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Planning & Zoning Services
Zoning
A zoning ordinance is a set of local laws and regulations that govern how land within the city may be used and developed. It divides the city into different zoning districts, such as residential, commercial, industrial, and mixed-use areas, each with its own set of rules. Common features of a zoning ordinance include: Land Use Regulations, Development Standards, Variance and Exception Processes, Special Land Uses, and Rezoning Procedures.
Zoning ordinances are essential for ensuring orderly development, protecting property values, and promoting the health, safety, and welfare of the community.
The City has eight zoning districts. Four residential districts, three mixed-use districts, and one Civic district. Each district has different requirements for allowable uses, lot area, lot width, and building setbacks. You can view your property location on the Zoning Map. To review the zoning ordinance in full, please access it here.
Zoning Variances
If your project does not meet the City’s zoning requirements, you may apply for a variance, which is an exception to the rules. Variances are granted only in cases where unique circumstances or practical difficulties regarding the property or structures exist. They are not intended as a means to avoid compliance with the City’s regulations. All variance requests require a public hearing before the Zoning Board of Appeals (ZBA).
The typical timeframe from submitting a variance application to the public hearing is six to eight weeks. Refer to the meeting schedule to identify application deadlines and hearing dates. Below is an overview of the variance process:
Submit Application: Complete a zoning variance application and submit it with the non-refundable application fee, a site plan with all required details, and a brief narrative explaining the request and how it meets the variance approval criteria. (CLICK HERE FOR APPLICATION)
City Review: City staff will review the application and schedule a public hearing date.
Public Notification: At least 15 days before the public hearing, City staff will advertise the hearing and send notices to property owners within 300 feet of the site.
Public Hearing: The ZBA will hear the variance request. Applicants must attend to present their case. Public comments will also be accepted.
Decision: The ZBA will vote to approve, approve with conditions, deny, or table the request for additional information or consideration.
For questions about the variance process and standards, contact the Department of Public Services at 313-822-4365. The variance approval criteria are detailed in Section 14.04 of the Zoning Ordinance.
Special Land Uses
Special land uses are generally consistent with the purpose of the zoning district in which they are permitted but, due to unique operational characteristics, may not be desirable or compatible in all locations. Therefore, special land uses require city approval following a review of the use and its potential impact on its surroundings. Some specific uses are also subject to additional standards and requirements to mitigate their potential negative impacts.
To receive a Special Land Use Permit, applicants should first review the Schedule of Uses to determine if the use is allowable. If so, a Special Land Use Application should be submitted with all required site plans and relevant information. Once received, the City will review the application and schedule a public hearing before the Planning Commission. To allow for staff review and public notification, a minimum of 30 days should be allowed between submission and the public hearing. Once all required materials have been submitted, the request will be heard at a public hearing by the Planning Commission. After hearing the request, the Planning Commission will vote to approve, approve with conditions, or deny the request. The standards listed in Section 10.03 of the Zoning Ordinance define the standards that are used to evaluate rezoning requests.
Rezonings
Rezoning changes the zoning designation of a property and is generally reserved for situations where the current zoning is incompatible with the surrounding area’s development or where the City’s Master Plan recommends a zoning change. For guidance on whether your request meets these criteria, contact the Department of Public Services at 313-822-4365.
To request a rezoning:
Submit Application: Complete a Rezoning Application and include supporting documentation such as maps, drawings, and other relevant materials.
Planning Commission Review: The Planning Commission will conduct a public hearing and evaluate the request, considering its alignment with the Master Plan and surrounding land uses.
Recommendation: The Planning Commission will make a recommendation to the City Council to approve, approve with conditions, or deny the request.
City Council Decision: The City Council will review the Planning Commission’s recommendation and make the final decision.
The standards for evaluating rezoning requests are outlined in Section 11.03 of the Zoning Ordinance.