe Planning
project.Thepurposesof the optionalsketchplanreviewmeetingareto allow
sketchesof the
the opportunity
to presentpreliminary
applicant
the prospective
priorto
proposeddevelopment
andseekinputfromthe PlanningCommission
sketch
of
the
plans.
in
course
the
made
preparation
Statements
of
detailed
the
binding
cornmitments
to be legally
planreviewmeetingshallnot be construed
on the Partof eitherParty.
shallapplyfor siteplanreviewnot lessthan30
2. Applicatidn.An applicant
the
date
on whichsuchsiteplanshallbe reviewedby the
days
before
calendar
(7)copiesof theapplication,
support
Seven
Commission.
Planning
plan
Planning
Commission
to the
shallbe submitted
andsite
documentation,
of this
to the standards
andrequirements
Chairfor reviewaccording
Ordinance.
3.
4.
B.
PlanninqCommission
ChairReview.ThePlanning
Commission
Chairshall
officialsfor commentsand
circulatesite plansto the appropriate
as to theirconformance
recommendatrorrs
withapplicable
standards
and
requirements.
Approval:Refenal. Oncethe PlanningCommission
Chairdeemsthe siteplan
to be complete,the siteplanshallbe refenedto the PlanningCommission
for
review. lf modifications
are recommended,
the applicantshallbe notifiedin
meetingso thatadjustments
advanceof the PlanningCommission
canbe
madepriorto suchmeeting.A siteplanshallbe deemedapprovedonlyupon
the signatureof the ZoningAdministrator.
PlanninoGommissionReview. Oncea siteplanis forwarded
to the Planning
shallreviewthe siteplanaccording
Commission,
the Commission
to the standards
of thisArticle.The Commission
shallapprovethe siteplanif it is in
and requirements
is in substantial
conformance
withthe requirements
of the zoningordinance,
page
(see
40) witha PUDor PRDMasterDevelopment
Plan,andis
compliance
Townshipplansand
consistentwiththe TownshipMasterPlan,otherapplicable
ordinancesand stateandfederalstatutes.lf the PlanningCommission
findsthatthe
withapplicable
site planis not in conformance
Townshipplansandordinances
the
plan,
statingthe reasonsfor denialin writing.
Commission
shalldenythe site
9.4 SITEFLAN REQUIREfrIENTS.
A.
SubmissionRequirements.
1. SupportDocumentation.
At a minimum,the followingsupportdocumentation
shallbe providedwiththe application:
full name,address,telephone
a. The propertyowne/s and applicant's
numberand proofof ownership;
b. A signedstatementthatthe applicantis eitherthe owneror officially
actingon behalfof the ownerof the property;
c. The nameand addressof the engineer,architector landscape
architect
who preparedthe siteplan;
d. Projectdescriptionincludingthe totalnumberof structures,
units,
parking
feet
residents,
of floor area,
bedrooms,square
spaces,
employees,customers,and relatedinformation;
e. The tabulationof the grossand netacreageof all parcelsin the project;
f.
Existingland uses,zoning,andexistingstructures
on andwithin100feet
of the subjectparcel;
g. A writtendescriptionidentifying
the probableprojectimpactson the
and services(streets,schools,utilities),
existinginfrastrupture
the natural
andthe sunounding
environment
neighborhood
andthemeasures
to be
emplbyedto mitigatesucheffecti.
2. SitePlan. The site planshallconsistof an accuratereproducible
drawingor
the siteand areaswithin100feetof the site. Siteplans
drawings,illustrating
shallbe sealedby a registeredarchitect,engineer,or landscape
architectand
shallbe drawnto scaleand renderedon a minimumsheetsizeof 24 inchesby
36 inches.Siteplansshallincludethefollowing:
a. Legaldescription,propertylines,lot lines,propertydimensions,
and
setbacklines;
b. Scale,northanow,dateandvicinitymap;
61
Roadlocationsandnames,existingroadand alleypavementand rightofwaywidths,the locationandwidthof existingandproposedutility
the sizeandlocationof existingand proposedpublicutilities,
easements,
buildingservicelinesandwellsandthe locationand numberof curbcuts
anddriveways;
anda detailedgradingplanat two (2)foot contour
d. Existingtopography
intervals;
siteamenities
andanysignificant
e. Locationandtypeof existingvegetation
project;
and howtheywill be alteredby the
of waterbodiesand courses,floodplains,
f.
Locationandelevations
drainagewaysandwetlandsandhowtheywill be protectedor alteredby
the project;
g. Location,
of existingand proposedstructures
size,heightanddimensions
proposed
structures;
drawingsfor
andtypicalelevation
streets,drives,curbcuts,
of proposed
h. Locationanddimensions
lanesthat are
and deceleration
clearzonesandacceleration
intersection
project
measures
thatare
management
and
any
access
the
to serve
M66;
trafficconflictsalongUS-31and
requiredto minimize
walkways,bicyclepathsand other
sizeanddesignof sidewalks,
Location,
i.
areasof publicuse;
j.
Size,number,locationanddesignof parkingandloadingareas;
k. Locationof all otherutilitieson andadjacentto the site including,but not
cableTV andtelephoneservices;
lirnitedto, naturalgas,electricity,
buildingsand usesincluding,
structures,
Proposedlocationof accessory
l.
and
storagesheds,transformers
but notlimitedto, docks,flagpoles,
facilities.
similar
m. Requiredsetbacklines,lot size,lotcoverageandanyvariancesto be
requested;
andlocationsof commonopenspacesand
n. Proposedlayout,dimensions
facilities;
recreation
of drainageareasand storm
sizeanddimensions
o. Theproposedlocation,
ponds;
waterdetention
p. A stormwatermanagement
andsoilerosioncontrolplan;
of all existingand proposed
q. Thelocation,size,height,andorientation
signs.
planillustrating
the size,location,speciesand
Detailedlandscaping
r.
plant
materials;
numbersof
andsecuritylighting;
s. Thelocationanddesignof exteriorornamental
andheightof proposedfences,walls,and
design,materials,
t.
Location,
devices.
otherscreening
and solidwaste
sizeandscreening
of alltrashreceptacles
u. Location,
disposalfacilities;
storage
aboveor belowground
v. Locationof anyexistingand proposed
materials,and any requirement
or hazardous
facilitiesfor salts,flammable
structures
or clearzonesas maybe requiredby
for containment
governmental
agencies.
information
maybe requestedby the Planning
w. Thefollowingadditional
Commission:
the soiltypesandthe abilityof soilsto
1) A reportdescribing
the proposeddevelopment;
accommodate
c.
62
2)
3)
A tree locationsurveysignedby an engineer,surveyoror landscape
architect,showingall existingtreeshavinga diameterat breast
names
heigntof six inchesor greater,the commonand/orscientific
and the diameterat breastheightof thesetrees,plusan indication
of treesto be preserved,to be transplanted,or to be removed
duringsitedevelopment.Closelygroupedtreesshallbe designated
the numberpresentand
by the predominate
speciesrepresented,
the diameterat breastheightrangeof the groupor clump;
A trafficstudyindicating
the numbersof vehiclesthatwillbe
generatedby the development,
potentialareasof congestion
or
conflict,andthe improvements
thatwill be requiredto mitigatetraffic
impacts
B.
maywaiveanyor allsiteplanrequirements
if
Waiver. The PlanningCommission
drainage,
or alterationdoesnot affectexistingtrafficcirculation,
the construction
grading,relationship
lighting,
buffering,
of buildingsto eachother,landscaping,
parkingand otherconsiderations
may
of siteplanreview.Any of theserequirements
where,in itsjudgment,suchdatawill not
be waivedby the PlanningCommission
bearon the decisionof the PlanningCommission.
c.
the
Appeals. An applicantmayappeala decisionof the PlanningCommission,
or the PlanningCommission
Chairtothe ZoningBoardof
ZoningAdministrator,
Appeals.
BASISFORDETERIIINATIONS.
A.
a
Standardsfor GrantinqSite Plan Aoproval. Beforeapprovingor disapproving
plan,
to determine
that
site
shallrevieweachapplication
the PlanningCommission
shallfind
the proposeduse meetsthe followinggeneralstandards.TheCommission
that eachproposeduse on the proposedlocation:
to be harmonious,
1. Shallbe designed,constructed,
operated,andmaintained
and appropriate
in appearance
withthe existingor intended
compatible,
characterof the generalvicinityandthatsuchusewill not changethe essential
in whichit is proposedto be located.
characterof the areaot neighborhood
to existingor futureusesin the same
2. Shallnot be hazardousor disturbing
generalvicinityand will be a substantial
to proper$in the
improvement
as a whole.
immediatevicinityandto the community
3. Shallbe adequatelyservedby essentialpublicfacilitiesandservices,suchas
refusedisposal,
drainageimprovements,
streets,policeandfire protection,
for the
waterand sewageservices,and schoolsor that personsresponsible
of the proposeduseshall,in the opinionof the Planning
establishment
provideadequateprivateservicesandfacilitiesin lieuof public
Connmission,
facilitiesand services.
sound
4. Shallminimizetrafficconflictsand maintaintrafficcapacityby employing
accessm6nagementprinciples.
5. Shallnot createexcessiveadditionalpubliccostsfor facilitiesandservices.
andequipment
materials,
or
6. Shallnot involveuses,activities,processes,
persons,
property,
or the
to any
conditionsof operationthatwill be detrimental
generalwelfareby emittingfumes,dust,glare,vibrationsor odors.
63
T.
B.
g.
extentpossible,the naturalresourcesof
to the maximum
Shallpreserye,
area.
the siteand
andthe intentand purposes
withthe specificstandards
Shallbe consistent
andtheTownshipMasterPlan.
of thisandotherTownshipordinances
agencies
of othergovemmental
andrequirements
Shallmeetthe standards
is
assured.
or
been
obtained
has
already
andapproval
B.
and--mayattachconditlons
Commission
ThePlanning
QonditionalApprovats.
to the approvalof the siteplan,for the general
deemednecessary
safeguards
proper$rights,andto insurethatthe
protection
of
individual
welfire,for the
andthe districtwill be satisfiedwhensuch
purposesandspiritof thisOrdinance
conditions:
1. Insurethatpublicservicesandfacilitiesaffectedby a proposedlanduseor
increasedserviceand servicefacility
activityare capableof accornmodating
loadscausedby the landuseor activity,
andconservenaturalresourcesandenergy,
2. Protectthe naturalenvironment
withadjacentusesof land,
3. Insurecompatibility
desirablemanner,and
in a sociallyandeconomically
land
of
use
the
4. Promote
power
thisOrdinanceand
police
under
of
the
5. Are relatedto the validexercise
proposed
or
activity.
use
whichareaffectedbythe
the purposes
c.
imposed,if any,on the
andiorsafeguards
RecordinqCogditions.Theconditions
and shallremain
action
approval
record
of
the
in
the
siteptansnallbe recorded
andthe
Commission
exceptuponmutualconsentof the Planning
unchanged
that
shallmaintaina recordof the conditions
landowner.The PlanningCommission
havechangedor beenimPosed.
slTE PLANAMENDMENTS.
except
siteplanpriorto or duringconstruction
tto cnangeshallbe madeto an approved
procedures:
withthe following
in accordance
to the PlanningCommission
uponapplication
A.
Minor Ghange. A changeto a siteplaninvolvingminorchangesin the sitingof .
trafficwaysand parkingareasand
walkways,
of utilities,
the adjustment
buildings,
by the PlanningCommission
similarminorchangesmaybe approvedor disapproved
by the Chair.
Chairor refenedto the PlanningCommission
B.
a changein the numberand
involving
MaiorGhanse. A changeor amendment
or decreaseof overten
public
increase
an
and
alleys;
streets
tocationoi accessesto
parking
spaces;a majorrelocationor
percentin grossfloorareaor in the numberof
in openspaceandsimilarmajorchangesshall
re-sitlngof a building,a reduction
A majorchangeto a siteplan
requirethe approvalof the PlanningCommission.
by
the PlanningCommission.
be
approved
shall
beforeor duringconstruction
AND REVOCATION
9.7 SITEPLANEXPIRATION
A.
permithas not
Expiration.An approvedsiteplanshallexpireif a zoning/building
plan. The
site
of
the
of
approval
beenissuedwithin12 monthsfollowingthe date
waive
or extend
may,uponwrittenrequestby the applicant,
PlanningCommission
is
the periodof timein whichthe siteplanis to expireif the PlanningCommission
satisfiedthatthe applicantdemonstrates
a goodfaitheffortto proceedwith
construction.In the eventno suchrequestis madein writingby the applicant
within
the initial12-monthapprovalperiod,the ZoningAdministrator
shallnotifythe
applicantin writingof the expirationof saidsiteplan. lf a zoning/building
permithas
period
beenobtainedwithinthe 12-month
followingapprovalof the siteplan,but
workceasesor substantialprogressis not madefor any 12-monthperiodthereafter,
the siteplanshallexpireandthe applicantshallbe so notifiedin writingbythe
ZoningAdministrator.
Revocation.The PlanningCommission
shallhavethe authorityto revokesiteplan
approvalat anytime,followinga hearing,if construction
of the approvedprojectis
deemedby the ZoningAdministrator
notto be in conformance
withthe approvedsite
plan. Upondiscoveryof a violation,the ZoningAdministrator
mayissuea stopwork
orderand a noticeto the applicantto appearbeforethe PlanningCommission.
Noticeof the hearingdateshallbe providedto the applicantno lessthan10days
priorto the dateof the hearing.
65