122 24 26018 https://digitalcollections.library.gvsu.edu/files/original/882edba04cf82be7861f8dc2046c7293.pdf fb332636d8bcdc25170e1ad5e7d8f3da PDF Text Text Speaking Out Western Michigan’s Civil Rights Histories Grand Valley State University Special Collections Interviewee: Steeve Buckridge Interviewers: Kevin Fraser, Erica Judd and Travis Pemberton Supervising Faculty: Melanie Shell-Weiss Location: Grand Valley State University Special Collections Date: 10/27/2011 Biography and Description Steeve Buckridge was born in Kingston, Jamaica. He became a professor at Grand Valley State University several years ago. He is an Associate Professor of African and Caribbean History and Associate Faculty in African and African American Studies. Also this year he became GVSU’s Director of Area Studies. In 2004, he published his first novel, The Language of Dress: Resistance and Accommodation in Jamaica, 1780-1890. This book discusses how freed and enslaved women used their fashion and style of dress as a symbol of resistance to slavery and accommodation to white culture in pre- and post- emancipation society. He discusses the differences between discrimination in Jamaica and discrimination in Grand Rapids and some of his experiences with it. Transcript JUDD: To start out, just want some basic information like, just something about yourself; where you were born, what your life was like growing up BUCKRIDGE: Hmm, alright so JUDD: Full name and everything BUCKRIDGE: (Heavy accent) My name is Steeve Buckridge, I never reveal my middle name so sorry JUDD: (slight laughter) That’s alright BUCKRIDGE: And I was born in Kingston, Jamaica. Andgrew up in Jamaica. At age eleven I went to boarding school in the center of the island in a place called Mandeval up in the mountains. It was a very beautiful school; an old English school and I liked it there and I would go home on holidays and weekends. And my childhood in Jamaica was idealic it was fun it was great.holidays, travelling, visiting family; hmmm I was not from a poor home so Iwas very fortunate that my parents provided for us. And I did well in school, I was an A student and enjoyed my school years and then studying in Jamaica is, we follow the British system at least in those days, so education was and still is very very rigid, very hierarchical,its very competitive and then I find that European people tend to take education for granted JUDD: (supportive) Right Page 1 �BUCKRIDGE: It’s not like that in all the places, so to get into high school you had to pass an exam, it was a government exam. When you get into high school then they streamline you, the brightest students and in the brightest are given a different set of courses then those who are not too bright. and then I did all of that and then up to fifth form, did my O levels, passed my O levels; in high school these are government exams.and O levels are important because they determine if you can get a job or not. If you fail your O levels you can’t get a job you have to do them over. It’s not like here where you just get a diploma from school it doesn’t work like that JUDD: (laughter) Right BUCKRIDGE: For us you must pass certain subjects for you to get a job, math and English is usually required and after you pass those then you can apply for a job and if you want to go on to university then you have to apply for A levels, which is like thirteenth and fourteenth grade which you guys don’t have in this country JUDD: Right BUCKRIDGE: Or twelfth and thirteenth grade something like that. So in that level you’re doing pre university courses and you spend two years in that program in high school and so when I was in, it’s called six form, so when I was in six form I did very well I was head of student government, I was also head boy. Head boy is this British concept defined in British schools where there is a head boy and a head girl that’s in charge of the prefects, prefects are those who maintain discipline JUDD: Right BUCKRIDGE: And so the head boy islike the most, it is considered to be the I don’t know how to describe this because it’s so different then what you have in America JUDD: (laughter) Right BUCKRIDGE: Is the most,ugh, the head boys influential the head boy is important the head boy is someone who’s chosen because of his academic excellence and performance JUDD: So were you chosen? Or nominated? BUCKRIDGE: No you are chosen by the faculty JUDD: Wow BUCKRIDGE: By the student by the faculty by the student, not the student, by the by the school faculty JUDD: (supportive) Okay BUCKRIDGE: So it’s an honor to be a head boy JUDD: (Supportive) Yeah BUCKRIDGE: And so every year there’s a head boy there’s a head girl, and then you have prefects and then you havethe prefects are in charge of discipline within the school and they work closely with the Page 2 �teachers to maintain discipline.and so then in six form you do pre university courses so for us in the British system when you go on to university you only spend three years in university, because you have already done JUDD: Right, your others, got it BUCKRIDGE: Right, in high school, yep. I don’t know what else to tell you; I mean I dabbled a lot as a youngster, my parents believed in taking us travellingI don’t know what else to tell you. JUDD: No that’s okay that’s a lot of good information, so how would you describe your personal identity? It’s kind of a tough question BUCKRIDGE: My personal identity in terms of my race? JUDD: Well just how you would personally describe yourself, like what is, how are you different, yeah I guess your diversity I guess BUCKRIDGE: Well race is structured differently for us so, but in Jamaica most Jamaicans are dark skin or black, and then you have a small percentage which are my color which you would call, in the Caribbean they would call it just brown skin or light skin, or Mulattos. I consider myself first and foremost to be a Jamaican JUDD: Okay BUCKRIDGE: Because for us nationality is more important, race is secondary JUDD: Mhmm BUCKRIDGE: So I’m Jamaican, I’m preferred to be Jamaicanmy father was English, my mother is Jamaican mixed with dark skin. And as a child growing up diversity was an integral part of my life I mean as a child I was surrounded by Indians from India, my father’s best friend was from India, his family was from India so as a child I was already familiar with Hindu rituals and Hindu holidays. For instance right now it’s Diwali, the festival of lights has been celebrated by Indians and that’s a major festival, it’s the whole notion of when good triumphs over evil. my grandmother’s first husband was Chinese; there is a Chinese community in Jamaica like an Indian community. So my grandmother’s first husband was Chinese and he died while on a journey back to Hong Kong. So after he died she had her first set of kids with him and sent them to Hong Kong to grow up, so they were raised in China. So again as a youngster; and then she met my grandfather Buckridge and then got married a second time, so as a child I had Chinese uncles who spoke Chinese their marriages were pre-arranged JUDD: Is your grandmother Jamaican then? BUCKRIDGE: My grandmother is of English descent JUDD: Oh okay yeah BUCKRIDGE: Jamaican but of English descent Page 3 �JUDD: Okay, okay so you kind of grew up in a diverse area okay well, so was there any time in your life growing up or in adulthood where you could of felt mistreated because of BUCKRIDGE: My race? JUDD: Yeah BUCKRIDGE: No JUDD: No? Hmm BUCKRIDGE: In fact, in the Jamaican context racial lines also follow class lines, so you find that people who are lighter in complexion like I am would be considered as upper class so I never had those issues. I did not understand racism until I came into this country JUDD: When did you come to America? BUCKRIDGE: Officially I don’t know, well I used to travel back and forth as a youngster but officially moved here in the early eighty’s JUDD: Okay BUCKRIDGE: Eighty six I think somewhere in there. Now that doesn’t mean we don’t have racism in Jamaica and the Caribbean we do but it’s, as I said race is defined as differently for us JUDD: Right BUCKRIDGE: But again, you see in the Caribbean contextfor instance in Jamaica we only have very few numbers, very few numbers of white Jamaicans so the numbers too small to have an economic impact JUDD: Right BUCKRIDGE: So the society overall is dominated by people who are light skinned or brown skinned and they make up about I don’t know maybe twelve percent of the population, maybe less. The vast majority of Jamaicans are black or dark skinned. JUDD: Okay BUCKRIDGE: So in my country I would not be classified as black JUDD: Oh okay, so when you moved here did it feel, did people treat you differently, did it feel harder? BUCKRIDGE: No not really because they see me more as I don’t know JUDD: Did you come here as a professor? BUCKRIDGE: Mmn, I came here I studied here I did some of my studies here. But no I it was more out of curiosity JUDD: Mhmm Page 4 �BUCKRIDGE: Because I had an accent, foreigner, I didn’t have the kinds of experiences that African Americans had in this country and what they endured, that’s not a part of my reality, I didn’t come from a family where I saw that sort of thing. Now maybe my mother’s generation they would of encountered racism in the colonial days JUDD: Mhmm BUCKRIDGE: But in terms of my generation, no I didn’t have those problems. But when I came to the US I clearly saw racism, not necessarily happening to me but to my friends, colleagues. I have been racially profiled; in airports I have been harassed JUDD: Oh right BUCKRIDGE: Because people assume that I’m Middle Eastern which doesn’t make sense to me but that has happened to me yes. JUDD: Okay BUCKRIDGE: And that has happened to me right here in Grand Rapids where I have been harassed because they thought I was from Egypt or somewhere. But in my country, no I never had that, it was never an issue for me. JUDD: Okay, so I know I does kind of seem as you grew up as the higher or more comfortable or more acceptable over there which is good so it feels like kind of were more racially more just judge people a lot over here. And I kind of see that a lot from people who have moved from like where you’ve come from and like I know I have actually met a professor who is from South Africa and he came here and he said he was treated a lot differently now. Okay so when you have seen people who are discriminated because of the difference, how does that affect you? BUCKRIDGE: Of course, because I think it’s wrong, it’s wrong and if there’s a situation that I can step in to correct the wrong I will I see it with my students its wrong and I believe that someone should stand up for their rights and if you see other people being abused you should step up to the plate and do something about it JUDD: Is there an actual experience you can remember that you’re comfortable sharing? BUCKRIDGE:mmm JUDD: Put you on the spot BUCKRIDGE: No, I just can’t think of anything off the top of my head why yes I have had friends who have applied for jobs who were African American who were denied, or try to rent a place and were denied. JUDD: Yeah BUCKRIDGE: With the opportunity to rent but then I would go there and ask and I would be offered the place. Page 5 �JUDD: Okay, so it’s not so much for you as it is for the people you’ve seen BUCKRIDGE: Right, because right yeah so JUDD: Do you think it’s because they have darker skin then? BUCKRIDGE: In some cases I think so and some cases it’s because they’re African American JUDD: Right BUCKRIDGE: I am sort of this exotic person from Jamaica JUDD: (laughter) They are interested in you! BUCKRIDGE: Yes, from Jamaica I don’t have the same history and the same baggage some would say. JUDD: Right, right well that’s good,have you ever seen any violent treatment to people who have you ever witnessed or been a part of or something like that BUCKRIDGE: (negative response) Nmmnn Nmmnnn well not in this country, yeah but no, no JUDD: In your country have you? BUCKRIDGE: Well no I have seen violent situations in terms of civil unresting and political elections, and Jamaica has a history of having political turmoil. So I’ve seen people attacked but that’s because of their views or their ideological stands yeahnot because of their skin color. But we do have racism in the Caribbean, in fact it is badh it is bad because you have you see in my culture there is this belief that, that that if you want to make it in society you have to have brown complexion. So now you find these dark skinned people who are bleaching, bleaching has become popular with the youngsters and women, and you can tell if you go to public setting you can see that they have been bleaching because from here down its light and from the neck down it’s much darker. so bleaching has become a problemin many areas in the Caribbean in terms of people being attacked because of their race no. What you do find in Jamaica is that my culture is very, very homophobic. And people will be murdered for being gay and I have lost three friends who were murdered because they were homosexuals. So Jamaican society is very, very homophobic and that’s because of theh the hate rhetoric that’s spoken in the churches because in Jamaica, Jamaica is considered to be one of the most homophobic places in the Caribbean. So what you find happening is that the church, we do not have the separation of church and state, so you find that there is the Christianity is the official religion and Church of England is the official church. But the Evangelical Churches are the ones that are very dominant and so they are the ones that are sort of a hate speech about homosexuality and so forth and so there you will find people who have been murdered or have been killed for just being gay JUDD: Well, and that’s a I mean a big diversity issue here too, I mean everywhere really I feel like BUCKRIDGE: Yeah but here, yeah that’s right I mean there are people, Mathew Shepard was murdered for being gay. So people in this country have been murdered but we must also remember why that’s the case, you gay people in this country do have a public space Page 6 �JUDD: Yeah definitely BUCKRIDGE: In the Caribbean it’s not like that I mean in Jamaica its illegal, it’s ten years in prison met with hard labor JUDD: Oh my goodness BUCKRIDGE: Right, and normally the laws are not tested because if they catch you, nine out of the ten times they try to kill you, you have street justice. Homosexuality is viewed as an abomination and it is not socially accepted in Jamaican society. Now if you are elite and are gay then you can easily get away and always pay your way through the system but for poor young men it is horrifying because they are the ones who usually get beaten up sometimes they are killed. And once in a while you have some elite person who is killed for either for their activism or they are in the wrong place at the wrong time. And then young women who are alleged to be gay they’re usually raped alright because there is this notion that if they are raped then that will get them to JUDD: To forget it or kind of change back? BUCKRIDGE: Right, to change to dating men or to being with men, so Jamaican society is very homophobic, and you have for instance Jamaica, the Bahamas, St Vincent, the Guanines (unclear), all the English speaking Caribbean countries are very homophobic because they have those old British codes on their law books which decrees that homosexuality is illegal. And after homosexuality was made legal in England Britain tried to pressure their former colonies in the Caribbean to do the same, some of them eased up on the restrictions but Jamaica has refused, Jamaica is an independent nation so England can no longer tell us what to do, even though the Queen of England is head of statebut yeah but that is one of the major, major problems in terms of diversity issues JUDD: Well that’s a big discriminant issue too and how is that like, obviously its affected you personally because you said you lost three friends, so I mean that’s a big issue BUCKRIDGE: Right JUDD: It’s not just race BUCKRIDGE: Right but the whole though is that you’ll find that people will cover it up with a mass or the church and religion, and you have ministers who are preaching, there is a minister in Jamaica his name is Blair he’s advocating for public floggings of homosexualsso there is so in many quarters there’s no sympathy because it’s seen as immoral, as wrong, because of the strong religious flavor JUDD: Right BUCKRIDGE: Because again we do not have the separation of church and state and the biros association of Jamaica and the Jamaican government has made it very clear that they will never amend the constitution to make gay marriage legal or homosexuality legal in Jamaica JUDD: So growing up, where you familiar with that? Or was it more when you got older that you kind of understood Page 7 �BUCKRIDGE: When I was a child I knew people that were gay but I never really understood what it meant until as I got older JUDD: And you started to see it more? BUCKRIDGE: Well no, when I left Jamaica I started to pertuanate and started to wonder oh so that’s why so and so wasn’t married and why all the women and people would gossip and say things JUDD: Mhmm BUCKRIDGE: But no it is bad, tourists going to Jamaica usually are warned and there is a travel ban for gay people travelling to Jamaica like Jamaica is a beautiful place but it’s not a friendly place for gay people, if your white and you’re going as a gay couple you are okay as long as you don’t show public affection being kissy kissy lovey dovey in public JUDD: Right BUCKRIDGE: That’s a no no JUDD: Well and still you’re not able to express how you really are feeling so it’s still its discriminative BUCKRIDGE: Right of course, but Jamaicans would consider it offensive they would see it as an insult to the culture JUDD: Right, so your personal views are different then the way that the views of the religion in Jamaica BUCKRIDGE: Yeah JUDD: So have you always, was your family always, is your family religious? BUCKRIDGE: Many of them yes, yeah, but again going back to what I said earlier I grew up with a lot of diversity JUDD: Right, true BUCKRIDGE: My upbringing was very different JUDD: Mhm BUCKRIDGE: So I was always surrounded by people in different cultures and so forth, and my family was in the fashion business so I knew people in the art world and in the art community, so I knew gay people from an early age JUDD: Okay BUCKRIDGE: But my parents always taught us to be accepting of everyone, to be appreciative, to be open, to be tolerant, to be welcoming. And so that was the home I grew up in but that’s not the large Jamaican society JUDD: Right, Page 8 �BUCKRIDGE: You weren’t expecting that were you JUDD: (laughter) No, honestly I didn’t even know what to expect coming here I’ve never done one of these before BUCKRIDGE: And now you have a lot of information JUDD: Well, I do and that’s I mean, an oral history really though all she wants is just kind of basic information BUCKRIDGE: Yeahh JUDD: Which is good I’m glad that I didn’t know what to expect,okay well we kind of covered some of that. So actually, I heard you wrote a book BUCKRIDGE: Yes JUDD: The guy next door was telling me, he showed me your book too BUCKRIDGE: Oh okay JUDD: Do you want to tell me about that? BUCKRIDGE: Sure, the next one is coming out soon, what do you want to know about it? JUDD: Anything, tell me about it, I’ve never heard anything about it I just found out today you’ve wrote a book BUCKRIDGE: Oh that book is titled the Language Address and it’s about the African cultural characteristics in clothing that were brought to the Caribbean by African slaves. And so I basically analyzed slave clothing, and I try to figure out why they dress the way they did and the policy surrounding clothing during the days of slavery. and I got involved in it becauseI’ve always loved clothing and fashion, my father was a tailor, and my father studied at FIT in New York. And my mother was a dress maker and she sewed as a hobby, she’s a nurse by profession and so clothing was what I JUDD: Kind of what you were used to BUCKRIDGE: Right I grew up with it as a child, so I worked inin the fashion business for a while; I had my first modeling gig when I was sixteen JUDD: Oh you modeled? BUCKRIDGE: here, this photograph was, this is a newspaper article that they did on me, so this is when oh this says seventeen, I think it was maybe sixteen, I did photo shoots for the Jamaica Tourist Board. Then then I gave up modeling because I didn’t really like it JUDD: No? Page 9 �BUCKRIDGE: No I didn’t like it and then much, years later I got into the fashion business and started to work as an illustrator. So I would illustrate, draw, and then I left the industrywhile I was illustrating I worked for several fashion houses and thenI let’s see I had, I would design clothes for friends and so forth. Had some famous people wear some of my outfits because (unclear) Miss World, 1987 wore a gown that I designed,Miss Venezuela, 1989 also wore one of my outfits. But it was a long time ago I mean ages ago JUDD: Woww BUCKRIDGE: And then I gave that up, and then I decided to pursue academia but before that I was also working, I worked in hospitality I worked in hotels while I was going to school. And then I decided I wanted to do my doctorate and when I decided on that I wanted to combine my love of fashion with my PHD. So my studies, my doctorate is actually in, it’s in African history but my research is on fashion it’s on clothing JUDD: Okay BUCKRIDGE: So even though I’m no longer in the industry I am still its still part of me in a way JUDD: Still associated with it, which I kind of cool because you’re kind of keeping a grip on your past which is cool BUCKRIDGE: And so my interest in diversity and cultures and clothing from around the world, this is one of the things that propelled me to travel a lot and to write and to be fascinated with diversity, I think diversity is so important to me I think its diversity that keeps the world going. I think diversity is essential for us to learn about each other, I think diversity is key to understanding who we areI would not want to live in a world where everyone thinks the same, looks the same, has the same beliefs, dresses the same can you imagine how boring that world would be JUDD: Mhmm BUCKRIDGE: If you and I had the same Ideas, we think the same way JUDD: We wouldn’t need to do this interview BUCKRIDGE: Your parents think the same way, everybody felt and thought and looked the same, wouldn’t that be crazy JUDD: Mhmm BUCKRIDGE: I wouldn’t want to be in that world JUDD: No I agree, is that kind of why you were interested in fashion you think? Because of, or maybe it was fashion that kind of shaped the way you think because it’s so unique BUCKRIDGE: I think fashion shaped the way I think and carry myself but also it’s an intrigal part of my culture, Jamaicans are fascinated with clothing and so as a child I saw that, we have rituals surrounding Page 10 �clothing, rituals about certain ways that you should dress all of those things are taken seriously in my culture JUDD: Woww BUCKRIDGE: Yeah JUDD: When was this book published? BUCKRIDGE: I don’t know 2005 I guess, somewhere in there and then the next one will be out shortly JUDD: What’s the next one, is it about the same kind of things? BUCKRIDGE: It’s about clothing but it’s a different, it’s looking at bark cloth or textiles made from the barks of trees and how how it would, these bark textiles are used to make sophisticated outfits JUDD: And do what you’re naming it or the title of your books going to be BUCKRIDGE: the next one, it’s titledthe making of African bark cloth, the making of African bark cloth in the Caribbean JUDD: Okay BUCKRIDGE: And I look at three countries, Jamaica, Cuba, and Haiti JUDD: Good thing nobody has to read my hand writing but me because I don’t know if that would be possible, okay,well that’s really cool. So have you always like wanted to write I guess is that kind of, have you always been interested in it, did you know that you were going to end up writing a book or is this kind of just BUCKRIDGE: Hmm I think at some point, in time I’m hoping to do some short stories and I’m thinking of writing some other things yeah JUDD: All to do with clothing and stuff BUCKRIDGE: Maybe yeah, or other things, we’ll see I haven’t decided yet JUDD: Yeah well that’s cool BUCKRIDGE: I’m working on a memoir JUDD: Really? BUCKRIDGE: Yeah, so we’ll see how that goes. It’s about more of my travels in Africa, that’s what it’s about JUDD: Okay, how many times have you been, or is it too many to South Africa BUCKRIDGE: No, I’ve been to about twenty five countries in Africa JUDD: Ohh Page 11 �BUCKRIDGE: And worldwide about seventy two countries JUDD: Wow, did you always travel to different countries when you were growing up; you said your parents liked to travel BUCKRIDGE: As a youngster yes, by the time I was what, eighteen, somewhere in there I had seen most of the Caribbean but a lot of my travelling was done after because I’ve always had this desire to see what’s beyond the ocean you’re looking out at the horizon and saying what is out there JUDD: Right BUCKRIDGE: And so the moment I could travel on my own I did, I mean as a child I would come for holidays to the US and other places but travelling is my passion it’s how you learn it’s how you learn about cultures and I try never to travel as a tourist I try to travel as an adventurer who tries to immerse oneself in the local cultures. Because when you travel as a tourist you’ll always be an outsider JUDD: Right BUCKRIDGE: You’ll always be on the periphery JUDD: Okay from growing up has there been any, sorry were kind of jumping backwards now but has there been any changes in like, I guess I’m not going to go with diverse race wise but like with homosexuality, has that changed at all over time has that become more lenient as you were living there or less lenient or, in Jamaica with diversity or discrimination against homosexuality because that’s kind of a big thing BUCKRIDGE: Okay no people in, Jamaicans celebrate diversity JUDD: Okay BUCKRIDGE: And they love diversity, we have Chinese in Jamaica, we have Indians JUDD: With race, so they are very racially diverse BUCKRIDGE: Right, diverse, our motto is out of many one people JUDD: Okay BUCKRIDGE: Which reflects the blending and the mixture and we had people, we have Syrians who were brought in we have Lebanese we have Chinese we have Indians but the bulk of Jamaicans are of African descent. We also have people of English descent of Irish descent and Scottish descent but most Jamaicans are black, of African descent. and then you haveh, and then you have this group of people who are brown skin or browning as that’s what they’re calling it’s a term now in popular culture. But when it comes on to sexuality it’s a different thing JUDD: Okay so is it just because of the church or BUCKRIDGE: Yes Page 12 �JUDD: Okay so it’s the religion, so that’s never changed over time it’s always just been BUCKRIDGE: Some of it has gotten worse JUDD: Oh it has gotten worse BUCKRIDGE: But racial diversity is not, is something that’s celebrated; there has never been that problem in Jamaica where so well maybe in the colonial days but not now. Jamaica when it comes to racial diversity is very welcoming and tolerant, sexual diversity, that’s not the case JUDD: Mkay, so what colleges did you attend to, here and there BUCKRIDGE: in terms of studying or teaching at? JUDD: Both BUCKRIDGE: Okay,I did my undergrad and master’s degree in Miami, University of Miami. My doctorate, I spent a year in England at Oxford and then I did my PHD at the Ohio State University in Ohio, Columbus Ohio. THE Ohio State JUDD: (laughter) Oh no BUCKRIDGE: I know you’re a Michigan fan ehh JUDD: (laughter) I am Michigan fan BUCKRIDGE: Sorry JUDD: (laughter) That’s alright, I have Ohio State friends so I’m neutral BUCKRIDGE: Good JUDD: and then how did you end up here? BUCKRIDGE: My job, I’ve, people always ask me that because I’ve lived in so many places and travelled a lot I lived in several countries. But my job, the university recruited me to come hereI love my job I love my students I love being at Grand Valley, I have problems with Grand Rapids JUDD: With? BUCKRIDGE: The city, I haven’t quite connected with it so I leave regularly JUDD: How often? BUCKRIDGE: Of often as I can JUDD: For breaks and BUCKRIDGE: Yeah holidays, summers, long weekends JUDD: What is it about Grand Rapids that Page 13 �BUCKRIDGE: I don’t know, there’s just no sense of belonging JUDD: Oh yeah? BUCKRIDGE: Yeah JUDD: Well I’m not used to this city, so it’s been kind of a new step for me too but I mean I guess you’ve been everywhere so BUCKRIDGE: Yeah there’s no sense of belonging for me, I still feel as an outsider, I haven’t been here all these years, so I don’t have a house here I refuse to buy anything here JUDD: Really? Where do you stay? BUCKRIDGE: Well I have an apartment here but my place is in Miami JUDD: Ohh BUCKRIDGE: This is not my home, this is where I work, home is Miami and Jamaica is home home. So if I say I’m going home it means I’m going home to Miami, my place is in Miami JUDD: Do you go back to Miami a lot? BUCKRIDGE: Mhmm JUDD: Do you go like weekends and stuff? BUCKRIDGE: Sometimes JUDD: Mostly over breaks? BUCKRIDGE: But breaks, and then between like summers I’m in Africa moving around then if I say I’m going home home that’s to Jamaica, like I’m going to Jamaica the end of November JUDD: What’s the occasion? BUCKRIDGE: Just need to get away JUDD: I gotcha BUCKRIDGE: Yeah, I think I’m going for three days JUDD: Wow, that’s a short trip BUCKRIDGE: I know, yeah JUDD: Do your parents still live there then? BUCKRIDGE: My father died when I was sixteen JUDD: Oh I’m sorry Page 14 �BUCKRIDGE: My mother, that’s fine thanks, my mother she lives in Miami, she travels a lot JUDD: Okay BUCKRIDGE: And my family is scattered JUDD: Do you have any brothers and sisters? BUCKRIDGE: Mhmm, there’s seven of us and they’re all in different countries JUDD: Really? BUCKRIDGE: Mhmm JUDD: Where are they? BUCKRIDGE: England, Canada, one just came back from Japan he’s currently in in what is it Atlanta. I forget, they’re always on the go, Jamaica I don’t have much family left in Jamaica we still have property there but not JUDD: Okay so do you go back to your property or do you stay with friends or BUCKRIDGE: When I’m in Jamaica? JUDD: When you go to Jamaica BUCKRIDGE: No I stay with family JUDD: Oh okay BUCKRIDGE: The few family I have left, I have an aunt there and some cousins, that’s about it JUDD: So tell me about your siblings BUCKRIDGE: In terms of what they’re doing? JUDD: Yeah, or what your home life was like growing up with them, were you close with them BUCKRIDGE: Mhmm, were a close knit family, we were very very close, extremely close, we all get along well we try to get together as often as we can, doesn’t always work. My niece got married recently and we were all at her wedding, see that photograph over there the young lady in the green to the right JUDD: Oh yeahhh BUCKRIDGE: She just got married, she married to a Nigerian and that was the wedding and she just changed over into African dress, she lives in London. My brother is in England so that was the first in a long time that we all got together because we were all at the wedding JUDD: When was that? BUCKRIDGE: This was this summer,in June, June 25thso I don’t know what to tell you um Page 15 �JUDD: Well how many sisters and brothers? BUCKRIDGE: Okay, four boys including myself, and three girls JUDD: Where do you stand in that? BUCKRIDGE: I’m in the middle JUDD: Okay, number? What number are you BUCKRIDGE:h fourth JUDD: Okay fourth, do you admire your brothers? Were they big role models? Are they older then how does it go? BUCKRIDGE: One younger and then the others are older JUDD: Brother? BUCKRIDGE: Yeah JUDD: And then are the girls mostly younger then? BUCKRIDGE: One younger the others are older JUDD: Ohhh okay I guess you are fourth so that makes sense,I don’t know, what did you guys do? BUCKRIDGE: Oh okay,h what do they do? JUDD: Mhm BUCKRIDGE: Career wise? JUDD: Yeah sure BUCKRIDGE: One is a lawyer, he’s a barrister our family has several lawyers. he’s a barrister in England, one is an accountant, a financial accountant he has his own firmhe lives in Palm Beach, I sort of forgot about him JUDD: (laughter) BUCKRIDGE: He lives in Palm Beach but he moves around a lot JUDD: Do you not see him that often? BUCKRIDGE: When I go to Miami he’ll come down,who else, one, two. Oh one I have a brother who’s an air traffic controller but he was in the military with Special Forces JUDD: Is he the only one who was in the military in your family? BUCKRIDGE: My grandfather was in the military Page 16 �JUDD: Okay BUCKRIDGE: He fought in World War 1 JUDD: Oh wow BUCKRIDGE: But beyond that no, no one else. and let’s see, my sisters, I have one who’s a paralegal who’s contemplating law school I have another sister who’s a stay at home wife, she gave up her career when she got married, she got married to a diplomat and so they, she gave up her job to be a diplomat’s wife JUDD: Do they have children? BUCKRIDGE: Mhmm, and then I have another sisterh who also gave up her career when she got married. So two sisters are stay at home moms, but they travel a lot. So anyway, one of the things I will share with you isthis past summer my family by my fathers side, they go way back and it’s an old English family in Jamaica and I found out that they had, talking about diversity, that they had slaves through the days of slavery JUDD: Ohh they owned slaves? BUCKRIDGE: Yes, so I come from a family that owns slaves and some members are probably slaves too but it was challenging for me because as a child I heard the stories and I knew the stories, but last summer I actually got the chance to look at the slave registry and so I looked at it, Buckridge, Buckridge, Buckridge all over the place and it really bothered me JUDD: Right BUCKRIDGE: so that was something I had to deal with in terms of diversity and what does it mean JUDD: What was the race of the slaves that they BUCKRIDGE: Theses were African slaves JUDD: Oh okay so African slaves, and so it bothered you? BUCKRIDGE: Mhm JUDD: Did the rest of your family kind of feel that way? How did your father feel about that too was he BUCKRIDGE: My father was dead by then but I mean these were things that they just all knew but nobody talked about it JUDD: Was he alive when, did he own slaves as a child, was it his family or what BUCKRIDGE: No no no slavery was abolished in 1838 JUDD: Right BUCKRIDGE: So it’s the history of my family, going way back Page 17 �JUDD: On your dad’s side? BUCKRIDGE: Yes, am I giving you too much? JUDD: (laughter) No no this is a lot of good info! Well is there anything else like about your family life you want to talk about or your personal life, or personal achievements or anything your super proud of or not so proud of? BUCKRIDGE: Super proud of? JUDD: Mhmm BUCKRIDGE: I don’t know, my travels, my, I don’t know JUDD: (laughter) BUCKRIDGE: What am I proud of? I don’t know JUDD: Well look at your wall BUCKRIDGE: My family, my friends, what’s other things that I’m proud of? My family JUDD: Your very proud of your family BUCKRIDGE: Yes I’m very proud of my family, yeah I don’t know, that’s an interesting question, I’m proud of my family, my travels, the things that I’ve accomplished, my degrees I guess, that I’ve gotten to this far JUDD: Going back toschooling when you were younger, so was it more of a privilege for you to kind of go on and advance farther with your going on to college and stuff was that kind of harder to do for people your age? Was it harder to get into or was it just you are basically judged on how smart you are or how much you apply yourself BUCKRIDGE: Yeah I think so yeah, but again its very competitive, in this country education is seen as kind of a variety people take it for granted, it’s not like that for us and so not everyone goes to college or university. I would like it to be that way but JUDD: So do you like the system here then that it’s better a right BUCKRIDGE: I think both systems have merits and demerits it depends, this system allows you togo at your own pace there are mechanisms in place to help you. When I was growing up that was not the case and in my system that’s not the case, maybe now they do but back then they didn’t have things like writing centers and skills clinics and stuff JUDD: Mhmm BUCKRIDGE: A few of those things did not exist Page 18 �JUDD: Do you feel like if you grew up here that you would of taken advantage of it more or do you feel like you kind of have that drive BUCKRIDGE: Maybe, maybe not, but that’s hard to tell I think a lot too depends on how you were raised and your upbringing your parentswhere you come fromso I think it all depends and I don’t know if I’m answering your question JUDD: No you are that’s just a vague question BUCKRIDGE: Yeah JUDD: So were you close with your mother at all? BUCKRIDGE: Mhm yeah very close JUDD: Very close with all of your family BUCKRIDGE: Mhmm very close, we talk almost, my mother, we talk almost every other day JUDD: Really, aww that’s good, how often, who do you see most out of your family now would you say BUCKRIDGE: I’m here by myself so I don’t see any of them regularly JUDD: Regularly yeah, do they come to see you though BUCKRIDGE: No, they don’t like it here JUDD: (Laughter) BUCKRIDGE: They would rather me come to them JUDD: And I feel that you would rather go to them too wouldn’t you BUCKRIDGE: Yeah, look at the weather it’s too cold JUDD: I know BUCKRIDGE: Jamaica and Miami are so much warmer JUDD: (Laughter) BUCKRIDGE: Wouldn’t you want to go there with a beach and hangout on the beach JUDD: Yeah oh my gosh, the winter I just can’t handle it here BUCKRIDGE: I know it’s gonna be cold, they’re saying it might be worse this year, it’s gonna be a brutal winter I hope not JUDD: Well being here anyways its right next to a lake so it’s already that much worse BUCKRIDGE: Yeah that’s true Page 19 �JUDD: I’m not a huge fan of winter and I’ve been in Michigan my whole life so BUCKRIDGE: There you go JUDD: Yeah so I should be used to it by now, but not my things, usually we actually, growing up we used to take a trip every year in the winter to like some place in the south either Florida or Texas BUCKRIDGE: Well sorry yeah JUDD: I’ve actually never been out of the country, exception Canada but I’ve been to a lot of states BUCKRIDGE: But Canada is good if you’ve been to Canada JUDD: Yeah BUCKRIDGE: Where at Toronto? JUDD: I’ve just I mean I’ve been through it but I’ve been not really too into it so I haven’t really even experienced being out of the country BUCKRIDGE: Oh okay, you just went to the border? JUDD: Well we went through it on our way to Maine from Michigan we were heading up to Maine BUCKRIDGE: Oh that’s the way you go? JUDD: Well we did it was shorter I guess, we drive we never fly I’ve actually never flown so BUCKRIDGE: Are you scared of flying? JUDD: My mother is (Laughter) and we travel together so, actually my first time flying will be this spring break I’m flying to North Carolina so yeah, I’m excited BUCKRIDGE: Are you going by yourself? JUDD: Mhmm my best friend lives in, he goes to school in North Carolina now so I’m gonna go visit him BUCKRIDGE: Good good JUDD: And I’m gonna fly (laughter) BUCKRIDGE: Good for you! JUDD: First time, I know I’m excited though, anyway this is not about me so BUCKRIDGE: (laughter) Well how much longer because I have to get these gradings finished JUDD: Well that’s 45 minutes so that’s close enough right BUCKRIDGE: You tell me! END OF INTERVIEW Page 20 � https://digitalcollections.library.gvsu.edu/files/original/bafe4005967eaa4d085cf982174764bf.mp3 b6a27b210042090f37b99ef5181b7dcb Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Speaking Out: Western Michigan Civil Rights Oral Histories Subject The topic of the resource Civil rights--Michigan--History Personal narratives Oral histories African Americans--Personal narratives Gays--Personal narratives Lesbians--Personal narratives Bisexual people--Personal narratives Transgender people--Personal narratives Veterans--Personal narratives Women--Personal narratives People with disabilities--Personal narratives Muslims--United States--Personal narratives Hispanic Americans--Personal narratives Homophobia Discrimination Islamophobia Stereotypes (Social psychology)--Upper Penninsula (Mich.) Description An account of the resource Collection of oral history recordings documenting the history of civil rights and social justice advocacy in Western Michigan. The collection was created by faculty and students as a project of the LIB 201 (formerly US 201): "Diversity in the U.S." course from 2011-2012. Creator An entity primarily responsible for making the resource Grand Valley State University. Brooks College of Interdisciplinary Studies Source A related resource from which the described resource is derived Speaking Out: Western Michigan Civil Rights Oral History Project (GV248-01) Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Date A point or period of time associated with an event in the lifecycle of the resource 2017-05-02 Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Language A language of the resource eng Type The nature or genre of the resource Sound Text Identifier An unambiguous reference to the resource within a given context GV248-01 Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1930-2011 Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV248-01_Buckridge_Steeve Title A name given to the resource Steeve Buckridge audio interview and transcription Creator An entity primarily responsible for making the resource Buckridge, Steeve Contributor An entity responsible for making contributions to the resource Fraser, Kevin Judd, Erica Pemberton, Travis Description An account of the resource Steeve Buckridge was born in Kingston, Jamaica. He became a professor at Grand Valley State University several years ago. He is an Associate Professor of African and Caribbean History and Associate Faculty in African and African American Studies. Also this year he became GVSU's Director of Area Studies. In 2004, he published his first novel, The Language of Dress: Resistance and Accommodation in Jamaica, 1780-1890. This book discusses how freed and enslaved women used their fashion and style of dress as a symbol of resistance to slavery and accommodation to white culture in pre- and post- emancipation society. He discusses the differences between discrimination in Jamaica and discrimination in Grand Rapids and some of his experiences with it. Subject The topic of the resource Civil rights--Michigan--History Discrimination Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Sound Text Format The file format, physical medium, or dimensions of the resource audio/mp3 application/pdf Relation A related resource Speaking Out: Western Michigan Civil Rights Oral History Project Date A point or period of time associated with an event in the lifecycle of the resource 2011-10-27 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/fc3f0423fa905e90e4f741c8f31c7651.m4v 6f0f32278e6b863b3c990d2d26015cc3 https://digitalcollections.library.gvsu.edu/files/original/aafa5eab7adee777236e586060dde9b6.pdf a8b51943b773f004f9dd786f917ec385 PDF Text Text Grand Valley State University Veterans’ History Project Ken Bucy Vietnam War; Cold War; Iraq War 30 minutes 49 seconds *Note: Times in the outline coincide with timecode in interview (00:18:24) Early Life -Born in Anderson, Indiana, on April 25, 1947 -Went to a famous church in Anderson (note: possibly Church of God) -Grew up in Anderson and through two years at Anderson College -Planned on getting a liberal arts degree so he could become an Air Force pilot -Kicked out of the college after his second year because he didn’t have enough money (00:19:19) Enlisting in the National Guard & Assignment to 151st Infantry Regiment -Planned on attending the state college, but received his draft notice -Decided to enlist in the National Guard -Assigned to an airborne infantry unit, the 151st Infantry Regiment of the 38th Infantry Division (00:19:42) Deployment to Vietnam -After basic training and advanced infantry training, the 151st Infantry Regiment was mobilized -Removed from the 38th Infantry Division and became a Ranger unit -Sent to Fort Benning, Georgia, for more training -Deployed to Vietnam in late 1968 after Christmas -Only National Guard unit in Vietnam (00:20:40) Missions in Vietnam -Operated out of a basecamp about 30-40 kilometers north of Long Binh -Established the base when they arrived in Vietnam -Operated as Long-Range Reconnaissance Patrol (LRRP) units (Company D, 151st Infantry) -Six-man teams that went into the field for a week -Watched rivers and trails for enemy troop and supply movement -Intelligence they gathered went to II Field Force Vietnam -Sent out large infantry units to intercept and disrupt enemy movement -Primary objective, aside from gather intelligence, was to stay quiet and avoid capture (00:22:17) Casualties & Bond -Lost six men out of his 206-man company -Extremely low compared to other infantry units -His unit was different than any other infantry unit in Vietnam at that time -Comprised of brothers, cousins, brothers-in-law, and friends from school -Formed a close bond, making them more effective -It also meant they took their losses much harder -Still have monthly association meetings at Camp Atterbury, Indiana -140 men still alive as of 2016 �(00:24:42) Returning to United States -Returned to the United States and was placed in the inactive reserves -Arizona State offered him a scholarship, and he accepted -College paid-for by GI Bill and scholarship -Fell in love with the state of Arizona (00:25:25) Reenlisting in the National Guard – Band -Joined the Arizona National Guard after graduating from college -There was a National Guard band near the unit -Wound up spending a total of 17 years with that band (00:26:00) Seminary & Chaplain Assistant -After 12 years in the National Guard, he felt the calling to attend seminary -Went to the Southwestern Baptist Theological Seminary in Fort Worth -There was a National Guard unit four blocks away from the seminary -Headquarters unit for the 2nd Brigade of the 49th Armored Division -They needed a chaplain assistant, and he took the position -Took the chaplain assistant course by correspondence -Introduced to the chaplain -Outstanding man and enjoyed serving with him -Worked together for 3 ½ years (00:28:16) Army Reserve Instructor -Didn’t like the new chaplain, so he became an instructor in Army Reserve school system -Returned to Arizona -Trained noncommissioned officers in the chaplain assistant reclassification course -Served as an instructor for 12 years -Had gotten certified during a conference in San Antonio -Learned that he enjoyed teaching -Got promoted to the rank of E8 (1st sergeant, or master sergeant) -Taught the chaplain assistant course seven or eight times during his 12 years as an instructor -Some of the chaplain assistants he taught went on to become chaplains (00:30:48) Field Exercise at Fort Hood -As a chaplain assistant, he went to Fort Hood, Texas, for a field exercise -Went into the field with the chaplain -Chaplain had to drive the jeep so Ken could offer “protection” from the passenger seat -Turned out, the chaplain enjoyed cross-country driving -One day, they got an order to go into the field because a soldier wanted to see the chaplain -Drove out to that unit’s location and parked under a tree -Walked 300-400 yards, then low-crawled the rest of the way -This was so that they didn’t alert the “enemy” to the unit’s presence -The men of that unit praised Ken for following protocol (00:36:00) Returning to the Band in Arizona -After 12 years, the school he taught at reorganized, and he didn’t like it -Returned to Arizona to resume service with the band in Arizona �(00:36:25) Voluntary Deployment to Iraq -In 2003, his band played for three units called-up for service in Iraq -Deeply moved him -Knew that a chaplain, somewhere, needed an assistant -After a week of deliberation, he decided to volunteer for deployment to Iraq -Contacted the National Guard, and they said they had no opening for him -A few months later they called him and said they had an opening -Assigned to an infantry brigade in Louisiana that needed a chaplain assistant -Spent a total of 19 months with them -One of the most rewarding times during his career in the Army -Knew he was exactly where he needed to be -The chaplain he served with had been in that unit for 19 years -Younger men related to Ken because he had prior combat experience -Trained at Fort Hood, Texas, for six months -Trained at Fort Irwin, California, for five weeks (00:39:52) Tour in Iraq -Travelled from the United States, to Kuwait, to Iraq -Built their own chapel -Originally held services in a tent without air-conditioning -He was picked to supervise the construction of their chapel in Camp Victory -Helped by Army Engineers -Made a baptistry out of 1,000-gallon water tank, cut in half (00:42:08) Retirement & Life After Service -Retired from the Army in 2007 -Taught Junior Reserve Officer Training Corps cadets for three years -Permanently retired after that -Enjoyed teaching, especially with students that wanted to be there -Involved in local politics since 2010 (00:43:33) Reflections on Service Pt. 1 -He didn’t become an Air Force pilot, but he made the most out of his experiences -Feels his time in the Army showed the efficacy of a good non-commissioned officer -He was offered the chance to go to Officer Candidate School -Declined, because he wanted to be on the ground with the troops (00:44:22) Basic Training -While in basic training, he knew how to march due to his experience in marching band -Picked to call cadence and lead his training platoon during marches -Sergeant tasked him with “procuring” two new mops from another unit -He, and a few other squad leaders, went out at night and got the mops (00:46:37) Barbeque Party in Vietnam -In Vietnam, they had two or three extra vehicles in their motor pool -During the tour, they lost a copy of their communications/electronics operating instructions -Basically, all the secret call-signs used by units in radio communications -As a result, all the units were called in to the basecamp until they got a new CEOI �-A couple soldiers took one of the extra jeeps and a trailer to Saigon to get meat and beer -The soldiers used six, 55-gallon drums to make a giant barbeque pit -Had a three-day party -Still has no idea where the extra vehicles came from (00:48:47) Reflections on Service Pt. 2 -Company D of the 151st Infantry Rangers were the most decorated infantry company in 1969 -Proud to have served with them � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_BucyK2054V Title A name given to the resource Bucy, Ken (Interview outline and video), 2016 Date A point or period of time associated with an event in the lifecycle of the resource 2016-10-28 Description An account of the resource Ken Bucy was born in Anderson, Indiana, on April 25, 1947. He enlisted in the Indiana National Guard and was assigned to D Company of the 151st Infantry Regiment of the 38th Infantry Division. Upon completion of basic training and advanced infantry training, the 151st became a Ranger unit. He received more training at Fort Benning, Georgia, and was deployed to Vietnam after Christmas 1968. They conducted long-range reconnaissance patrols out of a base north of Long Binh. After returning to the United States, he was placed in the inactive reserve and studied at Arizona State. He joined the Arizona National Guard after graduating from college and served in a National Guard band for a total of 17 years. After 12 years in the National Guard, he attended Southwestern Baptist Theological Seminary and became a chaplain assistant in the 2nd Brigade of the 49th Armored Division. He served with them for 3 1/2 years, then served as an Army Reserve instructor for 12 years. He returned to the National Guard band in Arizona and served with them until he volunteered for service in Iraq in 2003. Ken served in Iraq as a chaplain assistant in a Louisiana infantry brigade. He retired from military service in 2007. Creator An entity primarily responsible for making the resource Bucy, Ken Contributor An entity responsible for making contributions to the resource Keizer, Herman Jr. (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Iraq War, 2003-2011--Personal narratives, American United States. Army Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource video/x-m4v application/pdf https://digitalcollections.library.gvsu.edu/files/original/d3513b1cd1e00ebc14ea8acd6686113e.pdf 6946b73cac41c4a194ed8b182d6fb732 PDF Text Text Emily Buettner 3/3/2020 Time feels as if it carries an entirely different weight with it now. The days are long yet heavy, with more and more happening to those close to me everyday. Over two weeks ago I began this pandemic in a hospital room with my Grandmother. The previous weekend my Grandmother had been admitted to the hospital for colon cancer, the second time she has had to face cancer in her life. One of her favorite game shows, The Price is Right, echoed through the speakers on her hospital bed as I talked to the nurse taking care of her. He was a grand valley state university student, and from him I learned that the university was going to be potentially closed. At the moment I honestly believed nothing was going to happen. However, later that night as I prepared to head back to my apartment the notice came out about the University shutting down for the next two weeks. I remember mainly feeling surprised, but also worried for what was to come. Within the next couple of days the hospital my Grandmother was at began restricting the number of visitors who could enter a room at a time. I remember this being the first time I directly felt the effects of the pandemic. I was worried about carrying a disease to my vulnerable Grandmother, and being the reason she would never be able to make a recovery. My roommates chose to worry about how to have a good time instead. While my roommates worried about what outfit to wear to their next day party, I had to worry about them bringing any number of diseases ranging from COVID, the flu, or strep back to the apartment. Because of my living situation at the time, and being able to choose to go home as my mom was in the area, I decided to leave. Over the past two weeks I left my apartment to move back home with my family in Virginia. Me and my mom were able to fly out of Grand Rapids and went through the Chicago airport in order to get home. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource COVID-19 Journals Creator An entity primarily responsible for making the resource Grand Valley State University. University Libraries Description An account of the resource This collection of journals and personal narratives was solicited from the GVSU community by archivists of the University Libraries during the events of the 2020 COVID-19 global pandemic. During this unprecedented crisis the university closed suddenly, following federal and state guidelines of social distancing to reduce the spread of the novel coronavirus. The university closed its campuses on March 12, 2020, and quickly moved students out of campus housing. Faculty swiftly transitioned to fully-online teaching for the remainder of the Winter 2020 semester, and all campus events, including commencement, were cancelled. The purpose of the COVID-19 Journaling Project was to document the individual and personal experiences of GVSU’s students, staff, faculty, and the wider community during this time of international crisis. Some project participants were university student employees who were compensated for their journaling. Other participants were granted stipends or extra credit for submitting entries to the archives. Still others participated without any compensation or credit. The University Archives remains grateful to all who submitted journals, for helping us to understand the impact of this crisis on our community. Date A point or period of time associated with an event in the lifecycle of the resource 2020 Source A related resource from which the described resource is derived University Archives. COVID-19 Journaling Project Subject The topic of the resource Epidemics Grand Valley State University College students Personal narratives COVID-19 pandemic, 2019-2020 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context COVID-19_2020-03-30_BuettnerEmily Creator An entity primarily responsible for making the resource Buettner, Emily Date A point or period of time associated with an event in the lifecycle of the resource 2020-03-30 Title A name given to the resource Emily Buettner Journal Description An account of the resource Journal entry of GVSU student Emily Beuttner shortly before the university closed due to the COVID-19 pandemic. Subject The topic of the resource COVID-19 pandemic, 2019-2020 Epidemics Grand Valley State University College students Personal narratives Source A related resource from which the described resource is derived University Archives. COVID-19 Journaling Project Publisher An entity responsible for making the resource available Grand Valley State University University Libraries. Special Collections and University Archives. Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/ed340544e971e1a1a1057a8114682c66.mp4 a4dfac244b6e7204c1e69be15dcfb5d1 https://digitalcollections.library.gvsu.edu/files/original/4cf5e8dff5694786bd89495ca0e205bd.pdf edbd67d630c0193e481094ae1117929a PDF Text Text Grand Valley State University Veteran’s History Project Vietnam War Douglas Buikema Interview Total Time: (1:38:00) Background  (00:55) Mr. Buikema was born on August 25th, 1946 in Grand Rapids Michigan o Grew up in Wyoming, Michigan o His dad had many jobs, ended up working for an office furniture manufacturer o Mom stayed at home and worked for an office when he and his siblings grew older o Mr. Buikema is the oldest of four boys  (1:35) Worked for a year after graduating high school in 1964, then went to Davenport College for a couple of years  (1:50) The Selective Service wanted to know his status o They said he would be drafted unless he went back to school in the fall o Volunteered for the draft so he would know where he’d be sent o This was during August of 1967 Training  (3:11) Was a squad leader at Ft. Knox, was chosen for this because he was taller o 4 squads in the barracks; 1 platoon  (3:26) Basic Training 4 weeks, then onto Ft. McClellan, Alabama  (3:35) Details on Basic Training: o Took a train to Ft. Knox from Detroit o Physical was in Detroit  Noticed that people were trying to get out of the military  Knew that people went to Canada to get out of the draft o Took a bus from the train station to Ft. Knox o (4:54) Drill Sgt. gave speech, assigned men to barracks o Mr. Buikema said adjusting to military life was easy for him – being in good shape helped o A lot of physical training; remembers marching in double time, etc. o Sometimes people did not make it; some got discharged because they couldn’t adjust to military life  (6:57) Remembers a guy that “lost it,” threw a footlocker across the barracks – had to wear a straightjacket �      o Most of the guys at basic training were from the Midwest US o Ethnicity was mostly white; about 10-15% black, some Puerto Rican and Mexican (7:54) Got orders to go to Ft. McClellan, for AIT o Once he got there, found out he was to go to LCP school, for leadership training o This was about a week – did this before AIT  Was squad leader here as well o The leadership training showed them how to lead by example, etc. o AIT was more specialized training than basic – learned more about how to shoot and clean weapons, how to lead squad, different part of team, etc. o (9:57) Trained in mortars as well o Was surprised when he got to Vietnam to learn that he would not be working with mortars  Instead, he was in the infantry (10:16) Mentions that while he was in AIT, he and the others in training got weekend passes o Remembers going out with guys from Grand Rapids o Became friends with a guy from Georgia, used to go home with him sometimes because it was within the range of where they could go o This man lost both of his legs after stepping on a land mine; one below and one above the knee, walks on two artificial legs and a cane – says this fellow has a great attitude (11:49) After completing AIT, Mr. Buikema was asked to go to NCO School at Ft. Benning, Georgia o 12 week course (12:35) Says that in both schools, most of the people who did the training had been to Vietnam o Was told that every area is a bit different o Training was very good (13:06) The NCO training school taught him all of the different positions in the squad, how to be a leader & how to motivate people o Had to establish firepower superiority, this was one of the main things they had to do o Trained on many different weapons, learned how to clean them o Learned how to call in artillery and mortars o Recalls training in Florida’s swamps (15:30) Remembers going to jump school after NCO with his friend from Grand Rapids o Hoped that if they did this, the Vietnam conflict would be over in another month o Ended up becoming an E5 Sgt. ; instant NCO � o Made five jumps o Went to a leg (regular infantry) unit over in Vietnam o Airborne school was three weeks (17:16) After Airborne, Mr. Buikema went back to his AIT unit as a drill sergeant o Afterwards, he had a 30 day leave before going to Vietnam Vietnam  (17:53) Flew over on a commercial plane, sat with his friend Ken Tepper (from GR)  (18:09) Landed in Bien Hoa o Before landing, he remembers refueling in Anchorage, Alaska o Also refueled in Japan  (19:22) Remembers that when they landed, it was like landing at Kent County Airport; very different from what he expected o Soon after, got on a bus to Long Binh o No windows on the bus, but screens for protection from grenades  (20:18) Stayed at Long Binh for 3-4 days before getting assigned to a unit o At this point, didn’t feel like he was in a war yet o As they were walking near their barracks, they heard loud noises that were nearby, he and his friend dove into a bunker o Found out these noises were artillery support for their troops  (21:34) Ended up going to the 1st Infantry Division  (22:35) Remembers when they were watching a movie one night, they heard a whistle noise (bomb) and a warning, and everybody ran to the bunkers o This is when he realized he was in a war  (23:32) Base at Quan Loi was where he ended up staying o C-130 took him there  (24:25) Remembers training at Quan Loi o Guard duty at night o At this point, they were replacements o Once they got here, more of the same training, wanted them to get used to the new environment  (26:03) The base at Quan Loi was in the Michelin Rubber Plantation o Some of the area that had been sprayed with agent orange was just outside the plantation  (26:55) Mr. Buikema went to Company A, 1st Battalion, 28th Infantry in the 1st Division o Was a squad leader o Average squad size was about 7 or 8 guys  (27:55) Remembers the guys in the second squad better than the first �           o Remembers a friend from the first unit who was killed in an ambush (29:19) When he got to the squad, he tried to befriend everyone and ask their advice o Acknowledged that he was still the rookie even though he was a leader o Says this was a good approach to take o Went in the field with these guys within a couple of days (30:20) Remembers the first time pulling an insertion into a hot LZ (30:33) Went out as a squad, platoon, and company, it varied (30:58) The enemies he encountered during this time included Viet Cong and the North Vietnamese Army (31:25) Mr. Buikema remembers that in the area he was in, they could go two weeks without having enemy contact/getting shot at o Sometimes they would have contact 2-3 days in a row, but sometimes they even went three weeks without contact (32:30) First hot LZ o Was in the 2nd wave of choppers that landed o They knew it was a hot LZ before they got there o Hopped into a rice paddy, got stuck o Some of the other guys were stuck as well (34:44) Didn’t have an RTO in the squad, but he was trained how to call in artillery, mortars, etc. o They did have a radio though (35:20) Got behind the berm and fired back (35:40) This was something Mr. Buikema got used to o Reminded him of pheasant hunting in a way o It bothered him that he had to shoot a person, but after a while he did get used to it (37:44) Remembers working with the 11th Armored Cavalry o Got to ride on top of the tracks o Armored Personnel Carrier, appeared to be a tank to civilians o They had a flame thrower (39:30) First time getting wounded o They were on an ambush at night o They were originally supposed to go to a different ambush site, but it got late and the platoon leader called to get permission to set up at a place that wasn’t on the map  It was a well defined trail but not on the map, so they set it up o November 16th of 1968 o Saw the enemy coming down the trail, a red lens flashlight �      Light went off, and then saw a muzzle flash  AK-47 “sprayed the area”  Killed two and wounded eight, Mr. Buikema was one of the wounded o (41:45) When he got shot, the round went through the top of his boot and to his ankle, fractured his fibula o Patched everyone up that was injured at night o They were heavily outnumbered at this time, tried to keep the wounded people quiet o Called in Defensive Concentrations (artillery and air support) o (43:43) Mr. Buikema was awarded a Silver Star for his actions in this firefight  The star says his injury was painful, but he said it hit a nerve so he couldn’t feel it  Compared it to when your foot falls asleep o (44:35) Said that during this time they didn’t shoot back after the AK-47 shot all those rounds because they didn’t want to give away their position o (45:03) After the enemy walked by, they called the 11th Armored Cavalry and they picked up Mr. Buikema and his squad (47:08) Mr. Buikema said he knew he was hit instantly, but thought he’d just been grazed o Didn’t realize there was a bullet in his leg o Walked around and helped patch people up (48:20) Once they were back at the 11th Armored Cav’s base, their first sergeant asked if he was hit, took his boot off and saw what happened o Mr. Buikema could hear the blood in his boot moving around when he was running around to patch people up o Went on a chopper, spent time on Cam Ranh Bay for about a month (49:35) While recovering from his injury, went down by South China Sea o This was in a safe area o They had hot meals here o Remembers having Thanksgiving dinner at Cu Chi (51:00) Went back to his unit in January of 1969 o Remembers hearing about Bob Hope in Long Binh, got to see it o His future wife saw him on TV o On his way back to the unit o His unit moved Lai Khe (52:10) Lai Khe was bigger than Quan Loi o Went back to company and platoon o The squad had totally different guys, maybe one or two of the same �              (53:14) The guys that were in his squad before had rotated out, found a job in the rear, one had malaria, some were injured (53:54) The guys in his squad were new, maybe had been in Vietnam for a month o They saw some activity, had been in firefights (55:40) They were south of the rubber plantation (56:00) Operated in a variety of places: jungle, farmland, rice fields, etc. o Remembers seeing areas that had been sprayed with Agent Orange (57:25) Was reminded not to walk down trails (57:30) The second time he got hit, his squad was walking point for the company o His platoon leader told them to walk down the trail, got orders to do so o They walked into a U-shaped ambush (58:08) Remembers a man named Patrick Dugan who was walking point with them o They were moving too fast, hit an ambush the night before o They knew they were in the area o Mr. Buikema went up to Mr. Dugan and told him to slow down o Once he got back in his position, they moved out again and in two minutes they walked into the ambush and Mr. Dugan was killed o Heard that he did not suffer, died instantly (59:03) Stayed out overnight on the search and destroy missions o At night, they would set up an ambush o There were times when they went back to a fire support base, but a lot of the time they’d stay out there (1:00:31) The morale was good overall o Mentions that there were tough times, people got “Dear John” letters, letters about relatives passing away, etc. o Infantry unit tried their best to boost morale as well  Example: after an ambush, the next day, they’d try to get hot meals and resupply everyone with C rations, clean uniforms, etc. (1:01:44) No racial tensions that he can remember (1:02:35) Remembers people using marijuana o In the base camp, there was a guy from his first group who smoked it o Cambodians had an area on their base camp where they would get together and smoke, may not have been marijuana, but “didn’t smell like Marlboro’s” o There was a guy from his group who hung out with the Cambodians o In the field, everyone smoked cigarettes, but nothing else (1:04:30) Went to church with a friend who remembered that it was Sunday one day (1:05:30) Got on LOH choppers to look for areas to ambush and fool the enemy (1:07:12) Remembers B-52 strikes �       (1:07:32) Got a lot of their water from the bomb craters o Used fizzies to hide the iodine taste (1:09:10) The Cambodian mercenaries were Buddhists o Said you couldn’t mess with their heads or helmets o They walked point for their squad sometimes (1:10:35) Went to Manila for his R&R o Remembers his mother sent medical supplies here during WW2 (1:12:44) 2nd time getting hit o Was when Dugan was walking point o NVA was out at night o They blew the ambush the night before, the next morning they got hot food, supplies, etc. o Remembers getting a letter from his future wife who was in Chicago at the time o They were told they would move out and his platoon would walk point for the company o Then Patrick Dugan was walking point, Mr. Buikema told him to slow down and they walked into the ambush o Mr. Buikema isn’t sure what he was hit with  As he rolled over to get his next magazine, he saw an explosion and felt something hit the back of his leg  A piece of shrapnel went through the back of his leg, behind his knee o Said this reminded him of a scene from Saving Private Ryan; mass confusion o He called in fire, told the guys they were pulling back and if they couldn’t come along, they were told to play dead and wait until they got back (1:20:50) Mr. Buikema was in the newspaper a couple times; once was when he was wounded (1:21:07) Remembers writing letters back home o There was also a telephone they could go to sometimes (1:23:22) When he got his the second time he was in country and knocked out from anesthesia because his knee was getting fixed o After he came to, he felt the same o Doctor said they couldn’t stretch the skin far enough, had to go to Japan for a skin graft o The doctor in Japan was from California and sewed it up the next day o His leg was bent at a 90 degree angle to stretch the skin, explained the cast, each day they would fix it up a bit more o After the cast was taken off, his leg wouldn’t go straight for awhile so he had a bit of a limp �   o Eventually it straightened out after therapy, etc. o Was in Japan for about a week (1:25:28) After Japan he went to St. Louis, Missouri (1:27:26) Remembers the excitement when they announced that they were in the US (1:27:41) Processed out quick, then went to the army hospital at Ft. Knox o Took him a few weeks to recover o Was discharged April 23rd of 1969 Back Home  (1:28:52) Was home on leave before he got discharged and he was at the place where his dad worked at a furniture company o Got a tour of the place o Ended up working here a month or so later o Ended up working here 38 years o The company was Steelcase  (1:30:11) Got married that next November  (1:30:35) Was asked a lot about Vietnam o Was told to talk about it now and be done with it o Had a friend who now teaches geography and he went to his class and told Vietnam stories o Mentions that he didn’t talk a lot about it to his kids  (1:31:35) Didn’t see a lot of the anti-war movement personally, just on TV and in the paper o Understood where these people were coming from, describes himself as a neutral person  (1:32:56) Says he learned a lot about himself in the army o Changed a lot – after going out in the field the 2nd time he was more composed under pressure � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Buikema, Douglas (Interview outline and video), 2011 Creator An entity primarily responsible for making the resource Buikema, Douglas Description An account of the resource Douglas Buikema was born in Grand Rapids, Michigan, in 1946 and grew up in the area. After working for a year and going to college, he volunteered for the draft in 1967. In basic training at Ft. Knox, he became a squad leader and went to Ft. McClellan, Alabama for AIT. He also went to NCO School at Ft. Benning, where he gained more leadership skills. In Vietnam, he was a squad leader and was based out of Quan Loi. He was in A Company, 1st Battalion, 28th Infantry in the 1st Division. Mr. Buikema was wounded twice; once in the ankle, and the other time in the back of his knee. He received a Silver Star. After being wounded the second time, he left Vietnam and was discharged shortly after. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings United States. Army Vietnam War, 1961-1975--Personal narratives, American Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2011-08-29 Identifier An unambiguous reference to the resource within a given context BuikemaD1326V Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/bdd86d3e8fa2288f0491f6d95c3b7f23.pdf b45e25fa46c4fd854d314ee0d7c7b9ed PDF Text Text Official Zoning Ordinance -:JU -.. ~~ CITY OF DETROIT uoo'ds Buildings and Safety Engineering Department 1980 i) �ZONING ORDINANCE PAMPHLET SUPPLEMENT NO. 11 May, 1990 OFFICIAL ZONING ORDINANCE City of DETROIT, MICHIGAN Looseleaf Supplement This Supplement contains all ordinances deemed advisable to be included at this time through: Ordinance No. 16-89, adopted September 20, 1989. See Comparative Table-Historic Landmark and District Provisions, page 506. Also included is: Ordinance No. 21-89, adopted November 8, 1989. See Comparative Table-Zoning Ordinances, page 533. Remove old pages iii v, vi xix 5-8 11, 12 19-24.6 68.1-68.3 73-74.1 81-84.1 87-112 119, 120 125,126 159-162.3 177-180 185,186 207,208 211, 212 245,246 500.3, 500.4 501,502 Insert new pages iii v, vi XlX 4.1-7 11, 12 19-24.6 68.1-68.3 73, 74 81-84.1 87-112.1 119, 120 125,126 159-162.3 177-180 185,186 207,208 211, 212 245,246 531,532 501-504.2 505,506 531-533 Index pages 551,552 555,556 Index pages 551-552.1 555,556 FROM THE UBRA~Y OF oning Center, \nc. Plann ng & Z ' �INSTRUCTION SHEET-Cont'd. Insert this instruction sheet in front of volume. File removed pages for reference. MUNICIPAL CODE CORPORATION Post Office Box 2235 1700 Capital Circle, S.W. Tallahassee, FL 32316 (904) 576-3171 1-800-262-CODE(National) 1-800-342-C ODE(Florida) �I EDITOR'S NOTE Ordinance 390-G, commonly called the ZONING ORDINANCE, became effective December 22, 1968. Information concerning district classification or regulations pertaining to any specific property can be obtained from the Building & Safety Engineering Department, the City Planning Commission or the Community and Economic Development Department. I I COLEMAN A. YOUNG, Mayor CITY COUNCIL MARYANN MAHAFFEY, President GIL HILL, President Pro Tern I Keith Butler Nicholas Hood Clyde Cleveland Jack Kelly I Barbara-Rose Collins Mel Ravitz David Eberhard JAMES H. BRADLEY, City Clerk CITY PLANNING COMMISSION Dr. Donald A. Scavella Chairperson John Slater Vice Chairperson Aubrey Agee Mary E. Robinson Dr. Creigs Beverly Arthur Simons Patricia Hill Burnett Rosa C. Sims Keith Johnson Marsha S. Bruhn, Director Supp. No. 11 iii �1. I I II City of Detroit BOARD OF ZONING APPEALS 17th FLOOR WATER BOARD BUILDING DETROIT, MICHIGAN 48226 LAURA E. MOSELEY, Executive Secretary EXECUTIVE PERSONNEL BUILDINGS AND SAFETY ENGINEERING DEPARTMENT CREIGHTON C. LEDERER ................... . .................. Director DOUGLAS WHITE ....................................... Deputy Director ALBERT H. THOMAS .................................. Assistant Director Supp. No. 11 V �ZONING ORDINANCE OF DETROIT, MICHIGAN CITY CODE REVISION COMMITTEE Thomas R. Killian, Chairman Amelie Allen Michael W. Kerwin Michael E. Turner Copies may be secured at Cashier's Window Buildings & Safety Engineering Department 4th Floor City-County Building CAUTION The granting of an appeal by the Zoning Board of Appeal pertains only to Zoning regulations. The grant does not abrogate or release the grantee from complying with all laws relating to safety, stability, health, etc., as required by the Building, Housing, Electrical, Plumbing and other Municipal Codes. Supp. No. 11 vi �I TABLE OF CONTENTS-Cont'd. Page Sec. 25-2-96 State Savings Bank Building Historic District ................................. . 453 Sec. 25-2-97 Atkinson A venue Historic District ..... . 455 Sec. 25-2-98 Croul-Palms House Historic District ... . 459 Sec. 25-2-99 Frank H. Beard School Historic District. 461 Sec. 25-2-100 Peterboro-Charlotte Historic District ... 464 Sec. 25-2-101 Chalfonte Apartments Historic District. 467 Sec. 25-2-102 East Frederick Avenue Historic District 469 Sec. 25-2-103 Corktown Historic District ........... . 472 Sec . 25-2-104 West Canfield Historic District . . . . . .. Sec. 25-2-105, 25-2-106 Reserved Sec. 25-2-107 Chene House Historic District .. Sec. 25-2-108 Globe Tobacco Building Historic District Sec. 25-2-109 Lee Burt House Historic District ..... . 485 Sec. 25-2-110 Reserved .. . . . . . .. .... . .. .. . .. ... . 488 Sec. 25-2-111 St. Charles Borromeo R. .. Parish Historic District ... . .. . .. . ... .... .. . . . . 488 Sec. 25-2-112 Reserved ... ....... " .......... . . .. 492 Sec. 25-2-113 Cass Avenue Methodist Episcopal Church Historic District .. .. . . ... . . . ... . ... . 492 Sec. 25-2-114 D. M. Ferry and Co. Superintendent's House Historic District . . .. . . . . .... . . 495 497 Sec. 25-2-115 Madison-Harmonie Historic District .. Sec. 25-2-116 St. John C.M.E. Church Historic District 500.1 Sec. 25-2-117 Oakman Boulevard Historic District ... 502 I I I I I Comparative Table-Historic Landmark and District Provisions . . . . . 505 Comparative Table-Michigan Public Acts . . . . . . . . . . . . . . . . . . . . . . . 507 Comparative Table-Zoning Ordinances... . .. . ............ . . . . . . 517 . Zoning Index . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 7 Supp. No. 11 xix �I DETROIT ZONING ORDINANCE runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. § 32.0000 32.0012A Antenna. The term "antenna," as used herein, means any system of wires, poles, rods, reflecting discs, or similar devices, together with any supporting structure, used for the reception and/or transmission of electro-magnetic waves. (Ord. No. 2-88, § 1, 2-3-88) Transitional surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". 32.0013 Arcades. A place, premises or establishment or room set aside in a retail or commercial establishment in which are located three (3) or more coin-operP.ted amusement devices, defined herein as a machine or device operated by means of the insertion of a coin, token or similar object, for the purpose of amusement or skill and for the playing of which a fee is charged. The term does not include vending machines in which are not incorporated gaming or amusement features, nor coin-operated mechanical music devices; nor mechanical motion picture devices. The definition shall not apply to coin-operated amusement devices owned or leased to establishments that are properly licensed for sale of beer or intoxicating liquor for consumption on the premises. Imaginary surfaces, heliport: (Ord. No. 487-H, § 1, 2-19-82; Ord. No. 571-H, § 1, 11-23-83) Conical surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. 32.0014 Aviation commission. "Aviation Commission" shall mean the Aviation Commission of the City of Detroit. 32.0016 Block. Slope ratio. A numerical expression of a stated relationship of height to horizontal distance. A tract of land bounded by streets or by a combination of streets, public parks, cemeteries, railroad rights-of-way, harbor lines, centerlines of waterways, or corporate boundary lines of the City of Detroit. 32.0010 Alley. A thoroughfare or way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property and which is not intended for general traffic circulation. 32.0018 Board. The word "Board" shall mean the Board of Zoning Appeals of the City of Detroit. 32.0012 Alteration. Any construction which changes a structure or building. Supp. No.11 4.1 �§ 32.0000 DETROIT, MICHIGAN tution or the addition thereto of a use of a different kind or class. 32.0020 Building. Any structure, either temporary or permanent, having a roof and enclosing walls on all sides and used or built for the shelter or enclosure of persons, animals, or property of any kind. This shall include tents or vehicles situated on private property and used for purposes of a building. 32. 0025 Child care center. "Child care center" or "day care center" means a facility licensed by the state department of social services, other than a private residence or home, receiving one (1) or more preschool or school age children for care for periods of less than twenty-four (24) hours a day, and where the parents or guardians are not immediately available to the child. Child care center or day care center includes a facility which provides care for not less than two (2) consecutive weeks, regardless of the number of hours of care per day. The facility is generally described as a child care center, day care center, day nursery, nursery school, parent cooperative preschool, play group, or drop-in center. Child care center or day care center does not include any of the following: 32. 0022 Building, height of The vertical distance from the established grade at the center of the front of the building to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. 32.0023 Cabaret. Group D Cabaret. A Group D cabaret is an establishment where materials are presented or entertainment is provided which is distinguished or characterized by an emphasis on or related to "specified sexual activities" or "specified anatomical areas" (as defined below) for observation by patrons therein. (a) A Sunday School, a Vacation Bible School, or a Religious Instructional Class that is conducted by a religious organization where children are in attendance for not longer than three (3) hours per day for an indefinite period, or not longer than eight (8) hours per day for a period not to exceed four (4) weeks during a twelve (12) month period; For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts or simulated acts of human masturbation, sexual intercourse or sodomy; 3. Fondling or other erotic touching of human genitals, pubic region, buttock or breast. (b) And "specified anatomical areas" is defined as: 1. 2. A facility operated by a religious organization where children are cared for not longer than three (3) hours while persons responsible for the children are attending religious services; (c) Family day care home, group day care home, foster family home, foster family group home. Less than completely and opaquely covered; (a) human genitals, pubic region (b) buttock, and (c) breast below a point immediately above the top of the areola; and (Ord. No. 6-89, § 1, 4-12-89) 32. 0025A Child caring institution. Human genitals in a discernibly stimulated or turgid state, even if completely and opaquely covered. "Child caring institution: means a child care facility licensed by the state department of social services, other than a juvenile correctional facility, which is organized for the purpose of receiving minor children for care, maintenance, and supervision, usually on a twenty-four (24) hour basis, in buildings maintained by the institution for that purpose, and operates throughout the year. (Ord. No . 742-G, § 1, 10-24-72; Ord. No. 514-H, § 1, 9-22-82) 32. 0024 Change of occupancy. The term "change of occupancy" shall mean a discontinuance of an existing use and the substi- I Supp. No. 11 4.2 I �DETROIT ZONING ORDINANCE § 32.0000 An educational program may be provided, but the educational program shall not be the primary purpose of the facility. Child caring institution includes a maternity home for the care of unmarried mothers who are minors and an agency group home, which is described as a small child caring institution owned, leased, or rented by a licensed agency providing care for more than four (4) but less than thirteen (13) minor children. Child caring institution also includes institutions for mentally retarded or emotionally disturbed minor children. Child caring institution does not include a hospital, nursing home, home for the aged, boarding school, adult foster care family home, adult foster care small group home, family day care home, group day care home, foster family home, or foster family group home. tive component to the radiating dish, usually in a circular shape with a parabolic curve design constructed of a solid or open mesh surface. (Ord. No. 6-89, § 1, 4-12-89) (Ord. No. 350-H, § 1, 10-10-79) 32. 0026 Repealed. 32.0034 Dwelling. (Ord. No. 916-G, § 1, 6-25-74; Ord. No. 571-H, § 1, 11-23-83) Any building, or part thereof, designed for or occupied, in whole or in part, as the home, residence, or sleeping place of one or more persons, either continuously, permanently, temporarily, or transiently. (Ord. No. 2-88, § 1, 2-3-88) 32.0033 Driveway. A driveway shall include only that port:·on of the zoning lot which has been so designated, designed and improved as to afford a suitable means and a direct route for vehicular access to the rear yard or private parking garage, and shall not include other portions of the zoning lot, whether improved or not improved, which are not within the most direct line or route leading from the access street to the rear yard or private parking garage. 32. 0028 Committee. The word "Committee" shall mean the Industrial Review Committee of the City of Detroit. Dwelling, multiple-family. A residence designed for or occupied by three or more families, with separate housekeeping and cooking facilities for each. 32. 0029 City council. Effective July 1, 197 4, in all provisions of the Ordinance relating to appeal of the decision of the Community and Economic Development Department regarding permitted with approval uses, and regulated uses, the term "City Council" or "Council" shall be interpreted to mean Board of Zoning Appeals. (Ord. No. 916-G, § Dwelling, single-family detached A detached residence designed for or occupied by one family only. Dwelling, two-family. A residence designed for or occupied by two families only, with separate housekeeping and cooking facilities for each. 1, 6-25-74) Dwelling unit. A building or portion thereof designed for or occupied by a single family and complete with housekeeping and cooking facilities for said family. Editor's note-Upon the passage of Ord. No. 541-H, many of the references to "Community and Economic Development Department" were changed to "Buildings and Safety Engineering Department." Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. 32.0030 Council. The word "Council" shall mean the City Council of the City of Detroit. 32. 0032 Dish antenna. An antenna consisting of a radiation element which transmits or receives signals generated as electrical light, or sound energy supported by a structure which may or may not provide a reflec- Loft. A dwelling unit in a building originally constructed for other than primarily residential use containing one or more room(s) or enclosed Supp. No. 11 5 �§ 32.0000 DETROIT, MICHIGAN the premises. It may also include not more than four (4) foster children provided that the home is licensed as a foster home by the State of Michigan. floor space(s) arranged for living, eating, sleeping and/or home occupations (subject to the conditions specified in Section 83.0105); such units shall include bathroom and kitchen facilities as required by applicable codes. (b) Two persons, inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and one person not so inter-related, occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. Town house. One of three or more attached single-family dwelling units extending from the basement to the roof and having no side yards except end units which have one side yard. (Ord. No. 26-85, § 1, 7-17-85) 32. 0036 Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. The word ((erected" includes built, constructed, reconstructed, altered, moved upon, or any physical operation on the premises required for the building or structure. Excavations, fill, drainage, paving, and the like, shall be considered a part of erection. (c) Two persons not inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, provided that such group lives together and occupies a dwelling as a single housekeeping unit with a single set of culinary facilities, and provided that both members of such group have full access to all portions of the dwelling. A dwelling occupied under the provisions of this subsection shall not }?e operated as a rooming house or an adult foster care home. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 251-H, § 1, 5-24-78) 32.0040 Established grade. 32. 0042A Family day care home. For purposes of regulating and determining the height or bulk of a building or structure, the term "established grade" shall mean the elevation of the sidewalk grade as fixed by the city. In those cases where no sidewalk exists or when the natural level of the ground is higher or lower than the grade established by the city engineer, the average natural level of the ground shall be taken as the established grade. A family day care home means a private home certified by and registered with the state depart: ment of social services, in which one (1) but less than seven (7) minor children are received for care and supervision for periods of less than twentyfour (24) hours a day, unattended by a parent or legal guardian, except children related to an adult n:ember o~the family by blood, marriage, or adoption. Family day care home includes a home that gives care to an unrelated minor child for more than four (4) weeks during a calendar year. For the purpose of this definition, private home means ? private residence in which the licensee or registrant permanently resides as a member of the household, which residency shall not be contingent upon caring for children. (Ord. No. 6-89, § 1, 4-12-89) 32. 0038 Erected. 32.0042 Family: (a) One person, or a group of two or more persons living together, and inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. The persons thus constituting a family may also include domestic servants employed solely on 32.0043A Flood hazard area definitions . The following definitions relate to the flood hazard area provisions, Sections 49.0009 and 63.1900 [a nd ] shall be used where appropriate therein. Supp. No.11 6 J I ' �DETROIT ZONING ORDINANCE Area of shallow flooding means a designated AO area on the flood insurance rate map (FIRM) with base flood depths from one to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. damage to property, threat to life, personal injury, or damage to land or water resources. AJubile Jrnmr means a structure, transportable in one or more sPctions, which L built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the re quired utilities. It does not include recreational ve hicles or travel trailers. Area of special flood hazard is the land in the floodplain within the city subject to a one per cent or greater chance of flooding in any given year. (Same as flood hazard area.) New construction means structures for which the ''start of construction" commenced on or after the effective date of this amendment [July 6, 1981). Base flood means the flood having a one per cent chance of being equalled or exceeded in any given year. Structure means a walled and roofed building that is principally aboveground, including gas or liquid storage facilities, as well as mobile homes. Development means any man-made change to improved or unimproved real estate, new construction, substantial improvement, alteration, or repair, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations. Substantial improvement means any repair, re construction or improvement of a structure, the cost of which equals or exceeds fifty (50) per cent of the market value of the structure either: ( 1) before the improvement or repair is started: or ( 2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement" is con sidered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either: (1) any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or (2) any alteration of a national, state or City of Detroit recognized historic structure. (Ord. No. 449-H, § 1, 7-1-81) Flood or flooding means a general and temporary condition of partial or complete inundation of normally dry land areas from: A. The overflow of inland or tidal waters. B. The unusual and rapid accumulation or runoff of surface waters from any source. § 32.0000 Flood hazard area means land which on the basis of available floodplain information is subject to a one per cent or greater chance of flooding in any given year. (Same as area of special flood hazard.) Flood insurance rate map (FIRM) means an official map of a community, on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study is the official report provided by the Federal Emergency Management Agency. The report contains flood profiles, flood boundaries, flood insurance rate zones, and the water surface elevation of the base flood. Floodu)ay means the channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. Harmful increase means an unnaturally high stage on a river, stream or lake which causes or may cause Supp. No.11 7 �DETROIT ZONING ORDINANCE frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. § 32.0000 being prohibited and such prohibition is strictly enforced by the restauranteur. D) Drive-in restaurant. A drive-in restau rant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design, med od of operation, or any portion of whose business includes one or both of the following characteristics: 2. A cafeteria-type operation where foods, frozen desserts, or beverages generally are consumed within the restaurant building. B) Carry-out restaurant. A carry-out restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design or method of operation includes both of the following characteristics: 1. Foods, frozen desserts, or beverages are served directly to the customer in a motor vehicle either by a car-hop or by other means which eliminates the need for the customer to exit the motor vehicle. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is allowed, encouraged, or permitted. 2. The consumption of foods, frozen desserts, or beverages within the restaurant building, within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. (Ord. No. 807-G, § 1, 3-6-73) 32.0080 Rooming house. Any building or part thereof, containing rooming or dwelling units, but with fewer than eleven (11) rooming units, where sleeping accommodations are provided for hire, and where meals may or may not be furnished. C) Fast-food restaurant. A fast-food restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state for consumption either within the restaurant building or for carry-out with consumption off the premises, and whose design or principal method of operation includes both of the following characteristics: 32.0082 Rooming unit. A room rented as sleeping and living quarters but without cooking facilities and with or without an individual bathroom. In a suite of rooms without cooking facilities, each room which provides sleeping accommodations shall be counted as one rooming unit for purposes of this Ordinance. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 32. 0083 Satellite television antenna. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as A device incorporating a reflective surface that is solid, open mesh, or bar configured and is in the shape of a shallow dish, cone, horn, or cornucopia. Such device shall be used to transmit and/or re- Supp. No. 11 11 �§ 32.0000 DETROIT, MICHIGAN sign including frames surrounding display areas. ceive radio or electromagnetic waves between terrestrially and/or orbitally based uses. This definition is meant to include but not be limited to what are commonly referred to as satellite earth stations, TVROs, and satellite microwave antennas. Sign, business. A sign, at least 50 percent of whose area is devoted to directing attention to the principal business or profession conducted, or to the princip~l type of commodity, service, or entertainment sold or offered on the premises on which the sign is located or to which it is affixed. (Ord. No. 2-88, § 1, 2-3-88) 32.0084 Secondhand store. Any building, structure, premises, or part thereof used solely or partially for the sale of secondhand clothing, furniture, books, or household goods, or used solely or primarily for the sale of secondhand household appliances. Sign, directional. A sign directing and guiding traffic or parking but bearing no advertising matter. Sign, double-face. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 32.0086 Shoeshine parlor. A building or part thereof used solely or primarily for shoe polishing or dying, or if incidental to some other use, where facilities are provided for serving more than two customers simultaneously. Sign, flashing. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. 32.0088 Sign. Sign, identification. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included provided not more than thirty-five percent of the area of the sign is devoted to said information. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot, and which directs attention to an object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. Sign, illuminated. Any sign designed to give forth any artificial light, or designed to reflect such light deriving from any source which is intended to cause such light or reflection. Sign, advertising. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on the premises. Sign, projecting. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure and projecting out therefrom. Sign, real estate. A sign advertising that the premises on which it is located is for sale, lease, or rent. Sign, area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, or semi-circle, or any combination of these figures, which includes all of the display area of the Signs; roof, ground, or wall. Signs which are affixed to or comprise a part of the roof, ground, or wall. Supp. No.11 12 I �DETROIT ZONING ORDINANCE § 42.0000 dinance. The rules shall provide that the circulator of the petition requesting the consent shall subscribe to an affidavit attesting to the fact that he personally witnessed the signatures on the petition and that the same are affixed to the petition by the person whose name appears thereon. the site plan, which must conform to the aesthetic needs of the area and allow access to the station only from the major thoroughfares, and the views of residents in the surrounding area. A public hearing shall be held prior to the Community and Economic Development Department's taking any action to approve the location of a station. A written report of the Department's decision shall be filed with the City Council, and a copy sent within ten (10) days to all persons who request it at the public hearing, which shall become final forty-five (45) days after the filing thereof, unless within that time a protest against such decision is filed with the Council, signed by the applicant, an owner of property within three hundred (300) feet of the premises in question, or a recognized community organization serving the affected area. Said written protest shall not be valid unless accompanied by a supporting petition containing the signatures of at least fifty-one (51) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles. In such event, the Council shall, by resolution, approve or disapprove such use. (Ord. No. 726-G, § 1, 9-5-72) 42. 0700 Abandoned, vacated, or converted drivein restaurants, fast-food restaurants, or carry-out restaurants. I. During the period when a drive-in restaurant, fast-food restaurant, or carry-out restaurant is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner, franchise holder, or lessee shall be subject to complying with the following regulations: A) Vehicular parking and storage shall be prohibited at all times anywhere on the premises and the owner, franchise holder, or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the city at vehicle owner's expense. In addition, the owner, franchise holder, or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner, franchise holder, or lessee. The city shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. II. A motor vehicle filling and service station may be located at other than the intersection of two or more major thoroughfares or thoroughfares and freeways upon a showing to the Department that it would be impossible or impractical to locate at such a site and the requirements established by Paragraph I for Department approval are met, provided that if the station is to be located within four hundred (400) feet of any residentially zoned property, the person, firm, or corporation desiring such modification shall secure in writing the consent of fifty-one (51 %) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station. B) The ground shall be kept free of rubbish and debris, and the grass, if any, shall be well kept and cut as necessary so as to present a neat and attractive appearance at all times. C) The owner shall maintain a record of the name and address of the person or firm who cleaned the premises and removed the debris; such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. For purposes of this ordinance, joint ownership will be entitled to only one consent. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulations governing the procedure for securing the consent provided for in this subsection of the Or- II. Within sixty (60) days of such closing, all curb cuts across driveway entrances an~ all other Supp. No.11 19 �I § 42.0000 DETROIT, MICHIGAN effect has been filed with the buildings and safety engineering department, then demolition shall be deferred for an additional sixty-day period beginning with the date of the sale . points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate city agency. V. Approval of the Department shall be received prior to any drive-in restaurant, fast-food restaurant, or carry-out restaurant being converted to any other use. The Department shall take into consideration all aspects of the proposed development, includ ing, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the buildings and safety engineering department, in accordance with the provisions of Section 65 .0000 of this ordinance. III. A drive-in restaurant, fast-food restaurant, or carry-out restaurant that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner of an abandoned drive-in restaurant, fast-food restaurant, or carry-out restaurant that is free standing is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, and signs situated upon the premises. Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the buildings and safety engineering department within thirty (30) days showing cause why said drive-in restaurant, fastfood restaurant, or carry-out restaurant should not be considered abandoned, and a sixty-day extension of the demolition order may be granted by the department so that the premises may be reopened or converted to an alternate business use. No more than two (2) sixty-day extensions shall be granted. The buildings and safety engineering department shall, in making its findings, take into consideration, but not necessarily be limited to, the following criteria: (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 541-H , § 1, 2-8-83) 42. 0800 Child caring institutions, child care centers and boarding schools. For a facility operating with children in attendance for five (5) or more continuous hours a day, there shall be provided and maintained an outdoor play area suitable for play activity and containing a minimum of two thousand (2,000) square feet. Surface treatment of said play area shall comply with the guidelines of the appropriate public agencies, including the city and the state health departments and the Michigan Department of Social Services, Division of Child Care Center Licensing. The outdoor play area shall be immediately contiguous to the facility it is intended to serve and shall be enclosed by a protective wall or fence. A) Prospects for alternate or future use. B) Pending litigation or condemnation afC) Pending or contemplated road changes. The provisions of this section do not apply to family day care homes as defined in Section 32.0042A. D) Character and trends of development in the neighborhood . (Ord. No. 392-H, § 1, 5-21-80; Ord. No. 6-89, § 1, 4-12-89) fecting subject property. E) Pending sale or lease transactions concerning subject property. 42.0900 Regulation of radio, television and communications antennas. IV . If, within the one hundred twenty (120) consecutive day period referred to, the propert v has been sold or leased for alternate business purposes and an affidavit to this Antennas, as defined in Section 32.0012A, may be installed, erected, and maintained within the several zoning districts of the city, except in the Supp. No. 11 20 I �DETROIT ZONING ORDINANCE I P-1 zoning district, but only in accordance with the provisions of this article. § 42.0000 42.1000 General Regulations for Antennas. 42.1001 Permits not required. (Ord. No. 2-88, § 1, 2-3-88) Antennas which do not exceed twenty-eight (28) square feet in area or two (2) feet in dish diameter and which do not exceed twelve (12) feet in height may be erected and maintained in the rear yard and on the roof of any building without a bmlding permit. 42. 0901 Types of antennas to be regulated. The following antennas, as well as those antennas not specified below but hereafter classified by the buildings and safety engineering department, are hereby regulated as grouped into four (4) general wind surface area categories: (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89; § 1, 2-22-89) Category A: Television antennas not exceeding twenty-eight (28) square feet in area or six (6) feet in dish diameter, customarily though not exclusively erected for residential use, such as microwave-receiving antennas, and dipole "rod and mast" VHF-UHF antennas, hereinafter referred to as "conventional" television antennas; 42.1003 Permit required. A building permit shall be secured for: Category B: Radio antennas and antenna towers, such as amateur radio antennas for ham/short-wave operations, and fixed-station antennas for business-band radio, citizens band radio, general mobile radio service and two-way radio; a) All antennas and antenna towers the height dimension of which exceeds twelve (12) feet. b) All dish antennas the diameter dimension of which exceeds two (2) feet and any other antenna the area of which exceeds twentyeight (28) square feet. (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 42.1004 Method of measurement. Category C: Dish antennas, such as satellite television antennas, also known as satellite dishes, earth stations, television receiveonly (TVRO) antennas, earth terminals, and earth terminal antennas; other parabolic dish antennas and parabolic reflectors exceeding six (6) feet in diameter including, but not limited to, microwave-receiving antennas and studio-to-transmitter-link (STL) antennas. The area of any parabolic dish antenna is computed as if it were a circle. The area of other antennas is the sum of the areas of each element; the area of a single element is the product of the diameter of that element multiplied by its length. (Ord. No. 2-88, § 1, 2-3-88) 42.1005 Applications for permit. Applications for a building permit to erect an antenna shall be submitted to the department of buildings and safety engineering. Application fonns shall indicate at least the following: Category D: Antenna towers and poles exceeding seventy-five (75) feet from established grade, customarily though not necessarily housing multiple antennas, such as radio broadcasting towers, television broadcasting towers, microwave antenna towers, studio-to-transmitter links, and other communications, antennas including antennas for cellular telephone systems, except as exempted for government utilities and public utilities in Section 42.0101. a) The category and type of antenna, as listed in Section 42.0901; b) The proposed location of the installation on the zoning lot, including the linear distance between the closest Rl, R2, R3 zoning district lot line and the outermost point of the antenna structure closest to it; c) (Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 21 Dimensions of the antenna; �§ 42.0000 DETROIT, MICHIGAN 42.1011A Setbacks for roof-mounted antennas. Dish antennas exceeding six (6) feet in diameter and other antennas exceeding twenty-eight (28) square feet in area which are mounted on the roof of a structure in a residential zoning district or in the B 1 or B2 zoning districts shall not be erected nearer to any lot line than one-half the total height of the antenna above the roof, provided that said setback is not less than the setback prescribed in Section 42.1011B, nor greater than half the width of the zoning lot. Insofar as possible, roof-mounted antennas shall be placed to the rear of the roof. d) Total height of the proposed installation measured from established grade to the upper-most element of the antenna; e) The number and type of all other existing antennas and antenna towers on the same zoning lot; and f) Applicable UL listings, as provided in Section 42.1021. (Ord. No. 2-88, § 1, 2-3-88) 42.1007 Nonconforming uses. (Ord. No. 2-88, § 1, 2-3-88) Antennas for which a building permit was properly secured as required as of the effective date of this ordinance and rendered nonconforming by the provisions hereof shall be subject to the regulations of Article V governing such nonconforming uses. 42.1011B Setbacks for ground-mounted antennas. Ground-mounted dish antennas, including those dish antennas mounted on a mast or pole or tower, shall be set back from all lot lines in residential zoning districts and in the B 1 and B2 business zoning districts not less than one-half the diameter of the antenna or three (3) feet, whichever is greater; ground-mounted conventional television antennas, and radio antennas, including those mounted on a mast or pole or tower, shall not he erected closer than three (3) feet to any lot line in residential zoning districts and in the Bl and B2 business zoning districts, subject to the encroachment and projection provisions of Section 42.1017. (Ord. No. 2-88, § 1, 2-3-88) 42.1009 Height regulations. Due to the variation in wind surfaces and snow surfaces of different antennas, in order to protect public safety, height regulations shall vary for different types of antennas. In no case shall the height of antennas which are regulated by the federal communications commission (FCC) exceed the height limitations established by the FCC. Antennas which are greater than twenty-eight (28) square feet in area or greater than six (6) feet in dish diameter shall not exceed the height limitations as specified for antennas in each zoning district, except as provided in Sections 42.1227, 45.0901, 45.0901(A), and 45.0903. (Ord. No. 2-88, § 1, 2-3-88) 42.1017 Encroachments and projections. Antennas shall not encroach or project across property lines nor into required yards, as provided in Section 45.0800, nor shall antennas be erected closer than twenty-four (24) inches to telephone or power lines. (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 42.1010 Restrictwns near airports and heliports. (Ord. No. 2-88, § 1, 2-3-88) Any antenna structure near airports or heliports exceeding thirty-five (35) feet from established grade shall comply with applicable special regulations as provided in Section 48.0000. 42.1019 Sign antennas. Signs, as defined in Section 130.0000 of this ordinance, lettering, numbers, symbols, other illustrative markings or artistic renderings attached to or painted on any antenna are prohibited. (Ord. No. 2-88, § 1, 2-3-88) 42.1011 Setbacks. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) Supp. No. 11 22 �I DETROIT ZONING ORDINANCE § 42.0000 (d) That said antenna complies with all appropriate federal, state, county and local ordinances and regulations controlling or regulating such use. 42.1021 Structural standards. Antennas and their installation shall meet manufacturer's specifications and requirements of the Building Code. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1103 Exceptions. 42.1023 Placement restrictions. Excepted from the Placement Restrictions (Sections 42.1023, 44.0200, 81.0000-119.0000), Bulk Restrictions (Section 42.1201), Density Restrictions (Section 42.1219), Color and Materials Standards (Section 42.1209), Setback Provisions (Section 42.1011), and Height Limitations (Sections 81.0000119.0000) of this ordinance are antennas and towers erected in the several zoning districts for use by those government utilities and public utilities exempted as provided in Section 42.0101, public law enforcement authorities, and public radio stations and public television stations. Antennas shall be placed only on the same zoning lot as the principal structure. (Ord. No. 2-88, § 1, 2-3-88) 42.1025 Certain antenna towers in residential zoning districts. Antenna towers exceeding seventy-five (75) feet from established grade as provided in Section 42.0901(D) shall not be permitted in the Rl, R2 , or R3 residential zoning districts nor shall said antenna towers be permitted in the R4, R5, or R6 residential districts or B 1 or B2 business districts within forty (40) feet of any Rl, R2, or R3 zoning district, which distance shall be measured between the closest Rl, R2, R3 zoning district lot line and the outermost point of the antenna structure closest to it. (Ord. No. 2-88, § 1, 2-3-88) 42.1105 Maintenance. All antennas shall be maintained in good condition and in accordance with all requirements of this article. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1109 Noncompliance. 42.1100 Variances and exceptions. Failure to abide by and faithfully comply with this ordinance, or with any and all conditions that may be attached to the granting of any "permitted with approval" use or "variance," shall constitute grounds for the revocation of the approval or permit by the buildings and safety engineering department. The antenna shall be removed upon termination or revocation of the permit. 42.1101 Permits denied. Permits which are denied by the building and safety engineering department may be granted by the board of zoning appeals upon appeal as provided in Section 62.0000 of this ordinance, and use variances and dimensional variances may be granted by the board of zoning appeals as provided in Section 62.0000 of this ordinance, provided that the following findings are made: (Ord. No. 2-88, § 1, 2-3-88) 42.1200 Specific regulations. (a) That the appealed use is not injurious to the safety, aesthetics, or property values of contiguous and surrounding property. 42.1201 Bulk restrictions. 42.1201A. In all residential zoning districts and in the Bl, B2, B3, and B4 zoning districts, the bulk of the following antennas shall be permitted as a matter of right: (b) That the appealed use is required to re- move an obstacle or condition preventing the reception ·or transmission of a signal. (c) That the open space needs of potential occupants are adequately served. Supp. No.11 23 �§ 42.0000 DETROIT, MICHIGAN Rl, R2, or R3 zoning district in the R4, R5, or R6 residential zoning districts or the B 1, B2, B3 or B4 business zoning districts, colors and materials in addition to black mesh and black perforated metal may be permitted with approval. a) Dish antennas not exceeding a diameter measurement of twelve (12) feet; b) Other antennas not exceeding one hundred thirteen (113) square feet in area. (Ord. No. 2-88, § 1, 2-3-88) (Ord. No. 2-88, § 1, 2-3-88) 42.1201B. In the R4, R5, and R6 residential zoning districts and in the Bl, B2, B3, and B4 zoning districts dish antennas with a diameter measurement exceeding twelve (12) feet and other antennas exceeding one hundred thirteen (113) square feet in area may be permitted with approval subject to findings (a), (b), (c) and (d) of Section 42.1101. 42.1217 Screening. In all Rl, R2, and R3 zoning districts and for installations proposed in the R4, R5, or R6 residential zoning districts or in the Bl, B2, B3 or B4 business zoning districts within forty (40) feet of any Rl, R2, or R3 zoning district, antennas for which a building permit is required which do not exceed fifteen (15) feet in height from established grade shall be effectively screened from view between the antenna and residential properties and between the antenna and any street bordering the front or corner side yard by means of natural plants, trees, other structures or landscaping, or opaque fencing insofar as possible without obstructing the reception window of the antenna, but not less than five (5) feet in height from. established grade. Screening higher than five (5) feet is not required. (Ord. No. 2-88, § 1, 2-3-88) 42.1201C. Antennas in the B5 and B6 zoning districts, in all industrial districts, and in any PCA, TM, or SD2 zoning district, are not subject to bulk restrictions. (Ord. No. 2-88, § 1, 2-3-88) 42.1209 Mate rials and colors. In order to allow for the passage of air and light and in order not to alter the essential character of a locality, nor negatively impact the safety, aesthetics, or property values of contiguous or surrounding property, the following standards shall apply: (Ord. No. 2-88, § 1, 2-3-88) 42.1219 Antenna density restrictions. a) Black mesh or black perforated metal satellite television antennas shall be permitted as a matter of right in all zoning districts. In any residential zone and in the Bl, B2, B3, and B4 zoning districts, not more than one dish antenna exceeding six (6) feet in dish diameter nor more than one radio antenna of the same type for which a permit is required, nor more than one conventional television antenna or microwavereceiving antenna exceeding twenty-eight (28) square feet in area may be located on a single zoning lot as a matter of right. b) When a satellite television antenna, for which a building permit is required, is to be located in any R4, R5, or R6 residential zoning district or any Bl, B2, B3 or B4 business zoning district and said antenna is farther than forty (40) feet from any Rl, R2, and R3 zoning district, or if said antenna is to be located in any B5 or B6 business zoning district, any industrial zoning district, or any PCA, TM or SD2 zoning district, colors and materials in addition to black mesh and black perforated metal shall be permitted as a matter of right. (Ord. No. 2-88, § 1, 2-3-88) 42.1219A Permitted with approval. When a dish antenna greater than six (6) feet in diameter or radio antenna for which a building permit is required is proposed in the R4, R5, or R6 residential zoning district, or in the Bl, B2, B3, and B4 business zoning districts and is farther than forty (40) feet from any Rl, R2, or R3 zoning district, more than one dish antenna or radio antenna of the same type may be permitted with c) When a satellite television antenna for which a building permit is required is to be located in an Rl, R2, or R3 zoning district or when located within forty (40) feet of an Supp. No. 11 24 �I DETROIT ZONING ORDINANCE approval on a single zoning lot, subject to findings (a) (b), (c), and (d) of Section 42.1101. § 42.0000 Safety Engineering Department including but not limited to: (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) a) Antenna tower dimensions; b) Setbacks; 42.1219B Permitted as a matter of right. c) When a dish antenna or radio antenna for which a building permit is required is proposed in the R4, R5, or R6 residential zoning district, or in the Bl, B2, B3, and B4 business zoning districts and is farther than forty (40) feet from any Rl, R2, or R3 zoning district, more than one dish antenna or radio antenna of the same type may be permitted as a matter of right when added to an already existing antenna tower exceeding seventy-five (75) feet for which a building permit was properly secured. Yard requirements; d) Number of antenna towers per zoning lot; e) Height limitations; f) Screening; and g) Materials and coloration. (Ord. No. 2-88, § 1, 2-3-88) 42.1225 Antenna towers exceeding seventy-five feet permitted. Antenna towers as provided in Section 42.0901(D) shall be permitted as a matter of right in the B5 and B6 business zoning districts, all industrial zoning districts and in any PCA, TM, or SD2 zoning district. (O~d. No. 2-88, § 1, 2-3-88) 42.1219C Exceptions. Antenna density restrictions shall not apply to the B5 and B6 business zoning districts or any industrial zoning district or any PCA, TM, or SD2 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 42.1227 Waiver of height restrictions on satellite television antennas. (Ord. No. 2-88, § 1, 2-3-88) In those instances when an obstruction exists that would affect the reception window of a proposed satellite television antenna, the enforcing official, upon request of the applicant, shall investigate the proposed installation. When a preinspection report of the Building and Safety Engineering Department conclusively verifies that a proposed satellite television antenna located in the rear yard and not exceeding fifteen (15) feet in height from established grade in any Rl-R6 or Bl [or] B2, zoning district would be prevented from receiving a satellite signal due to an architectural obstruction or due to obstruction from trees on other zoning lots, the fifteen (15) foot height limitation shall be waived by the buildings and safety engineering department to allow the unobstructed reception of satellite television signals provided that the uppermost point of the satellite television antenna does not exceed twenty (20) feet in height from established grade. 42.1221 Prohibitions on antenna towers exceeding seventy-five feet. Communications antennas as provided in Section 42.0901(d), radio broadcasting towers, and television broadcasting towers are prohibited in the Rl, R2, and R3 zoning districts and in the R4, R5, R6, Bl, B2, B3, and B4 zoning districts if located within forty (40) feet of any Rl, R2, or R3 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 42.1223 Limitation on antenna towers exceeding seventy-five feet. Antenna towers as provided in Section 42.0901(D), may be permitted with approval in the R4, R5, and R6 residential zoning districts and Bl, B2, B3, and B4 business zoning districts when proposed farther than forty (40) feet from any Rl, R2, or R3 zoning district, subject to findings (a), (b), (c), and (d) of Section 42.1101 and subject to conditions as deemed necessary by the Buildings and , Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 24.1 �§ 43.0000 DETROIT, MICHIGAN 43.0000 Principal buildings. nas do not exceed twenty-eight (28) square feet in area or six (6) feet in dish diameter, in which case they may be erected on the roof as a matter of right. Accessory buildings and structures shall be considered a part of the principal building when the distance between structures is solidly covered by a breezeway, portico, or similar architectural device at least four (4) feet in width. 43.0100 Number of buildings on a zoning-lot. Not more than one principal detached residential building shall be located on a zon ing-lot, nor shall a principal detached residential building be located on the same zoning-lot with any other principal building, except in the case of planned developments, or buildings used for educational or religious purposes, or where the buildings and safety engineering department is empowered to approve certam uses under the provisions of this ordinance, or in cases where the department is required to make an investigation. 10rd. No. 864-G, ~ lOrd. No. 407-G, § 1, 2-18-69; Ord. No. 2-88, § 1, 2-3-88) 44.0300 Percentage of required yard occupied and required setbacks. Unless otherwise specified, no detached accessory building or buildings in an R 1 or R2 District shall occupy more than fifty (50) percent of the area of the required rear yard, nor be located closer than ten feet to any principal building. 1, 11-20-73; Ord. No. 541-H, § l, 2-8-83) 43.()200 Location of principal buildings. Except where otherwise provided in this Ordinance, every zoning-lot upon which a principal building is erected shall face or front upon a street or permanent means of access to a street, other than an alley. Such means of access shall have a width throughout of not less than thirty (30) feet or not less than ten (10) feet for each zoning-lot fronting upon it, whichever is greater, except that no width greater than sixty (60) feet shall be required hereby. 44.0400 Height of accessory buildings. Except as specified in Section 45.0900, no detached accessory building or structure in an Rl or R2 District shall exceed the height of the principal building or structure, or fifteen ( 15) feet, whichever is less. 44.0500 Corner-lot requirements. In residential districts when an accessory building is located on a corner-lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said building shall be set back not less than ten feet from the side lot line abutting the street. 44.0000 Accessory buildings. 44.0100 Time of construction. No accessory building or structure shall be constructed on any zoning-lot prior to the time of construction of the principal building to which it is accessory. 45.0000 Bulk regulations. 45.0100 Continued conformity with bulk regulations. 44. 0200 Location of accessory buildings and structures. The maintenance of yards, lot width, recreational space, and lot area legally required for a building shall be a continuing obligation of the owner of such building or of the owner of the property on which the building is located. Furthermore, legally required yards or lot area allocated to one building shall not, by virtue of change of ownership or for any other reason, be used to In residential districts and in the Bl and B2 business districts all accessory buildings and structures, including category "B" and category "C" antennas, as provided in Section 42.0901(B) and 42.0901(C), for which a building permit is required as provided in Section 42.1003, shall be built in the rear yard except when built as part of the principal building or except when said antenSupp. No.11 24.2 �I I I DETROIT ZONING ORDINANCE satisfy yard or lot area requirements for any other building or use. 45 .0200 Division of zoning-lot. I II II Ill Where a lot or zoning-lot is hereafter divided, the division shall be effected in such manner as not to violate the requirements of this Ordinance regarding yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, off-street parking, or off-street loading spaces, applicable to such zoning-lot or any zoning-lot created. 45 .0300 Separate units. ownership of dwelling In an existing residential structure containing more than one dwelling unit, individual units may be conveyed or held under separate ownership without being in violation of this Ordinance. Where such division of ownership is made, the regulations governing yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, and off-street parking or loading, shall be applied to each individual ownership. Yard requirements shall be applied only on those sides of a dwelling unit having exposed walls. Provided, that the buildings and safety engineering department may adjust these requirements upon making a finding that said adjustment wiil not be detrimental to its occupancy or use. 45.0500 Street as part of required yard. 45.0501 Except for yards adjacent to offstreet parking areas, and for yards required by Section 44.0500, where a zoning-lot abuts a public street along its side zoning-lot line, any portion of the adjoining one-half of said street may be utilized to supply a part of the required side yard adjacent to such street, provided that at least four feet of the required side yard shall be on the zoning-lot independently of such adjoining street. 45.0502 Where a zoning-lot is bounded on two opposite sides by public streets, the zoning-lot line fronting on the street having thE> wider right-of-way shall be the front zoning-lot line. If both street rights-of-way are of equal width, the enforcing official shall designate which shall be the front zoning-lot line. In such cases one-half of the width of t he public street opposite the front zoning-lot may be utilized to supply a part of the required rear yard, provided that at least t wenty (20) feet of such required rear yard shall be on the zoning-lot independently of such adjoining street. 45 .0600 Side yard reduction for offsets. That part of the over-all dimension of a building which, through offset or break is located a distance from the side zoning-lot line not less than twice the width of the side yard which would otherwise be required for a building of its overall dimension and height, need not be considered in determining the required width of the side yard. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 541-H, § 1, 2-8-83) 45.0400 Alley as part of lot. Ill § 45.0000 Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for the purpose of computing the area of said zoning-lot. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for purposes of computing the depth or width of any yard adjacent to such alley, provided that at least four feet of each required side yard and twenty (20) feet of the rear yard shall be on the zoning-lot independently of such adjoining alley. 45.0700 Location of required yards. Except as specified in Sections 45.0400 and 45.0500, all yards allocated to a building or dwelling group shall be located on the same zoning-lot as such building or dwelling group. 45.0800 Projections into a required yard. Except for the following specified projections and encroachments, or unless otherwise Supp. No.11 24.3 �§ 45.0000 DETROIT, MICHIGAN 45. 0808(b) Criteria. specified, every part of a required yard shall be open and unobstructed to the sky: 1. Ramps for the handicapped that project into the required front or side yards and which are constructed of material other than masonry or concrete shall be painted or treated to match the color of the exterior trim or siding of the principal building or painted to blend with the exterior landscaping of the lot. 45.0803 Fire escapes, stairways, and balconies which are open and unenclosed, and marquees, may project not more than five feet into a required yard. 2. Open areas underneath ramps for the handicapped shall be screened from view by appropriate shrubbery or raised flower beds or raised berm areas, or their equivalent. 45.0804 Chimneys, pilasters, smokestacks, and window air conditioners not exceeding six square feet in area, may project not more than sixteen inches into a required side yard. 3. In addition to handrails or guardrails as required by the City of Detroit Building Code, ramps for the handicapped shall be provided with a top rail that covers the exposed tops of the support posts or piers. 45.0801 Sills, belt courses, leaders, and similar ornamental or structural features may project into any required side yard for a distance not to exceed fourteen (14) inches. 45.0802 Cornices, eaves, or gutters may project into any required side yard for a distance not to exceed fourteen inches. 45.0805 Unless otherwise specified, access drives leading to accessory off-street parking and loading areas and structures may be located on required yards. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 515-G, § 1, 6-16-70; Ord. No. 350-H, § 1, 10-10-79; Ord. No. 19-89, § 1, 10-25-89) 45. 0900 Exceptions to height regulations. 45 .0806 Unenclosed porches may encroach not more than eight feet into a required front or rear yard; however, no porch shall be constructed within any required side yard, nor shall any other construction be permitted within any required side yard unless specifically mentioned above m this Section 45.0901 Penthouses, elevator penthouses, scenery lofts, towers, cupolas, steeples, domes, flag poles, aeroplane beacons, antennas for which a building permit is not required as provided in Section 42.1001, chimneys, stacks, tanks, and roof structures used for ornamental or mechanical purposes, which located on a roof and collectively not exceeding in gross area thirty (30) percent of the roof area, need not be included in determining the height of a building or structure. 45.0800. 45.0807 Operable private passenger vehicles may be parked on the driveway in only one side yard and the continuation of that side yard into the front yard to the property line, as long as the area is maintained in a dust-free condition at all times. And provided that no mechanical maintenance or vehicular repairs are conducted in this area. (Ord. No. 2-88, § 1, 2-3-88) 45.0901A Antennas for which a building permit is required, as provided in Section 42.1003, need_ n~t be included in determining the height of a bmldmg or structure in the B5 and B6 business zoning districts nor in any industrial zoning district nor in any PCA, TM, or SD2 zoning district. (Ord. No. 2-88, § 1, 2-3-88) 45. 0808(a) Ramps for the handicapped subject to applicable sections of the Detroit Building Code pertaining to such ramps are permitted in rear yards and may project into required front and side yards as a matter of right. In no instance shall any part of such ramps be located nearer than two (2) feet to any property line. Such structures shall be erected and maintained in accordance with the criteria listed in Section 45.0808(b). 45. 0902 Parapet walls may extend not more than five feet above the allowable height of a building. 45. 0903 When located in a residential district or in the Bl, B2, B3, or B4 business districts ' Supp. No. 11 24.4 �DETROIT ZONING ORDINANCE radio antennas and towers as provided for in Section 42.0901 category B may exceed the allowable height regulations on accessory structures but in no case shall the radio tower exceed applicable FCC height limitations or a height of seventy-five (75) feet from established grade, whichever is less. § 47.0000 in a district where it is not permitted under any of the terms of this Ordinance, or any subsequent amendment thereto, it shall be considered a nonconforming use and shall be subject to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. (Ord. No. 2-88, § 1, 2-3-88) 45.1000 Maximum street width. b) A temporary Board grant shall remain in full force and effect until termination of said temporary grant subject to all restrictions and limitations imposed as a condition of said temporary approval. Reconsideration of said temporary grant shall be subject to all terms and regulations of this Ordinance. For the purpose of determining the permissible cubical content of any building or structure, a street more than one hundred and fifty (150) feet in width shall be considered to have a width of one hundred and fifty (150) feet. 45 .1100 Park as part of street. Where a zoning-lot abuts upon a public street for the full width or depth of the lot and there is a public park or other permanent public open space bordering on such street opposite such zoning-lot, a part of such park or open space may be considered as a portion of the street for the purpose of determining the permissible cubical content of a building on such zoning-lot, provided the augmented width of such street shall not be more than one hundred and fifty (150) feet. 47.0000 Off-street parking and loading facilities. 47.0100 Off-street parking requirements. The following regulations shall apply for off-street parking facilities: 47.0101 In all zoning districts, except B5, PC, and PCA Districts, off-street parking facilities for self-propelled passenger vehicles for the use of occupants, employees, and patrons of buildings or uses erected, established, or changed, shall be provided as specified in Sections 47.0105 and 47.0108 of this Ordinance, except as specified in Section 54.0101, and the amount of parking provided shall not subsequently be reduced below the requirements of this Ordinance. 46.0000 Conditional uses, special approval uses, board grants, and site plan approvals, existing on the effective date of this ordinance, under a zoning ordinance effective prior hereto. Where a use or structure exists or has been approved prior to the effective date of this Ordinance as a conditional use, special approval use, Board grant, or site plan approval use either by the Community and Economic Development Department, the Council, the Board, or some combination of these agencies, said use or structure may continue or may be developed as a conforming use subject to all restrictions and limitations made a condition of said approval with the following exceptions: When a building or use does not comply with the off-street parking requirements of this Ordinance and said use is damaged by fire, collapse, explosion, or Act of God, the reconstruction, repairing, or rebuilding and continued use of the building shall be permitted subject to the cost limitation as provided in Sections 57.0000, 65.0800, or 66.0500 of this Ordinance. Where the cost of reconstruction exceeds the limitations of the above stated Sections, off-street parking shall be provided in the amount required for new construction at the date the application a) When a conditional, permanent Board grant, or special approval use is located Supp. No.11 24.5 �§ 47.0000 DETROIT, MICHIGAN for reconstruction is approved, except that any damaged building or use of 2,000 square feet or less, which is non-conforming only in the amount of off-street parking space that is provided, may be reconstructed without providing additional off-street parking. There shall be provided an amount of offstreet parking spaces equal to that required by the new factor being established, as determined under Section 47.0108 of this Ordinance, less 15 percent of the amount of off-street parking spaces required under the prior situation as determined under Section 47.0108 of this Ordinance. Where there is any change in the factors upon which the off-street parking requirements are determined under Section 47.0108 of this Ordinance, resulting in a decrease in the requirements for such off-street parking facilities, the existing spaces provided may be reduced to an amount not less than that required for the use 47.0102 For the purpose of this Ordinance a "Parking Space" shall mean a rectangular space of not less than nine feet by twenty feet (9 ft. x 20 ft.) exclusive of unusable space and drives or aisles giving access thereto, accessible from streets or alleys and usable for storage or parking of self-propelled passenger automobiles. Aisles shall be not less than twenty (20) feet wide for 90 degree parking, eighteen (18) feet wide for 60 degree parking, twelve (12) feet wide for 45 degree parking, and ten (10) feet wide for 30 degree or parallel parking. Angle shall be measured between the centerline of the parking space and the centerline of the aisle. The enforcing official shall interpolate aisle width for all parking arrangements not covered above. 47.0103 Loading space as required in Section 4 7 .0200 of this Ordinance shall not be construed as supplying required off-street parking space. 47.0104 Existing off-street parking facilities provided at the effective date of this Ordinance and actually being used at that date for the parking of automobiles in connection with the operation of an existing building or use shall not hereafter be reduced below, or if already less than, shall not be further reduced below the requirements of this Ordinance for a similar new building or new use except as provided in Section 47.0111. 47.0105 When there is any change in the factors upon which the off-street parking requirements are determined, such as a change in use or an increase in the number of employees, or an increase in floor area, or in any other unit of measurement specified in Section 47.0108 of this Ordinance, which would result in an increase in the requirements for off-street parking facilities, the following shall apply: Supp. No.11 24.6 �DETROIT ZONING ORDINANCE Yard = Length + 2 (height) 6 In no instance, however, shall a side yard be less than five feet. 80.0604 Floor Area Ratio Bonus When Adjacent to a Large Public Open Space or the Detroit River. The floor area ratio may be increased by fifty (50) percent in all instances where the zoning-lot abuts or is across a street, alley, easement, or other public rightof-way, for at least fifty (50) feet, either the Detroit River or a public open space, other than a street right-of-way, which is not less than five acres in area and not less than two hundred feet deep, measured perpendicularly to the common zoning-lot or parcel line. (Ord. No. 541-H, § 1, 2-8-83) 80.0700 Height requirements. Buildings and structures shall comply with height limitations as may be specified in each district. high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the area. Additional related residential uses such as religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. 81 .0100 Uses permitted as a matter of right. 81.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 81.0200. 81.0102 Signs, as regulated by Article XIII 81.0103 Uses accessory to single-family detached dwellings when incidental to and on the same zoning-lot as the principal use 80.0800 Lot coverage requirements. Buildings and structures shall comply with lot coverage limitations as may be specified in each district. (Ord. No. 843-G, § I, 8-14-73) 81.0104 Antennas-Category A, B, and C antennas, as provided in Section 42.0901 neither exceeding twenty-eight (28) square feet in area nor six (6) feet in dish diameter, and category C dish antennas as provided in Section 42.0901 for which a building permit is not required. 80.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. 80.1000 Off-street parking and loading requirements. Antennas for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter located in the rear yard and not exceeding fifteen (15) feet in height from established grade, as regulated by Sections 42.0900-42.1227, 45.0901, and 45.0903. Off-street parking and loading facilities shall be provided in accordance with the regulations set forth in Article IV, Section 47.0000. 81.0000 RI Single-family district. § 81.0000 residential (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) This district is designed to protect and preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a 81.0105 Family day care homes, as defined in Section 32.0042A. Supp. No. II 68.1 (Ord. No. 6-89, § 1, 4-12-89) �§ 81.0000 DETROIT, MICHIGAN but shall not be less than 30 feet in depth. 81.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: f) Driveways, Garages, Parking Spaces: 1. If the dwelling unit to be construct- ed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 20 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. a) The proposed dwelling unit shall generally conform to the adjacent detached dwelling structures relative to floor area, volume and use of materials, the floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurements of an average shall be the eight co11tiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, side yard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permits. c) Where the proposed structure is a single-family detached dwelling and the majority of existing structures are two family detached dwellings, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) Any person, firm, pe.rtnership or corporation, or an officer, department commission, board or bureau of the City or any_ . other agency aggrieved by a dec1s1on of an enforing officer relative to the above compatibility requirements may appeal in writing to the Board of Zoning. Appeals. The Board may modify or wa1ye the requirements of this d) The front and side yards shall be as required in the appropriate sections of this ordinance. e) The rear yard depth shall be within 25 % of the average depth of the rear yards of the eight (8) family units used to calculate the average floor area, as determined under Subsection B above Supp. No.11 68.2 �DETROIT ZONING ORDINANCE section if its finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: (Ord. No. 843-G, § 1, 8-14-73) I § 81.0000 a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. 81 .0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the Rl district upon approval of the buildings and safety engineering department, or council if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions hereinafter listed. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classi fication. 81.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from thP surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear 81 .0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses 81.0303 Non-profit neighborhood centers 81 .0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property t}:iat portion abutting or across an alley or easement from the district boundary comprising a maximum Supp. No.11 68.3 �I DETROIT ZONING ORDINANCE 81. 0700 Height limitations. 82.0100 Uses permitted as a matter of right. Buildings and structures shall comply with the following height limitations: 82.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 81.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Accessory uses I I II II § 82.0000 82.0102 Two-family dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 35' 1 story but not exceeding 15' 82. 0103 Signs, as regulated by Article XIII. 81.0703 Permitted with Approval Uses 82.0104 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Maximum Height Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Public or parochial schools Public utility facilities, without outdoor storage Accessory uses 35' 35' 82.0105 Antennas, subject to the provisions of Section 81.0104. (Ord. No. 2-88, § 1, 2-3-88) 45' 45' 82.0106 Family day care homes, as defined in Section 32.0042A. 35' 1 story but not exceeding 15' (Ord. No. 6-89, § 1, 4-12-89) 81.0800 Lot coverage. 82.0200 Compatibility requirements. 81.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots ofless than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: a) Single and two-family construction: 1. 2. 81.0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. 82.0000 R2 Two-family residential district. This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. b) Supp. No.11 73 The proposed single-family detached dwelling unit shall comply with those requirements stated in Article VIII, Section 81.0200. The proposed two-family dwelling unit shall generally conform to the adjacent two-family structures relative to floor area, volume and use of materials. The floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. The floor area of the proposed unit shall be no less than 90% of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurement of an average �§ 82.0000 DETROIT, MICHIGAN shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. c) garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. g) The front yard, sideyard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed, on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permit. Where the proposed structure is a two-family detached dwelling unit and the majority of existing structures are single-family detached dwelling units, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) d) The front and side yards shall be as required in appropriate sections of this ordinance. e) The rear yard depth shall be within 25% of the average depth of the rear yards of eight (8) family units used to calculate the average floor area as determined under Sub-section b above, but shall not be less than 30 feet in depth. f) Driveways, Garages, Parking Spaces: 1. If the dwelling ~nit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 30 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer relative to the above compatibility requirements may appeal in writing to the board of zoning appeals, the board may modify or waive the requirements of this section if it finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 82.0300 Permitted with approval uses. The following uses, and uses accessory . thereto, shall be permitted in the R2 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. Supp. No.11 74 �DETROIT ZONING ORDINANCE within the dwelling, the rear, or from a side entrance which is adjacent to a non-residential district. b) No external alteration to the dwelling shall be permitted which is not customary in residential buildings. 2. 3. 4. c) No parking or storage of commercial vehicles on the premises. I 5. d) No articles are sold excepting those produced on the premises. e) No exterior display, or display of goods visible from outside the dwelling is permitted. f) § 83.0000 b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially op erated vocational or trade schools Non-profit neighborhood centers C. Uses similar to the above specified uses 83.0108 Signs as regulated by Article XIII. 83.0109 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) No unreasonable use of lights, or nighttime operations shall be permitted. g) Signs shall be classified and permitted in accordance with the provisions of Article XIII. 83.0110 Antennas, subject to the provisions of Section 81.0104. (Ord. No. 2-88, § 1, 2-3-88) h) No such home occupation shall be noxious or offensive by reason of emission of noise, vibration, smoke, dust or other particulate matter, odorous matter, heat, humidity, glare, refuse, or other objectionable emissions. 83.0111 Family day care homes, as defined in Section 32.0042A. (Ord. No. 6-89, § 1, 4-12-89) 83.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R3 district upon approval by the buildings and safety engi ·neering.department, or board of zoning appeal s if specified, and subject to compliance with the provisions and standards as set forth in Article Vl, Section 65.0000 and to all conditions as hereinafter listed. 83.0106 Child caring institutions, child care centers, and boarding schools. (Ord. No. 6-89, § 1, 4-12-89) 83.0107 The following residentially related uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues 83.0301 Adult foster care facility as regulated by Section 84.0308. 83.0302 Repealed. 83. 0303 Cemeteries including those containing mausoleums, crematories, or columbaria; provided that a written report of the department's decision shall be filed with the board of zoning appeals, which shall become final thirty (30) days after the filing thereof unless within that time a protest against such decision is filed with the board of zoning appeals signed Supp. No.11 81 �DETROIT, MICHIGAN § 83.0000 required under Section 4 7 .0100 of this ordinance, and further provided: by the applicant or by an owner of property within three hundred (300) feet of the premises in question. In such event the board of zoning appeals shall approve or disapprove such use. A) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, where the principal building is located on the rear onehalf of the lot, a front yard twenty (20) feet in depth shall be provided. 83.0304 Repealed. 83. 0305 Repealed. 83.0306 Fire stations. Fraternity or sorority houses. B) 83.0307 Repealed. 83.0308 Repealed. 83.0309 Repealed. A side yard at least ten (10) feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. C) An opaque fence or wall of wood or masonry construction, not less than four (4l feet in height nor more than six (6) feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. 83.0310 Repealed. 83.0313 Multiple-family dwellings in which fifty (50) per cent or more of the units are efficiency units. 83.0314 Non-profit educational institutions other than penal or correctional units or trade schools. 83.0315 Off-street parking on the following described property and subJect to the enumerated conditions: Where a zoninglot abuts or is separated by an alley or easement along its side zoning-lot line from a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement that is not less than thirty (30) feet wide nor more than seventy l70) feet wide, as measured from the district boundary at a point twenty (20) feet distance from the front line of rectangular-shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of eight thousand five hundred (8,500) square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as Supp. No.11 82 D) A wall, four (4) feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. E) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six (6) inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. F) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maint~ined in a healthy, neat, and orderly condi t1on at all times. If necessary to properly maintain the lawn or other ornamental hor- ~ �I DETROIT ZONING ORDINANCE I ' ' H) I) The parking area shall be provided with pavement having an asphaltic or portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be granted and drained in conformance with the requirements of the city plumbing code so as to dispose of all surface water accumulation with[in] the parking area. Open parking lots for private passenger vehicles, when located on a separate zoninglot and not involving any trade, business, profession, or occupation, and when accessory to uses permitted in this district, and subject to compliance with the following: If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. A) Signs shall be classified and permitted in accordance with the provisions of Article XIII. J) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. A B) A side yard at least ten (10) feet wide shall be provided on each side, except that side which abuts an alley or nonresidentially zoned property in which case no side yard is required. K) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the parking area. Where no alley exists, and it is impossible or irnpractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be res ti icted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. L> 83.0000 where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this ordinance. ticultural materials, a water bib or other means of supplying water shall be provided. G) § C) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. D) An opaque fence or wall of wood or masonry construction not less than four (4 ;, feet in height nor more than six (6) feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoninglot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. E) In all instances where a wall or fence is required, said wall or fence shall be pro- Where application of the width or area restrict.ions of this section prohibit the use of an entire wning-lot which was in single ownership on the effective date of this ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distance from the front line or an area of less than four thousand (4,000) square feet. M) The buildings and safety engineering de- partment may modify these requirements Supp. No.11 83 I �§ DETROIT, MICHIGAN 83.0000 mJurious to the contiguous property and will not have detrimental effect on the surrounding neighborhood, and further, such pre-release adjustment center shall be at least five hundred (500) feet away from the nearest point of an elementary, middle, junior high, or senior high school site, and provided, that such pre-release adjustment center shall be located along or within two hundred (200) feet of a major or secondary thoroughfare, as designat.ed on the master plan of trafficways, unless such locational requirement is specifically modified by the buildings and safety engineering department after finding that such waiver will not be injurious to the contiguous property, and will not have a detrimental effect on the surrounding neighborhood, and will not be contrary to the intent of this ordinance. tected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six (6) inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. F) The location of all entrances and exits shall be determined or approved by the department of streets and traffic [department of transportation]. G) The parking area shall be provided with pavement having an asphaltic or portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the city plumbing code so as to dispose of all surface water accumulation within the parking area. Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the master plan as nonresidential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. Where possible, such pre-release adjustment center shall not occupy an entire building, but should preferably share such building with other permitted uses of service or benefit to the neighborhood in which said building is located; however, no pre-release adjustment center shall have a service capacity in excess of fifty (50) persons. 83.0316 Police stations. Pre-release adjustment centers provided, such centers do not have a capacity in excess of fifty (50) persons, and are located at least one thousand (1,000) feet away from any existing or approved pre-release adjustment center, adult foster care or substance abuse facility unless such distance requirement is specifically waived by the buildings and safety engineering department after finding that such waiver will not be (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83) 83.0317 Antennas, subject to the provisions of Section 81.0313. (Ord. No. 2-88, § 1, 2-3-88) 83. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 83.0401 Uses Permitted as a Matter of Right Single-family detached dwellings Two-family dwellings Group of attached town houses Supp. No.11 84 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 50' 60' 70' �I • I I I DETROIT ZONING ORDINANCE Minimum Zoning-Lot Area Each town house Multiple-family dwellings Child caring institutions, child care centers, and boarding schools -Religious institutions, except detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers (Ord. No. 6-89, § 1, 4-12-89) § 83.0000 Minimum Zoning-Lot /Width 2,000 sq. ft. 7,000 sq. ft. 20' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0403 Permitted with Approval Uses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Multiple-family dwellings in which 50 percent or more of the units are efficiency units Rooming houses 83.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: Supp. No.11 84.1 �I I I I I I I I DETROIT ZONING ORDINANCE § 84.0000 Max. FAR 1 Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Rooming houses 1 Min. RSR 1 .70 .70 .70 .12 See Sections 80.0601 and 80.0602 for formulas . 83. 0800 Lot coverage. 84.0100 Uses permitted as a matter of right. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirtyfive (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided that on the zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 84.0101 Single-family detached dwellings 84.0102 Two-family dwellings 84.0103 Town houses-maximum often in any group of attached town houses 84-0104 Multiple-family dwellings Lofts 84.0105 Rooming houses 84.0106 Fraternity or sorority houses 84-0107 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 84.0108 Child caring institutions, child care centers and boarding schools (Ord. No. 6-89, § 1, 4-12-89) 84.0109 The following residentially related uses: A. Open uses 1. 84.0000 R4 Thoroughfare residential district. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized, primarily, by rental apartment dwellings. Uses permitted as a matter of right include multiple family dwellings, single and two-family dwellings, and certain other residentially related uses which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. 2. 3. B. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings Community facilities 1. Religious uses as follows: a) b) Supp. No.11 87 Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses �DETROIT, MICHIGAN § 84.0000 c) 2. 3. 4. 5. C. 45.0901, provided that the height and area of the antenna structure shall not exceed the height and area of the roof structure already exempt from height regulations. Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers (Ord. No. 2-88, § 1, 2-3-88; Ord. No. 2-89, § 1, 2-22-89) 84.0114 Family day care homes, as defined in Section 32.0042A. Uses similar to the above specified uses 84.0110 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g. (Ord. No. 6-89, § 1, 4-12-89) 84. 0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted in the R4 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 84.0111 Signs, as regulated by Article XIII. 84.0112 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 84. 0113 Antennas-Category A, B, and C antennas, as provided in Section 42.0901 neither exceeding twentyeight (28) square feet in area nor six (6) feet in dish diameter. Antennas for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter, located in the rear yard and not exceeding fifteen (15) feet in height from established grade, as regulated by Sections 42.0900-42.1227, 45.0901, and 45.0903. Antennas for which a building permit is required, as provided in Section 42.1003, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter, which are proposed to be erected farther than forty (40) feet from any Rl, R2 or R3 zoning district on the roof of a building exceeding seventy-five (75) feet in height from established grade, provided that the roof already holds a penthouse or elevator penthouse or scenery loft or parapet or tower or cupola or dome or chimney or stack or tank already excepted from height regulations as provided in Section 84.0301 Fire or police stations 84.0302 Hospitals, sanatoriums, convalescent, nursing, or rest homes 84.0303 Medical or dental clinics 84.0304 Motels or hotels, as regulated by Section 66.0000 84.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools 84.0306 Non-profit private clubs, lodges, or similar uses 84.0307 Public utility facilities without outdoor storage when operating requirements necessitate location within an R4 District in order to serve the immediate vicinity 84. 0308 Adult foster care facility, provided that such adult foster care facility shall be at least three thousand (3,000) feet away from any existing or approved adult foster care facility unless such distance requirement is waived or modified by the buildings and safety engineering department after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the Supp. No.11 88 �II - DETROIT ZONING ORDINANCE § 84.0000 feet in dish diameter is to be located within forty (40) feet of any Rl, R2 or R3 zoning district, said antenna shall not exceed thirty five (35) feet in height from established grade; surrounding neighborhood; after having complied with the provisions of Section 65.0000 of this ordinance 84. 0309 Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department b) That the excess height shall not negatively impact the safety, aesthetics, or property values of contiguous or surrounding property; c) That the antenna structure and installation comply with all applicable structural and safety standards; (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83) 84.0310 Antennas, for which a building permit is required, exceeding twenty-eight (28) square feet in area or exceeding six (6) feet in dish diameter and exceeding fifteen (15) feet in height from established grade and located in or projecting into the rear yard or affixed to the roof of a structure, as regulated by Sections 42.0900--42.1227, 45.0901, and 45.0903 provided that the following findings are made: d) That the applicant has satisfactorily demonstrated that siting a dish antenna in the rear yard at a height not exceeding fifteen (15) feet above established grade would result in the obstruction of the antenna's reception window; and e) That such obstruction involves factors beyond the control of the applicant. a) That said antenna shall not exceed seventyfive (75) feet in height from established grade, or the height limitation for principal structures, whichever is greater; or in the event a proposed antenna exceeding twenty-eight (28) square feet in area or exceeding six (6) (Ord. No. 2-88, § 1, 2-3-88) 84. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated us~s: 84.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwelling Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Detached rectories, parsonages, or parish houses Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 5,000 6,000 7,000 2,000 7,000 7,000 7,000 (Ord. No. 6-89, § 1, 4-12-89) Supp. No.11 89 sq. sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. ft. 50' 55' 70' 20' 70' 70' 70' 7,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 84.0000 DETROIT, MICHIGAN 84.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Minimum Zoning-Lot Width 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 84. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 1 Side Yards 1 Rear Yard 20' 20' 20' 20' 14' combined 4'minimum Formula A Formula A Formula A Formula B 30' 30' 30' 30' 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' Front Yard Side Yard 1 Rear Yard 30' See Section 80.0603 for formulas. 84.0503 Permitted with Approval Uses Fire or police stations Public utility facilities, without service of storage yards Medical or dental clinics 1 See Section 80.0603 for formulas. Supp. No. 11 90 20' 15' each 30' 20' 20' 15' each Formula B 30' 30' �DETROIT ZONING ORDINANCE Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or other similar uses Motels or hotels § 84.0000 Front Yard Side Yard 1 Rear Yard 20' Formula B 30 20' Formula B 30' 20' 20 1 Formula B Formula B 30' 30' 1 84. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar accessory uses in the R4 District. 84.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 84.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses One story but not exceeding 15' 1 Max. FAR 1 Min. RSR1 1.00 1.00 1.00 1.00 .10 .10 35' 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. Supp. No.11 91 �§ 84.0000 DETROIT, MICHIGAN 84. 0603 Permitted with Approval Uses Max. FAR 1 Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Hospitals, sanatoriums, convalescent, nursing, or rest homes 1 Min. RSR 1 1.00 1.00 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. 84. 0800 Lot coverage. will be the rental apartment structure. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirtyfive (35) per cent of the area of the zoning-lot; provided, that on zoning-lots of less than four thousand (4,000) square feet in area, the allowable percentage of lot coverage may be increased by one per cent for each one hundred (100) square feet by which the area of the zoning-lot is less than four thousand (4,000) square feet, with a maximum coverage in any such case not in excess of forty-five (45) per cent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirtyfive (35) per cent of the area of the zoning-lot; provided, that on zoning-lots of less than four thousand three hundred (4,300) square feet in area, the allowable percentage of lot coverage may be increased by one per cent for each one hundred (100) square feet by which the area of the zoninglot is less than four thousand three hundred (4,300) square feet, with a maximum coverage in any case not in excess of forty-five (45) per cent. 85.0100 Uses permitted as a matter of right. 85.0101 Single-family detached dwellings 85.0102 Two-family dwellings 85.0103 Town houses-maximum of twelve (12) in any group of attached town houses 85.0104 Multiple-family dwellings Lofts 85. 0105 Medical or dental clinics 85.0106 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 85.0107 Child caring institutions, child care centers, and boarding schools (Ord. No. 6-89, § 1, 4-12-89) 85.0108 Rooming houses 85.0109 Fraternity or sorority houses 85.0110 Non-profit educational institutions other than penal or correctional institutions or trade schools 85.0000 R5 Medium density residential district. This district is designed to provide for a range of residential development from the single-family detached dwelling to medium-density multiplefamily dwellings. The primary use in this district 85.0111 Non-profit private clubs, lodges, or similar uses Supp. No. 11 92 �DETROIT ZONING ORDINANCE 85.0112 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g § 85.0000 the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 85.0113 Hospitals, sanatoriums, convalescent, nursing, or rest homes 85.0117 Antennas, subject to the provisions of Section 84.0113. (Ord. No. 2-88, § 1, 2-3-88) 85.0114 Use Group I, which shall be limited to the following uses: 85.0118 Family day care homes, as defined in Section 32.0042A. A. Open uses 1. a) b) c) d) 2. 3. (Ord. No. 6-89, § 1, 4-12-89) The following non-commercial recreational uses: 85. 0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R5 district upon approval by the buildings and safety engineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) b) c) 2. 3. 4. 5. Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards a) b) c) d) 6. 85.0301 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing services as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: a) Electric transformer sub-stations Gas regulator stations Water works, reservoirs, pumping stations, or filtration plants Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 85.0115 Signs, as regulated by Article XIII. 85.0116 Uses accessory to any of the above permitted uses when incidental to and on Supp. No.11 93 Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiple-family dwellings, or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. �§ DETROIT, MICHIGAN 85.000 b) 85. 0306 Trailer courts, not including sales or Establishments for the sale of beer or in• toxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants, which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiple• family dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. service, and provided, that a written report of the department's decision shall be filed with the board of zoning appeals, which shall become final thirty (30) days after the filing thereof unless within that time a protest against such decision is filed with the board of zoning appeals signed by the applicant or by an owner of property within three hundred (300) feet of the premises in question. In such event the board of zoning appeals shall approve or disapprove such use. 85. 0307 Adult foster care facilities, subject to compliance with all of the provisions of Section 84. 0308 except as may be adjusted by the buildings and safety engineering department. 85.0302 Fire or police stations (Ord. No. 539-H, § 1, 2•8-83; Ord. No. 541-H, § 1, 2-8-83) 85.0303 Marinas 85. 0304 Motels or hotels as regulated by Sec• 85. 0308 Antennas, subject to the provisions of tion 66.0000 Section 84.0310. 85. 0305 Parking structures (Ord. No. 2•88, § 1, 2•3-88) Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department. 85.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 85.0401 Use permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Medical or dental clinics Multiple-family dwellings Child caring institutions, child care centers, and boarding schools Rooming houses Fraternity or sorority houses Non•profit educational institutions other than penal or correctional institutions or trade schools 5,000 sq. 6,000 sq. 7,000 sq. 1,800 sq. 7,000 sq. 7,000 sq. Supp. No. 11 94 Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 50' 55' 70' 18' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 7,000 sq. ft. 70' �II - DETROIT ZONING ORDINANCE Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers § 85.0000 Minimum Zoning-Lot Area 7,000 sq. ft. Minimum Zoning-Lot Width 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' (Ord. No. 6-89, § 1, 4-12-89) 85.0403 Permitted with Approval Uses i1inimum Zon ing-Lot .A.,. c•a Motels or hotels Trailer courts, not including sales or service :dinimum Zo ntnf;f-Lot ,~~;dth 1. 'JOO sq. ft. "'~vo (2) acres per trailer "ourt and at ;east 3,000 '3 q. n. per ~railer space "'ourt must have at 1east 100 feet or· frontage on a major thoroughfare and eacn trader space mm;t be at least .30 feet wide as mea'-ured at a point 20 feet from the primary access drive 85. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 85.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Homes, centers or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Supp. No. 11 95 Side Yards 1 Rear Yard 20' 14' combined 4' minimum 30' 20' 20' 20' Formula A Formula A Formula B 30' 30' 30' 20' 20' 20' Formula B Formula A Formula B 30' 30' 30' �§ 85.0000 DETROIT, MICHIGAN Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Front Yard Side Yard/ Rear Yard 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' Front Yard Side Yards 1 Rear Yard 20' 20' 20' 20' 20' 15' each 20' each Formula B 2 Formula B 25' each 85.0503 Permitted with Approval Uses Fire or police stations Marinas Motels or hotels Parking structures Trailer courts 30' 30' 512 30' 1 See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 2 85. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R5 District. Buildings or structures accessory to uses first permitted in the R5 District shall comply with the following minimum requirements: Buildings or Structures Accessory to: Trailer courts Side Yards Rear Yard 50' each 50' 85.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 85.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 1 35' See Sections 80.0601 and 80.0602 for formulas. Supp. No. 11 96 Max. FAR Min. RSR 1 �§ 85.0000 DETROIT ZONING ORDINANCE Max. Ht. Town houses Multiple-family dwellings Medical or dental clinics Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Public utility facilities, without service or storage yards Accessory uses to: single-family dwellings; twofamily dwellings, detached rectories, parsonages, or parish houses Max. FAR Min. RSR 1 1.50 1.50 1.50 .085 1.50 1.50 1.50 .085 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 One story but not exceeding 15' 85. 0603 Permitted with Approval Uses Max. FAR 1 Motels or hotels Parking structures Fire or police stations 1 Min. RSR1 1.50 1.50 1.50 See Sections 80.0601 and 80.0602 for formulas . 85. 0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoninglot; provided, that on zoning-lots ofless than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in exSupp. No.11 cess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoninglot; provided, that on zoning-lots ofless than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. �§ DETROIT, MICHIGAN 86.0000 86.0000 R6 High density residential district. 86.0112 Use Group I, which shall be limited to the following uses: A. Open uses This district is designed as a high-density multipledwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large city parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially related uses, and will permit certain specified service and conveniencetype commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 1. a) b) c) d) 2. 3. B. 1. 86.0101 Town houses-maximum of twelve (12) in any group of attached town houses 2. 3. 4. 86.0102 Multiple-family dwellings Lofts 86.0103 Medical or dental clinics 5. 86.0104 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 86. 0106 Fraternity or sorority houses Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards d) 6. C. 86. 0108 Child caring institutions, child care centers, and boarding schools § Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings a) b) c) 86.0105 Rooming houses 86.0107 Non-profit educational institutions other than penal or correctional institutions or trade schools Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Community facilities 86. 0100 Uses permitted as a matter of right. (Ord. No. 6-89, The following non-commercial recreational uses: Electric transformer sub-stations Gas regulator stations Water works, reservoirs, pumping stations, or filtration plants Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses 86.0113 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: 1, 4-12-89) 86. 0109 Hospitals, sanatoriums, convalescent, nursing, or rest homes 86.0110 Non-profit private clubs, lodges, or similar uses 86.0111 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g Supp. No. 11 98 �ii II II DETROIT ZONING ORDINANCE § 86.0000 86.0117 Family day care homes, as defined in Section 32.0042A. a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. (Ord. No. 6-89, § 1, 4-12-89) 86.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R6 District upon approval by the buildings and safety eLgineering department, or board of zoning appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 86.0301 Single or two-family dwellings 86.0302 Fire or police stations 86. 0303 Marinas 86. 0304 Motels or hotels as regulated by Section 66.0000 86. 0305 Parking structures 86. 0306 Adult foster care facilities, subject to compliance with all of the provisions of Section 84.0308 except as may be adjusted by the buildings and safety engineering department 86. 0307 Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83) 86. 0308 Antennas, subject to the provisions of Section 84.0310. 86.0114 Signs, as regulated by Article XIII (Ord. No. 2-88, § 1, 2-3-88) 86.0115 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 26-85, § 1, 7-17-85) 86.0116 Antennas, subject to the provisions of Section 84.0113. (Ord. No. 2-88, § 1, 2-3-88) Supp. No.11 99 �§ 86.0000 DETROIT, MICHIGAN 86. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 86.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Group of attached town houses Each town house Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 7,000 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 70' 18' 70' 70' 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70 ' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 70' 50' 55' (Ord. No. 6-89, § 1, 4-12-89) 86. 0403 Permitted with Approval Uses Hotels or motels Single-family detached dwellings Two-family dwellings 868. 0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: Supp. No.11 100 �II II DETROIT ZONING ORDINANCE § 86.0000 86.0501 Uses Permitted as a Matter of Right Front Yard II - Detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools, for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs; lodges or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yards 1 Rear Yard 20' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula B Formula A Formula B 30' 30' 30' 30' 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 86. 0503 Permitted with Approval Uses Front Yard Hotels or motels Fire or police stations Parking structures Marinas Single-family detached dwellings; two-family dwellings 20' 20' 20' 20' 20' Side Yards 1 Formula B 15' each Formula B 2 20' each 14' combined 4' minimum Rear Yard 30' 30' 512 30' 1 See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half its length a building conforming as to use which itself has no rear at the point of abutment. 2 86.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R6 District. For structures accessory to marina uses the following minimum requirements shall be observed: 1) Front yard-20' 2) Side yards-20' each Supp. No.11 101 �§ 86.0000 DETROIT, MICHIGAN 86.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 86.0601 Uses Permitted as a Matter of Right Max. Ht. Detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or reaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Public utility facilities, without service or storage yards Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: Detached rectories, parsonages, or parish houses Max. FAR 1 Min. RSR1 35 2.00 2.00 2.00 2.00 2.00 .07 .07 2.00 2.00 2.00 2.00 2.00 II I I 2.00 2.00 2.00 2.00 One story but not exceeding 15' 86. 0603 Permitted with Approval Uses Max. Ht. Single-family detached dwellings; two-family dwellings Hotels or motels Parking structures Fire or police stations Accessory uses to: Single or two-family dwellings 1 Max. FAR 1 35' 2.00 2.00 2.00 One story but not exceeding 15' See Sections 80.0601 and 80.0602 for formulas . Supp. No.11 102 Min. RSR 1 I I �II ll DETROIT ZONING ORDINANCE 86.0800 Lot coverage. § 90.0000 indicated under the conditions specified or any other conditions as may be required by the buildings and safety engineering department or board of zoning appeals in accordance with the provisions of Article VI, Section 65.0000. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. (Ord. No. 541-H, § 1, 2-8-83) 90.0400 Lot size requirements. Where necessary, minimum zoning-lot sizes are specified for uses permitted as a matter of right and permitted with approval in the zoning district regulations in this Article. In addition, the following regulations shall be observed: 90.0401 No use shall be established after the effective date of this Ordinance on a zoning-lot which is smaller in area or width than prescribed hereinafter for such use in the zoning district in which it is to be located, except that this provision may be modified for permitted residential uses in accordance with the provisions of Article VIII, Section 80.0400. 90.0402 Lot width shall be measured at the front line of the zoning-lot excepting for residential uses where lot width shall be measured at a distance of twenty (20) feet from the front zoning-lot line. ARTICLE IX. BUSINESS DISTRICTS 90.0000 General requirements. 90.0500 Yard requirements. 90.0100 Uses permitted as a matter of right . Where specified, yards shall be provided as set forth under each zoning district as hereinafter indicated or as may be required by the buildings and safety engineering department and shall be unobstructed from the ground level or other specified level to the sky, except as permitted in Article IV, Section 45.0800. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 90.0501 The required depth of front yards for zoning-lots used for residential purposes may be reduced or shall be increased in accordance with the provisions of Article VIII, Section 80.0501. Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing such non-conforming uses. 90.0502 Where business uses are situated on through-lots so that the rear of the business structure is opposite the front yard of residential structures, the rear wall of the commercial structure shall be finished with 90.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts Supp. No. 11 103 �§ 90.0000 DETROIT, MICHIGAN 91.0100 Uses permitted as a matter of right. brick or a similar veneer. Parking, service, or other open spaces at the rear of the structure shall be maintained in a neat and orderly condition. Use Group I, which shall be limited to the following uses: 90. 0503 Where a dwelling unit is erected, located, or placed above another type of use in a B2 or B4 District, no yards shall be required for the dwelling unit except a rear yard which may begin at the lowest floor occupied for dwelling purposes. A. Open uses 1. The following non-commercial recreational uses: a) b) c) d) (Ord. No. 541-H, § 1, 2-8-83) 90. 0600 Building bulk limitations. Building bulk limitations, where utilized, are usually expressed as stated in Article VIII, Section 80. 0600. 2. 3. 90. 0700 Height requirements. B. Buildings and structures shall comply with the height limitations as may be specified in each district. Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings Community facilities 1. Religious uses as follows: a) 90. 0900 Signs. b) Signs shall be classified and permitted in accordance with the provisions of Article XIII. c) 90.1000 Off-street parking and loading requirements. 2. 3. 4. Off-street parking and loading facilities shall be provided in accordance with the provisions set forth in Article IV, Section 47.0000. 5. 91.0000 Bl Restricted business district. The B 1 District is designed to provide an adequately controlled transition in land use from residential to business and commercial uses and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and commercial, subject to possible adjustment by the buildings and safety engineering department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housinf;, a lot line wall is required of nonresidential uses where adjacent to resident property, again with provision for buildings and safety engineering department adjustment where desirable. 6. C. Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Churches, chapels, temples, or synagogues Rectories, parsonages, or parish houses Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards, including the following: a) Electric transformer substations b) Gas regular stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses Adult foster care facility Antennas, subject to the provisions of Section 84.0113 Business or professional offices Banks Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 541-H, § 1, 2-8-83) Supp. No. 11 104 I 1 �DETROIT ZONING ORDINANCE Institutions of an educational character other than penal or correctional institutions or trade schools Medical or dental clinics Parking lots or parking structures for private passenger vehicles Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses Research laboratories, excepting those utilizing large animals Signs as regulated in Article XIII Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. § 91.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h Town houses Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Lofts Single- or two-family dwellings combined in structures with permitted commercial uses Rooming houses Hotels or motels as regulated by Section 66.000C Fraternity or sorority houses Pohce or fire stations or other public buildings or public uses not enumerated in Use Group : Pre-release adjustments centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the Buildings and Safety Engineering Department. Antennas, subject to the provisions of 84.0310. (Ord. No. 539-H, § 1, 2-8-83; Ord. No. 2-88, § 1, 2-3-88; Ord. No. 6-89, § 1, 4-12-89) (Ord. No. 2-88, § 1, 2-3-88 ) 91.0300 Permitted with approval uses. 91.0400 Lot size requirements. The following uses, and uses accessory thereto, shall be permitted by the Buildings and Safety Engineering Department subject to compliance with the provisions and standards as set forth in Sections 65.0000: Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 91.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. Use Group I Child caring institutions, child care centers, and boarding schools Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses (Ord. No. 6-89, § 1, 4-12-89) Supp. No.11 105 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 91.0000 DETROIT, MICHIGAN 91.0403 Permitted with Approval Uses Minimum Zoning-Lot Area 5,000 6,000 7,000 1,800 7,000 7,000 7,000 7,000 Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Hotels or motels Fraternity or sorority houses sq. sq. sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 70' 70' 91 .0500 Yard requiremen.ts. Yards shall be provided for each use in accordancr.. with the following minimum requireme!"!t,s: 91 .0501 Uses Permitted as a Matter of Right Front Yard Group I Side Yards 1 Rear Yard Yard requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0501. 20' Formula A 2 30' 2 All other uses permitted as a matter of right 91.0503 Permitted with Approval Uses Single- or two-family dwellings 20' All other uses permitted with approval 20' Provided, that the buildings and safety engineering department may adjust or waive the requirements of Section 91.0501 and 91.0503 to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that existing structures and uses provide lesser yards or no yards, and upon mak• 14' combined 4' minimum Formula A 30' 30' ing a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. (Ord. No. 541-H, § 1, 2-8-83) J 1 See Section 80.0603 for formulas. No rear yard required for parking lots. Parking structures shall provide side and rear yards of five feet with permitted exceptions as indicated in Section 85.0503. 2 Supp. No.11 106 J �II ll DETROIT ZONING ORDINANCE 91.0600 Building bulk limitations. adjacent to the wall or fence is used for parking purposes, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. No fence or wall shall be required on that portion of the zoning-lot line where there is a building serving the same purpose. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 91 .0603 Permitted with Approval Uses Maximum FAR' Multiple-family dwellings 1 § 92.0000 1.00 See Section 80.0601 for formulas. 91.0802 Vehicular access to the premises shall be permitted only by way of the front or side of the zoning-lot, except for vehicles servicing the premises. 91 .0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The buildings and safety engineering department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: 92.0000 B2 Local business and residential district. The B2 Local Business and Residential District provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic generating and traffic oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; 92.0100 Uses permitted as a matter of right. 92.0101 Adult foster care facilities, subject to c) That existing structures and uses will not be adversely affected by such height increase. compliance with all of the provisions of Section 84.0308 92.0102 Antennas, subject to the provisions of (Ord. No. 541-H, § 1, 2-8-83) 84.0113. 91.0800 Site regulations. (Ord. No. 2-88, § 1, 2-3-88) All non-residential uses hereafter established in a Bl District shall comply with the following regulations; provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that no adjacent or abutting properties will be adversely affected by such adjustment. 92.0105 Banks, except those having drivein facilities Business or professional offices 92.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 91.0801 There shall be provided an opaque fence or wall of wood or masonry construction not less than four nor more than six feet in height along all lot lines abutting or adjacent to nsidentially zoned or developed property; provided, that if the Bl zoned property 92.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning Supp. No.11 107 �DETROIT, MICHIGAN § 92.0000 92.0191 Use Group I, which shall be limited to the following uses: 92.0130 Greenhouses or nurseries with stock for retail sales, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers A. Open uses 1. The following non-commercial recreational uses: a) b) c) d) 92.0135 Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes 2. 3. (Ord. No. 6-89, § 1, 4-12-89) 92.0140 Institutions, of an educational character other than penal or correctional institutions or trade schools Golf courses Outdoor tennis courts Ice skating rinks Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, semi naries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service of storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants. d) Telephone exchange buildings 6. Non-profit neighborhood centers 92.0155 Medical or dental clinics 92.0160 Newspaper distribution stations 92.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel truck, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted this Zoning District Parking structures Personal Service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses C. Uses similar to the above specified uses 92.0173 Radio 1 television, or household appliance repair shops Research laboratories, excepting those utilizing large animals 92.0197 Uses similar to the above specified I uses 92.0198 Uses accessory to any of the above 92.0180 Signs as regulated in Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise permitted uses when incidental to and on the same zoning-lot as the_principal uae. Supp. No. 11 108 I �DETROIT ZONING ORDINANCE (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228H, § 1, 12-14-77; Ord. No. 539-H, § 1, 2-8-83) § 92.0000 92.0359 Multiple-family dwellings, containing non-residential uses as specified in Article VIII, Section 86.0113 92. 0365 Offices or shops for pl um bing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provid,3d that the size of the building shall be limited to a maximum floor area of 6,000 square feet. All truck parking shall be screened from view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 92. 0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the buildings and safety engineering department or, upon appeal, by the board of zoning appeals, and subject to compliance with provisions and standards as set forth in Article VI, Section 65.0000: 92. 0302 Repealed 92. 0303 Antennas, subject to the provision[s] of 84.0310. (Ord. No. 2-88, § 1, 2-3-88) 92.0370 Photo engraving. The building size shall not exceed 4,000 sq. ft. Police or fire stations or other public buildings or uses not enumerated in Use Group I Printing or engraving. The building size shall not exceed 6,000 sq. ft. Pre-release adjustment centers, subject to compliance with all of the provisions of Section 83.0316 except as may be adjusted by the buildings and safety engineering department 92.0305 Banks having drive-in facilities Blueprinting shops, the building size shall not exceed 4,000 sq. ft 92.0310 Confection manufacturing and bakeries which shall include retail sales. The building size shall not exceed 6,000 sq. ft 92.0315 Dental, surgical or optical goods manufacturing. The building size shall not exceed 4,000 sq. ft 92.0375 Radio or television stations Rooming houses 92. 0325 Fraternity or Sorority houses 92.0335 Handcraft jewelry manufacturing. The building size shall not exceed 4,000 sq. ft. Hotels or motels as regulated by Section 66.0000 92. 0379A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to the following requirements except as may be adjusted by the buildings and safety engineering department 92. 0337 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 92. 0340 Indoor commercial recreation, excluding poolhalls, public dance halls, taxi dance halls and arcades a) 92. 0350 Lithographing. The building size shall not exceed 4,000 sq. ft. 92. 0352 Lofts 92. 0355 Mortuary Supp. No.11 109 Freeway-type metal bumper guards, eighteen (18) inches in height shall be installed and properly maintained along the entire length of the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed prop- �§ 92.0000 DETROIT, MICHIGAN residentially zoned or developed property. erty, except where the restaurant building is located on this line, or except across necessary points of ingress and egress where the parking spaces to serve an existing building are accessible only via crossing this property line. b) c) Concrete curbing, six (6) inches in height shall be properly placed and maintained along or parallel to the outside edges of parking areas or driveways, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. f) Exhaust and filtration systems from food preparation areas shall be installed a~te: review by the Air Pollution Control D1v1sion, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of three (3) parking spaces shall be provided for the first one thousand (1000) square feet of gross floor area of the restaurant building, plus one (1) additional parking space for each one hundred (100) square feet in excess of the first one thousand square feet. i) Food consumption upon the premises outside the restaurant building shall be prohibited, and, where deemed advisable by the enforcing official to assure compliance with this prohibition, the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. Such signs shall be posted within the building near the checkout counter of the restaurant and also within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. All outside trash receptacles shall be located within an enclosure constructed of opaque masonry materials a minimum of four (4) feet and a maximum of six (6) feet in height and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of par king lots. e) g) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. 92. 0379B Restaurants, carry-out, when located on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. a) All lighting located on the premises shall be shaded and screened so as to be directed away from all adjoining Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the Supp. No.11 110 I �DETROIT ZONING ORDINANCE rear or side properly lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freewaytype metal bumper guards, eighteen (18) inches in height. b) Concrete curbing six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. d) e) f) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. § 92.0000 g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant, and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92. 0379C Restaurants, fast-food, when located on a street designated on the master plan of trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be acljusted by the buildings and safety engineering department. The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. a) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. Supp. No.11 111 Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freeway- �§ 92.0000 DETROIT, MICHIGAN type metal bumper guards, eighteen (18) inches in height. b) Concrete curbing, six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. e) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property . . g) Exhaust arid filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. , . ~( A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92. 0380 Single- or two-family dwellings combined in structures with permitted commercial uses Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) h) 92. 0383 Specially designated dealer's establishment, subject to the restrictions imposed by Section 68.0000 Specially designated merchant's establishment, subject to the restrictions imposed by Section 68.0000. 92. 0385 Town Houses 92. 0395 Veterinary clinic for small animals but excluding outdoor kennels Wholesaling, warehousing, storage or transfer buildings; but excluding steel warehousing, excluding storage of bulk petroleum or related products and excluding garbage or rubbish. All materials must be completely enclosed within a building with walls on all sides. Size of the Supp. No. 11 112 �DETROIT ZONING ORDINANCE building shall be limited to a maximum floor area of 10,000 square feet. Loading and unloading operations shall be entirely contained on the site. All truck parking shall be screened so as not to be viewed from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 862-G, § 1, 11-20-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571H, § 1, 2-8-83; Ord. No. 26-85, § 1, 7-17-85) 92. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified or as required by the buildings and safety engineering department, for the indicated uses: 92. 0397 V ses similar to the above specified uses 92.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. Child caring institutions, child care centers, and boarding schools Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses Use Group I All other uses permitted as a matter of right § 92.0000 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' As specified in the R5 District, Section 85.0401 Adequate for off-street parking, and other site requirements (Ord. No. 6-89, § 1, 4-12-89) 92.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses 7,000 7,000 7,000 7,000 Supp. No.11 112.1 sq. sq. sq. sq. ft. ft. ft. ft. Minimum Zoning-Lot Width 70' 70' 70' 70' �II II DETROIT ZONING ORDINANCE § 94.0000 Open air display for rental or sale of householder's pneumatic tired two- and four-wheeled utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half (3 ½) cubic feet and capable of being towed by a passenger automobile, and wheelbarrows. The area to be so used shall have an area of not less than 6,000 square feet, shall be used exclusively for the foregoing purposes, and shall be maintained with a stable surface that will not retain water and treated so as to prevent the raising of dust or loose particles. Such surfacing may be constructed of crushed stone, slag, gravel, cinders, or any type of permanent surfacing drained away from all adjacent lots and streets. The owner or operator of an area so used shall erect and maintain on such area a permanent type building at least 400 square feet in area for the purpose of servicing such equipment. He shall also erect and maintain a barrier type fence not less than eighteen (18) inches in height on the boundaries on the area with only such openings as may be necessary for ingress and egress. Open air sale or rental of trailer coaches or boats Business or professional offices Business colleges or commercial trade schools 94.0115 Dry cleaning or laundry establishments employing a maximum of twenty-five (25) persons on site 94.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning 94.0125 Food catering establishments 94.0130 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers 94.0135 Heating plants with underground or indoor fuel storage Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 6-89, § 1, 4-12-89) 94.0140 Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 94.0155 Marinas Medical or dental clinics Mortuaries 94.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments; 94.0160 Newspap~r distributing stations 94.0163 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides Dry cleaning or laundry pick-up stations Supp. No. 11 119 �§ I I DETROIT, MICHIGAN 94.0000 all outdoor areas shall be either landscaped or hard surfaced. Stores of a generally recognized retail nature whose primary business is the sale of new merchan dise Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses not enumerated in Use Group I Private clubs or lodges 94.0191 Use Group I, which shall be limited to the following uses: 94.0175 Radio or television stations A. Open uses Radio, television, or household appliance repair shops Research or testing laboratories excepting those utilizing large animals 1. The following non-commercial rec- reational uses: a) Golf Courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not includ ing storage tracks, yards, or buildings 94.0179A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve tableseated dining patrons subject to Section 66.0000 and subject to the requirements of Section 92.0379A, except as may be adjusted by the buildings and safety engineering department. B. Community facilities I I J I I 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convent, semi naries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 94. 0 180 Salesroom or sales lots for new or used motor vehicle and accessory service facilities provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. Signs, as regulated by Article XIII Storage of new or used motor vehicles-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that 94.0195 Vending machine commissaries Veterinary clinics for small animals Supp. No.11 120 J ] �DETROIT ZONING ORDINANCE 94. 0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the buildings and safety engineering department materials as the above-required opaque masonry walls and shall be provided with opaque gates of the same height. 94. 0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the buildings and safety engineering department d) Points of vehicular and pedestrian ingress and egress shall be limited to the adjacent major and/or secondary thoroughfar es only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways. e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) Any lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high or senior high school site. 94.0379D Restaurants, drive-in, when located on a street designated on the master plan of trafficways as a major thoroughfare subject to the following requirements except as may be adjusted by the buildings and safety engineering department: a) b) c) § 94.0000 Unpierced masonry walls six (6) feet in height shall be constructed and properly maintained on all sides of the premises so used, except across approved points of vehicular and pedestrian access; provided that wire mesh fencing six (6) feet in height, not exceeding two inch mesh and made of number nine or heavier wire, may be used in lieu of the required masonry wall on those lot lines not adjacent to a street or alley but contiguous to properly zoned in a business or industrial district classification; and further provided that no wall or fence shall be required on that portion of a lot line where there is a building or structure serving the purpose of a wall; and further provided that on the side of the property abutting the access street, the above described wall may be reduced to a height of two feet six inches (2'6"). In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freewaytype metal bumper guards, eighteen (18) inches in height. 94. 0380 Secondhand stores, as regulated by Section 66. 0000 Shoeshine parlors, as regulated by Section 66.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraph b through h All outside trash receptacles (except those intended for use by the customer) shall be located within a six (6) foot high enclosure constructed of the same opaque masonry Supp. No.11 125 �~ DETROIT, MICHIGAN 94.0000 sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. Special small tool, die, and gauge manufacturing employing not more than 15 persons in manufacturing operations Specially designated dealer's establishment subject to the restrictions imposed by Section 68 0000 Specially designated dealer s [merchant's] establishment subject to the restrictions imposed by Section 68.0000 Substance abuse service facilities, subject to compliance with all of the provisions of Sect10n 93.0380 except as may be adjusted by the buildings and safety engineering department Minimum Zoning-Lot Area Minimum Zoning-Lot Width Use Group I Lot size requirements shall be as specified in Article VIII, Section 85.0401. Child caring institutions, child care centers, and boarding schools 7,000 sq. ft. 70' (Ord. No. 6-89, § 1, 4-12-89) 94.0403 Permitted with Approval Uses. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes, or as may be required by the buildings and safety engineering department. 94. 0385 Taxi dance halls, as regulated by Section 66.0000 Theaters, excluding drive-in theaters Toiletries or cosmetics goods manufacture Town houses 94. 0395 Wearing apparel manufacture Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products, or garbage or rubbish. All materials must be completely enclosed within a building Single-family dwellings Two-family dwellings 94. 0397 Uses similar to the above specified uses 94.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) 94. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 94.0401 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no minimum requirements, excepting that lot Supp. No. 11 126 Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 50' 55' �II II II DETROIT ZONING ORDINANCE § 118.0000 Use Group I, which shall be limited to the fol lowing uses: specified in Section 130.0202 b), or as may be approved by the buildings and safety engineering department. A. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 541-H, § 1, 2-8-83) Open uses 1. 116.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet, provided that in any portion of a Wl District 150 feet or more from all Rl, R2, R3, R4, R5, and R6 Districts but shall be no limitation on the height of buildings or structures. 2. 3. B. Ground or free-standing signs shall not exceed seventy (70) feet in height. Community facilities 1. 116. 0900 Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. 116.1000 Off-street parking and loading requirements. 2. 3. 4. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 4 7. 0000. 5. 118.0000 SDl Special development district. The SDI District is designed for areas of the city in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SDI District is designed to encourage one portion of this development. It will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. 6. C. The following non-commercial recreational uses: a) · Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same wninglot as the principal use. (Ord. No. 2-88, § 1, 2-3-88) 118.0100 Uses permitted as a matter of right. 118.0200 Uses permitted subject to department review of site plan. Antennas, subject to the provisions of Section 81.0104. Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Institutions of an educational character other than penal or correctional institutions or trade schools. The following uses, differing in various degrees from the primary residential use of this district, require site plan review to assure a satisfactory blending of the building, structure, or use into the contiguous and adjacent area. In compliance with this objective, the buildings and safety engineering department may impose conditions it Supp. No. 11 159 �§ 118.0000 DETROIT, MICHIGAN Single- and two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b) through h ) Substance abuse service facilities, subject to compliance with all the provisions of Section 93.0380 except as may be adjusted by the buildings and safety engineering department Town houses, maximum of twelve (12) in a ny group of attached town houses. Hotels or motels as regulated by Section 66.0000 Rooming houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I Research laboratories, except those utilizing large animals deems necessary to ensure that the building, structure , or use will be noninjurious to contiguous uses and not contrary to the spirit and purpose of this ordinance: Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pick Up Trucks, School Buses and those motor vehicles necessary and accessory to the operation or uses permitted in this Zoning District. Parking Structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs, lodges, or similar uses Radio or television stations Signs, as regulated by Article XIII Uses similar to the above specified uses. Uses accessory to any of the above permitted uses when incidental to and on the same zoninglot as the principal use (Ord. No. 2-88, § 1, 2-3-88) 118.0310. In order to provide urban amenities in a convenient and orderly manner for users and residents of the area, the following uses may be permitted by the buildings and safety engineering department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purposes of this district: Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000. Specially designated dealer's establishment as regulated by Section 68.0000 Specially designated merchant's establishment as regulated by Section 68.0000 Stores of a generally recognized retail nature whose primary business is the sale of new merchandise. Radio, television or household appliance repair shops Uses similar to the above specified uses (Ord. No. 679-G, § 1, 4-18-72; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 6-89, § 1, 4-12-89) 118. 0300 Permitted with approving uses. The following uses and uses accessory thereto shall be permitted by the buildings and safety engineering department, or city council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed: (Ord. No. 764-G, § 1, 10-31-72; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) Antennas, subject to the provisions of Section 81.0313. Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 Lofts 118. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: Supp. No.11 160 I �II II II DETROIT ZONING ORDINANCE § 118.0000 118.0401 Uses Permitted as a Matter of Right Multiple-family dwellings Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 118. 0402 Uses Permitted Subject to Department Review of Site Plan Minimum Zoning-Lot Area Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Private clubs, lodges, or similar uses Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 77' 7,000 sq. ft. 7,000 sq. ft. 70' 70' (Ord. No. 6-89, § 1, 4-12-89) 118.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwelling Group of attached town houses Each town house Hotels or motels Rooming houses 5,000 6,000 7,000 1,800 7,000 7,000 sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 118.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 118.0501 Uses Permitted as a Matter of Right Multiple-family dwellings Religious institutions excepting detached rectories, parsonages, or parish houses Supp. No.11 161 Front Yard Side Yards 1 Rear Yard 20' Formula A 30' 20' Formula B 30' �§ 118.0000 DETROIT, MICHIGAN Front Yard 20' Detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Institutions of an educational character other than penal or correctional institutions or trade schools Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yard 1 14' combined 4' minimum Rear Yard 30' 20' 15' each 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 118. 0502 Uses Permitted Subject to Department Review of Site Plan Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Private clubs, lodges, or similar uses Parking lot Parking structures Personal service establishments Front Yard Side Yards 1 Rear Yard 20' 20' Formula B Formula A 30 1 30' 20' Formula A 30 1 20' 20' 20' 20' 20 1 20' 20' Formula B 20 1 each Formula B Formula B Formula A Formula B2 Formula B 30 1 Front Yard Side Yards 1 30' 30' 512 30 1 (Ord. No. 6-89, § 1, 4-12-89) 118.0503 Permitted with Approval Uses Single- and two-family dwellings 20' Hotels or motels Rooming houses Town houses Police or fire stations or other public buildings Research laboratories, excepting those utilizing large animals Commercial uses provided for in Section 118.0310 1 Rear Yard 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each 30' 30' 30' 30' 20' 20' Formula B Formula B 30' 30' 30' See section 80.0603 for formulas. No ya:d need be provid~d if eith~r of th~ following conditions exist: 1) if_the zoning-lot line abuts a public alley, easement, or railroad nght-of-way; or 2) 1f the zomng-lot lme abuts for at least one-half of 1ts length a building conforming as to use which itself has no yard at the point of abutment. 2 Supp. No. 11 162 �I DETROIT ZONING ORDINANCE 118. 0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 District (Section 85.0504) shall apply to similar accessory uses in the SD 1 District. (Ord. No. 764-G, § 1, 10-31-72) 118.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: Max. Ht. Rooming houses Police or fire stations or other public buildings Research laboratories Uses accessory to single- and two-family dwellings Multiple-family dwellings Institutions of an educational character Use Group I 1 Max. Min. RSR 1 2.00 .07 1.00 As specified in R6 District, Section 86.0601 118. 0602 Uses Permitted Subject to Department Review of Site Plan Business or professional offices Fraternity or sorority houses Child caring institutions, child care centers, and boarding schools Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Private clubs, lodges, or similar uses Parking structures Personal service establishments 1.00 1.00 One story but not exceeding 15' 2.00 See Sections 80.0601 and 80.0602 for formulas. (Ord. No. 764-G, § 1, 10-31-72) 118. 0800 Lot coverage. The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoninglot, excepting as provided in Section 82.0801. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. Min. RSR 1 119.0000. SD2 Special development district. The SD2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SD2 District is designed to encourage one portion of this development. It will permit high-rise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. 100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 (Ord. No. 6-89, § 1, 4-12-89) 119.0100 Uses permitted as a matter of right. 118.0603 Permitted with Approval Uses Single- and two-family dwellings Town houses Hotels and motels Min. RSR 1 07 118.1000 Off-street parking and loading requirements. See Sections 80.0601 and 80.0602 for formulas. Max. FAR 1 1 Max. FAR 1 1.50 Commercial uses Provided for in Section 118.0310 118.0601 Uses Permitted as a Matter of Right FAR 1 § 119.0000 Max. Max. Min. Ht. FAR' RSR' Use Group I, which shall be limited to the following uses: A. 35' 1.50 2.00 Open uses 1. Supp. No. 11 162.1 The following non-commercial recreational uses: a) Golf courses �DETROIT, MICHIGAN § 119.0000 2. 3. B. Medical or dental clinics Institutions of an educational character other than penal or correctional institution or trade schools Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pick-up trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this zoning district Parking structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Radio or television stations Research laboratories, excepting those utilizing large animals Signs, as regulated by Article XIII Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Community facilities 1. 2. 3. 4. 5. 6. C. b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools Parks or playgrounds Railroad rights-of-way, not including storage tracks, yards, or buildings. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers (Ord. No. 679-G, § 1, 4-18-72; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 2-88, § 1, 2-3-88) Uses similar to the above specified uses 119.0300 Permitted with approval uses. Antennas, as regulated by Sections 42.090042.1227, 45.0901, and 45.0903. Business or professional offices, which may contain delicatessens or restaurants and which may sell liquor in conjunction therewith, or establishment for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000; provided, that each of these uses shall have a maximum gross floor area of two thousand (2,000) square feet; coffee shops; cleaning or pressing shops; laundry pick-up stations; barber or beauty shops; tobacco or newspaper stands or shops; gift shops; telegraph offices; drug-stores; or similar commercial uses when located on or below the ground floor of business or professional offices, provided that the buildings and safety engineering department may approve such uses being located elsewhere in the structure in accordance with the provisions of Section 65.0000 The following uses and uses accessory thereto shall be permitted by the buildings and safety engineering department, or city council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed: Arcades, subject to compliance with all of the requirements of Section 68.0000 Home occupations in conjunction with a dwelling unit subject to the conditions as specified in Section 83.0105 Lofts Single or two-family dwellings, which may contain home occupations as regulated by Section 83.0105, paragraphs b) through h) Specially designated dealer's establishments as regulated by Section 68.0000 Specially designated merchant's establishments as regulated by Section 68.0000 Supp. No. 11 162.2 �I § 119.0000 DETROIT ZONING ORDINANCE I II II Substance abuse service facilities, subject to compliance with all provisions of Section 93.0380 except as may be adjusted by the buildings and safety engineering department Town houses, maximum of twelve (12) in any group of attached town houses Police or fire stations or other buildings or public uses not enumerated in Use Group I Fraternity or sorority houses Hotels or motels as regulated by Section 66.0000 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the buildings and safety engineering department and upon finding that such use is suitable in relation to the features and objectives of the master plan and not contrary to the spirit, intent, and purpose of this district Motor vehicle filling and service stations subject to the requirements as stated in Article IX, Section 93.0300 Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing Rooming houses Theaters, excluding drive-in theaters Private clubs, lodges, or similar uses Public dance halls Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Uses similar to the above uses. 119.0310 In order to provide urban amenities in a convenient and orderly manner for users and residents of this area, the following uses may be permitted by the buildings and safety engineering department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purpose of this district: Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66 .0000 Stories of a generally recognized retail nature whose primary business is the sale of new merchandise Radio, television or household appliance repair shops Uses similar to the above specified uses. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 764-G, § 1, 10-31-72; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82; Ord. No. 539-H, § 1, 2-8-83; Ord. No. 541-H, § 1, 2-8-83; Ord. No. 571-H, § 1, 11-23-83; Ord. No. 26-85, § 1, 7-17-85) 119. 0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 119.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Supp. No.11 162.3 10,000 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 10,0000 sq. ft. 7,000 sq. ft. Minimum Zoning-Lot Width 70' 50' 70' 70' 70' �II Art. XV DETROIT ZONING ORDINANCE 0 V • .., er R6 1M C • I T p "":, " q6 0 .".. R!> u as @ . II'. ' .,. "" ,. PO JL_ ---------L__L ___ HIV£H;-· 2 (Ord. No. 621-G, § 1, 9-21-71; Ord. No. 685-G, § 1, 5-2-72; Ord. No. 732-G, § 1, 9-26-72; Ord. No. 17-H, § 1, 1-10-75; Ord. No. 197-H, § 1, 7-27-77; Ord. No. 249-H, § 1, 5-22-78; Ord. No. 446-H, § 1, 5-27-81; Ord. No. 29-86, § 1, 12-10-86; Ord. No. 21-89, § 1, 11-8-89) Supp. No. 11 177 �Art. XV DETROIT, MICHIGAN .I I _I I ·I I I I •I I I 1 1 (Ord. No. 462-G, § 1, 9-9-69; Ord. No. 473-G, § 1, 11-5-69; Ord. No. 653-G, § 1, 2-1-72; Ord. No. 697-G, § 1, 6-13-72; Ord. No. 850-G, § 1, 9-4-73; Ord. No. 58-H, § l, 9-10-75; Ord. No. 152-H, § 1, 9-26-76; Ord. No. 520-H, § 1, 10-20-82; Ord. No. 565-H, § 1, 9-28-83) Supp. No. 11 178 ~ �DETROIT ZONING ORDINANCE Art. XV (Ord. No. 439-G, § 1, 6-10-69; Ord. No. 481-G, § 1, 12-16-69; Ord. No. 711-G, § 1, 7-18-72; Ord. No. 804-G, § 1, 3-6-73; Ord. No. 13-H, § 1, 12-9-74; Ord. No. 457-H, § 1, 7-15-81; Ord. No. 463-H, § 1, 8-5-81; Ord. No. 526-H, § 1, 10-20-82; Ord. No. 20-89, § 1, 10-27-89) Supp. No.11 179 �Art. XV DETROIT, MICHIGAN I I I I I I J I 111 I I I I ] (Ord. No. 479-G, § 1, 12-16-69; Ord. No. 606-G, § 1, 8-10-71; Ord. No. 693-G, § 1, 5-30-72; Ord. No. 770-G, § 1, 11-8-72; Ord. No. 833-G, § 1, 6-26-73) Supp. No. 11 180 �II DETROIT ZONING ORDINANCE C.1-YY Art. 0,. .-.<,...._AND-~~ PO Ii I I\ I , 1 PO PD "- 0 L ( '1 G 10 (Ord. No. 661-G, § 1, 2-22-72; Ord. No. 599-H, § 1, 10-31-84) Supp. No.11 185 10 xv �Art. XV DETROIT, MICHIGAN L [ l- PO I< .' l'O "° ~ "° 1'0 PO : I -I Al Rl I I •I I ~ - I I PD ti I ~ ' 1 Supp. No.11 186 j �DETROIT ZONING ORDINANCE Art. XV I ; i! :I U4 (Ord. No. 18-88, § 1, 6-22-88; Ord. No. 28-88, § 1, 8-3-88; Ord. No. 15-89, § 1, 9-20-89) Supp. No.11 207 �Art. XV DETROIT, MICHIGAN I ~ I I •I I I I I (Ord. No. 604-G, § 1, 8-3-71; Ord. No. 474-H, § 1, 10-21-81) ,., t Supp. No.11 f 208 t �DETROIT ZONING ORDINANCE (Ord. No. 475-G, § 1, 11-25-69) Supp. No. 11 211 Art. XV �I Art. XV 1 DETROIT, MICHIGAN I ~ I I I I at I I I 37 (Ord. No. 537-G, § 1, 10-13-70; Ord. No. 344-H, § 1, 9-26-79; Ord. No. 5-89, § 1, 4-12-89) I I _.j Supp. No.11 212 I I I �DETROIT ZONING ORDINANCE (Ord. No. 151-H, § 1, 9-24-76) Supp. No.11 245 Art. XV �Art. XV I I I DETROIT, MICHIGAN .... l[_ I "' I • I I ar Ill 4114 ~ "• I ' 'I ~ I ,_ l Rt R , 17~(11-7 71 3- 7-tf) I I 71 (Ord. No. 478-G, § 1, 12-9-69; Ord. No. 490-G, § 1, 2-3-70; Ord. No. 509-G, § 1, 5-19-70; Ord. No. 560-G, § 1, 1-5-71; Ord. No. 656-G, § 1, 2-8-72; Ord. No. 8-89, § 1, 4-26-89) Supp. No. 11 246 I I I �DETROIT ZONING ORDINANCE II (15) Scale of facades and facade elements. The metrical; all other facades of the church complex are asymmetrical, as are the townhouse facades. sanctuary portion of the church complex has large expanses of facade with relatively small and simple facade elements, creating an impression of very large scale. The church house wing is more modest in scale and its facade elements more balanced so that an almost domestic scale is suggested. The townhouses are domestic in scale and the facade elements are in accord; a domestic scale results. (16) (17) App. C, 25-2-116 (22) General environmental character. The church complex forms a landmark quality structure on a major thoroughfare containing a number of such structures nearby. The tow,1house units are a reminder of the mixeduse character of Woodward in the p~st. The district as a whole has and shares a highly urban character as part of the streetscape of a major thoroughfare. Directional expression of front elevation. The various facades are almost all horizontal in expression, except the Woodward facade of the sanctuary which is vertical due to the several vertical elements including the pointed window. (f) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of the St. John C.M.E. Church Complex, located in the St. John C.M.E. Church Historic District, and permits shall be required for such interior work in those portions of St. John C.M.E. Church as provided for in 25-2-18, as if such work were exterior work. Rhythm of building setbacks. There is no rhythm of setbacks established. (18) Relationship of lot coverages. Fifty-five (55) percent of the area of the district is built upon, but most of the open space belongs properly to the church complex, while the townhouse building covers a high percentage of its site. (1) (19) Degree of complexity within the facade. The facades are not complex; the Woodward facade of the sanctuary particularly is quite simple m its arrangement. The effect of the church complex lies in its materials and massing more than complex design. The townhouse facades are more complex with bays, entrance hoods, overhangs and other details. (20) Orientation, vistas, overviews. Situated on a corner, with an open space before it, the church forms one of a row of landmark structures on Woodward. The lack of doors in the Woodward facade of the sanctuary tends to give this element the feeling of being oriented to Blaine, although there is an entrance at the northeast corner. The church house orients to Woodward across the generous lawn space. The townhouse units orient to Woodward and to Gladstone. The interior spaces of the St. John C.M.E. Church Complex which are hereby made subject to the commission's consideration are those portions of the sanctuary normally seen by the public, including the nave, aisles, chancel, transepts, gallery, and eastern vestibules; and the chapel located in the front of the church house wing between the sanctuary and the Woodward entrance to the church house. These areas made subject to commission consideration are shown on the floor plan on file in the office of the city clerk, in the office of the historic designation advisory board, and in the office of the historic district commission. All areas not mentioned above are excluded from commission review; these excluded areas include offices and studies, sacristies, closets, rest rooms, basements, organ chambers, lounges, dining room and kitchen facilities, meeting rooms, hallways, staircases, and entrance vestibules other than those specified. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furnishings within the designated interior areas of the St. John's (21) Symmetric or asymmetric appearance. The Woodward facade of the sanctuary is symSupp. No. 11 501 �App. C, 25-2-116 DETROIT, MICHIGAN (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. C.M.E. Church Complex, the commission shall use the following criteria: (i) (ii) (iii) (iv) (v) Section 25-2-116(e)(l) through 25-2116(eX22) as applicable; The architectural or historical significance of the existing or proposed structure, feature, permanent furnishing, or fixture, and its relationship to the architectural and historical value of St. John C.M.E. Church Historic District; The purpose of the designated spaces within the St. John C.M.E. Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any work solely on the basis of such considerations; The provisions of section 25-2-22 of this chapter; Any other factor, including aesthetic, which the commission denies to be pertinent. (c) The boundaries of the Oakman Boulevard Historic District are as shown on the map on file in the office of the city clerk, and shall be: both sides of Oakman Boulevard from Linwood to Davison, excluding the Linwood Commercial Frontage, and both sides of Oakman Court from Linwood to Oakman Boulevard, excluding the Linwood Commercial Frontage. (Legal Description: Lots 143158, 172-178, 206-229, and 241-263 of Robert Oakman's Ford Highway and Linwood Subdivision (L.35/P.49); Lots 191-241 of Robert Oakman's Ford Highway and Dexter Boulevard Subdivision (L.36/P.85); Lots 168-239 of Robert Oakman's Livernois and Ford Highway Subdivision (L.36/P.2); and Lot 361-416 and 457-575 of Robert Oakman's Turner and Ford Highway Subdivision (L.44/P.96). (d) The Design Treatment Level of the Oakman Boulevard Historic District shall be conservation, as provided for in Section 25-2-2(3). (3) As a guide in considering proposals affecting the designated interior spaces of the St. John C.M.E. Church, the commission shall make use of a set of slides, taken by the staff of the historic designation advisory board prior to the effective date of this ordinance, and representing the state of those interior spaces as of the date of designation. Copies of this set of slides, together with a list describing each slide and a diagram showing the relationship of the slides to the designated interior spaces, are on file in the offices of the city clerk, the historic designation advisory board, the historic district commission and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 9-88, § 1, 3-23-88) (e) The defined elements of design, as provided for in Section 25-2-2, shall be as follows: (1) Height. Most of the houses in the district are two and one-half (2½) stories in height, meaning they have two (2) full stories with an attic or finished third floor within the roof. Some of the more modern houses are two (2) stories tall with flat roofs or shallow roofs. A few more recent houses scattered around the district are one and one-half (1 ½) stories tall. Original subdivision restrictions required that no house be less than two (2) stories in height. Two (2) four-story apartment buildings are located at the eastern end of the district. Garages are generally one to one and one-half (1 ½) stories tall. Detached garages are generally one (1) to one and one-half (1 ½) stories tall. Additions to single family residential structures shall be related in height to the existing structure; new buildings shall meet the following standards: Sec. 25-2-117. Oakman Boulevard Historic District. (a) A historic district to be known as the Oakman Boulevard Historic District is hereby established in accordance with the provisions of Chapter 25, Article 2 of the 1984 Detroit City Code. I I I I I .. I I I I I I I Supp. No. 11 502 �DETROIT ZONING ORDINANCE II double-hung sash, whose area is generally further subdivided by muntins. Casement windows on N eo-Tudor and Elizabethan houses are common, as are square bay openings subdivided into smaller panes. Leaded glass in windows, transoms, and sidelights are present in the styles derived from Elizabethan and Tudor precedents. FacadE.s have approximately fifteen (15) percent to thirty (30) percent of their area glazed. (i) The eight (8) adjoining houses on the same block face shall be used to determine an average height. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) percent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be taller. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) percent of the average determined from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (2) (3) App. C, § 25-2-117 Proportion of buildings' front facades. Proportion varies in the district, depending on style and age. Neo-Tudor style buildings tend to be wider than tall, excluding the roof, while styles derived from classical precedences tend to appear equal in height and width. Newer homes also tend to be square or wider than tall in proportion. No proposed building or addition shall create a front facade narrower or wider than those existing on the same block. Proportion of openings within the facade. Window openings are usually taller than wide; several windows are frequently grouped into combinations wider than tall. Window openings are always subdivided, the most common window type being Supp. No. 11 503 (4) Rhythm of solids to voids in front facades. Where buildings are derived from English Medieval Precedents, voids are generally irregularly and asymmetrically arranged. In buildings derived from classical precedents, voids are usually arranged in a symmetrical and evenly-spaced manner within the facade. Vernacular modern styles display a regular by asymmetrical rhythm of solids to voids. (5) Rhythm of spacing of buildings on streets. In general, houses are situated nearer to one side of the lot line, providing space for a side driveway on the opposite side. Houses on the north side of Oakman Coud and the north side of Oakman Boulevard are closer to the west lot line, as deed restrictions specified that houses on the north side be located not nearer than two (2) feet to the west lot line and not nearer than eight (8) feet to the east line. Houses on the south sides of the streets tend to be closer to the east lot line, as deed restrictions required that they be not nearer than eight (8) feet to the west lot line and not two (2) feet nearer to the east lot line. The spacing of buildings is fairly consistent throughout the district as stated above. Exceptions include the few houses that are centrally located on their lots and houses that occupy more than one lot. (6) Rhythm of entrance and/or porch projections. Placement of entrance and porch projections vary from house to house, usually depending on its size and style. Entrances and porches in buildings of classical inspiration are usually centered on the front facade; English and modern vernacular styles �I App. C, § 25-2-117 DETROIT, MICHIGAN exhibit more freedom in entrance and porch placement, with a tendency to de-emphasize the entrance. Most houses in the district have rear porches. (7) Relationship of materials. Brick is the primary building material throughout the district. It is frequently combined with stone and/or stucco with half-timbering. Original roofing materials still present in significant numbers include Spanish tile and slate. Asphalt shingles as original material and replacement material also exist in the district. Stone trim is common on buildings with brick veneer; wood is used for window trim and other functional trim. Parkman Library has an English tile roof and copper gutters and downspouts. (8) Relationship of textures. A variety of rich textural relationships exist in the districtthose created by the juxtaposition of various materials, such as brick, stone, and/or stucco, and those created by the repetition of the materials themselves, such as textured brick and/or tile roofs. Tile and slate roofs created textural interest, whereas asphalt shingles generally do not. (10) Relationship of architectural details. Architectural details generally relate to style. Neo-Georgian, Mediterranean and Italian Renaissance influenced buildings display classical details, often in stone and/or wood. Porches, shutters, window frames, cornices and dormer windows are frequently treated. Mediterranean style buildings display arched window and door openings. Buildings of Medieval inspiration tend to have details in the form of carved wood or stone ornament on window frames, door frames, and eaves, and have areas that are frequently half-timbered. Prairie style buildings as well as those of modern idiom in the district tend to be simply stated, with architectural interest derived from the arrangement of elements and quality of design. Aluminum awnings and security bars are occasionally visible throughout the district. (11) Relationship of roof shapes. A variety of roof shapes exist, depending on style. Neo-Tudor houses and those derived from Medieval precedents possess single or multiple frontage gables projecting from steep roofs and varied eave line heights. The roof of the Parkman Library is also very steep. Tall chimneys with decorative brickwork also project from the roofs. Of those houses of Norman inspiration, conical towers project from the eave line. Shallow hipped roofs with dormers predominate on those houses of classical and prairie precedents. On those houses of modern or ''moderne" derivation, the roofs tend to be very shallow or flat. (12) Walls of continuity. The front facades of the buildings, with their uniform setbacks, provide the major wall of continuity throughout the district. Trees planted between the sidewalk and the house on the public right-ofway create a secondary wall of continuity, as do the Oakman Boulevard ornamental pendant street lighting standards, located on the narrow tree lawns. I (9) Relationship of colors. Natural brick colors (red, brown, orange, bu.fl) predominate in wall surfaces. Stucco is usually cream or pale yellow in color. Wooden elements are frequently stained brown, red, or reddish/ orange on Tudor revival houses; they are frequently painted green or white on other buildings, again depending on style. Natural stone colors, such as light gray, buff, or brown, also exist. Green and red tile roofs and green, brown, and gray-veined slate predominate. Asphalt shingle roofs display a range of lighter colors, such as light gray and light green, in addition to the darker natural tile and slate color. Green copper flashing, gutters and downspouts stand out on the Parkman Library. The original colors of any building, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar buildings. (13) Supp. No. 11 504 Relationship of significant landscape features and surface treatments. Character- I I I I �II II. II DETROIT ZONING ORDINANCE istic treatment of individual properties is a slightly graded front lawn area in grass turf, subdivided by either a straight line or curving off-center concrete front walk leading to the front entrance. Foundation plantings, often evergreens, are present virtually without exception, sometimes with pines framing the major window. Ivy covers areas of the facades of some Neo-Tudor buildings. Hedges are sometimes present along side properly lines and plantings frequently extend to the sides along the building line, where space permits. Hedges along front lot lines are usually present on corner lots. Fences enclosing rear yards are predominantly of the cyclone variety; stockade fences also exist. There are virtually no fences enclosing front yards. Where Oakman Court converges with Oakman Court, a white ranch-style fence is situated ornamental tree light standards are situated on the narrow tree lawns of Oakman Boulevard; some have been replaced with modern taller non-decorative steel poles. Light standards on Oakman Court are tall and fluted with simple swans neck penchants. On Oakman Boulevard approximately five (5) feet beyond the sidewalk is a tree situated uniformly to form a continuous line of trees between the sidewalk and the house in the public right-of-way. The original flagstone curbs around the perimeter of the fifty-foot wide islands in the middle of Oakman Boulevard between Linwood and Livernois have been largely replaced with concrete. Plantings on the islands include evergreens and medium scale deciduous trees with some smaller newer trees. The street pavements are thirty (30) feet wide on Oakman Boulevard and the public right-of-way extends twenty (20) feet beyond the curb line, taking in the tree lawn, the sidewalk, and several feet towards the building line. Driveways are usually concrete from Linwood to Livernois; west of Livernois blacktop is used. Alleys are gravel. (14) App. C, § 25-2-117 vide planned open space, unifying the districts as a whole. The siting of all houses on their lots create rear yards as well as front yards. Where houses occupy more than one lot, an ample side yard is created. There are a few vacant lots in the district, ranging from zero to four (4) per block face. Relationship ofopen space to structures. The medians in the center of the boulevard pro- Supp. No. 11 504.1 (15) Scale of facades and facade elements. The scale of the facades varies and is generally dependent on style. The size and complexity of facade elements and details either accentuate or subdue the scale of the facades accordingly. Facades at the eastern part of the district are large in scale; at the western end where houses tend to be newer and smaller in scale, the facades and detail are of smaller scale. Medievally inspired houses tend to have small detail within larger elements. Subdivided window openings affect the apparent scale of the windows within the facades. (16) Directional expression of front elevations. Directional expression varies from parts of the districts. In the western part, where houses are smaller and later in date, the directional expression is neutral. In the eastern part, where rows of Tudor houses exist and houses and lots are larger, the directional expressions is more horizontal. (17) Rhythm of building setbacks. Setbacks are uniform throughout the district, with few exceptions. Deed restrictions specified that the front of the building be not nearer than thirty (30) feet to the front lot line; therefore, almost all houses were built thirty (30) feet back of the front lot line, excluding their steps and front porches. Houses west of Livernois to Davison are angled towards the west. (18) Relationship of lot coverage. House lots on Oakman Court and Oakman Boulevard from its eastern boundary to Prairie are fifty (50) feet wide by approximately one hundred twenty (120) feet deep, with the exception of irregularly shaped lots created by curves in the road. West of Prairie, lots range from forty-five (45) to forty-seven (4 7) �App. C, § 25-2-117 DETROIT, MICHIGAN feet wide. A few houses on Oakman Boulevard are situated on more than one lot. Houses generally occupy between twenty (20) percent and thirty (30) percent of their lots. The Parkman Branch of the Detroit Public Library is located on a triangular lot. (19) (20) (21) (22) building at the east end of the district, contributes to that character. The district exhibits a variety of twentieth century architecture showing the transformation from architecture based on historical styles to the "modern movement." (Ord. No. 16-89, § 1, 9-20-89) Degree of complexity within the facade. The degree of complexity has been determined by what is typical and appropriate for a given style. The buildings of Medieval inspiration frequently have facades complicated by gables, bays, porches, and turrets, while the more classically inspired buildings are of a more straightforward, less complex nature. Buildings of "moderne" design tend to be complex in their relationship of elements in none-traditional ways, such as window to corners. I I I Orientation vistas, overviews. All of the buildings in the district have Oakman Boulevard or Oakman Court as their primary orientation. Parkman Library has its secondary orientation on Ewald Circle to its north. Garages, situated on or close to the rear lot line, most often open onto the rear yards. Garages belonging to houses on corner lots are usually accessed from the side street. A sweeping vista is created along the wide boulevard by the grassy medium strip. Commercial uses at the Oakman Boulevard Livernois intersection are out of character with the residential atmosphere of the rest of the boulevard. .. I I I Symmetric or asymmetric appearance. Classically inspired buildings are generally symmetrical. Other styles, including those of Medieval inspiration and moderne design, exhibit more freedom in plan and are generally asymmetrical in arrangement. I I General environmental character. Oakman Boulevard, with its wide boulevard divided by planted grass turf islands, its well maintained dignified single family dwellings, and uniform spacing, has an urban substantial, yet low density residential character. Parkman Library, the one institutional I Supp. No. 11 504..2 I �II -~ II COMPARATIVE TABLE HISTORIC LANDMARK AND DISTRICT PROVISIONS This is a numerical listing of the ordinances of the city and sections of the old Code as contained in Appendix C. 1964 Code Section 28A-1 -1 II II II II 28A -l -2 28A-1-3 28A -l -4 28A-l -5 28A-l-6 28A-1-7 28A-1-8 1964 Code Section New Code Section 28A-l-9 28A-1 -10 28A-1-11 28A-1 -12 28A-1-13 28A-1-14 28A-l -15 28A-1 -16-28A-1-18 25-2-1, 25-2-41-25-2-43 25-2-2 25-2-4 25-2-34-25-2-40 25-2-50-25-2-57 25-2-18- 25 -2-27 25 -2-5 25-2-6 Ordinance Number Adoption Date 268-H 295-H 299-H 304-H 311-H 328-H 336-H 342-H 352-H 365-H 369-H 378-H 417-H 424-H 432-H 435 -H 442-H 450-H 473-H 486-H 491 -H 507 -H 522-H 530-H 536-H 537-H 547 -H 554 -H 574-H 576-H 577-H 580-H 581 -H 582-H 591 -H 595 -H 605-H 7-19-78 12- 6-78 1-10-79 1-31-79 2-21 -79 5-30-79 7-18-79 9-19-79 11 - 7.79 12-12-79 1-23-80 2-27-80 11 -26-80 1-21 -81 3-25-81 4-22-81 5-13-81 7. 1-81 9-23-81 2-17 -82 3- 3-82 6- 9-82 10-29-82 11 -17-82 2- 2-83 2- 2-83 2-18-83 7-20-83 12- 7-83 12- 7-83 1- 6-84 2-29 -84 3. 7-84 3- 7-84 7-25-84 10-10-84 12-12-84 Section 1(28A-1-19) 1(28A-1-20 ) 1(28A-1 -21) 1(28A-l -22) 1 1(28A-1-23 ) 1(28A-1 -24 ) 1(28A-1-25 ) H28A-1-26 l 1(28A-1-27 ) 1(28A-l -28 ) 1(28A-l -29 ) 1(28A -l -14(c)) 1(28A-1 -14(b)) 1(28A-1-14(d)l H28A-1-30) 1(28A -1-32 ) 1(28A-1-31) H28A -1-37 l 1(28A-1-14(ell H28A -1-34 ) H28A-1-40 l H28A -1-4l l H28A -1-36) H28A -1-38J 1(28A-l -39) H28A -1-40 J 1(28A-1-42 J H28A-1-43 l H28A -1-44 ) 1(28A-1-45) 1(28A -l -33 ) H28A-1-4ll 1(28A-l -46 l 1(28A-1-48 ) 1(28A-l -49 ) Supp. No. 11 505 New Code Section 25 -2-10 25-2-7 25-2-9 25 -2-58 25-2-11 25-2-3 25 -2-8 25 -2-65- 25-2-67 Section this Code 25 -2-4(a ) 25 -2-68 25 -2-69 25 -2-70 25 -2-71 25 -2-69(e ) 25 -2-72 25-2 -73 25-2-74 25 -2-75 25-2-76 25-2-77 25-2-78 25 -2-81 25 -2-82 25-2-83 25 -2-79 25 -2-80 25 -2-84 25 -2-87 25 -2-85 25 -2-86 25 -2-88 25 -2-89 25 -2-90 25 -2-91 25-2 -92 25 -2-96 25 -2-93 25 -2-94 25 -2-95 25 -2-99 25 -2-98 25 -2-97 25 -2-100 25 -2-102 25 -2-103 �DETROIT. MICHIGAN Adoption Date Section Section this Code 10-85 12-85 2-13-85 3-20-85 1(28A-1-47) 1 25-2-101 25-2-79(c) 15-85 19-85 20-85 31-85 7-86 20-86 10-87 16-87 .L 7-87 9-88 11-88 16-89 5. 8-85 5-22-85 5-29 -85 10- 9-85 6- 4-86 10- 8-86 3-25-87 3- 20-87 5-27 -87 3-23-88 4-27-88 9-20-89 Ordinance Number 1 1 1 1 1 1 1 1 1 25-2-107 25-2-108 25-2-104 25-2-109 25-2-111 25-2-105 25-2-113 25-2-114 25-2-109(c) 25-2-116 25-2-115 25-2-117 ~ I I Supp. No. 11 506 I I I �II -~ II II II Ill COMPARATIVE TABLE-ZONING ORDINANCES Year 1985 Ordinance Number Adoption Date 582-H 3- 7-84 586-H 587-H 588-H 589-H 596-H 599-H 605-H 11 -85 16-85 24-85 26-85 4-11 -84 5- 9-84 5-24 -84 6-20-84 10-17-84 10-31 -84 12-12-84 2-20-85 5-15-85 6-12-85 7-27 -85 6-86 6- 4-86 7- 2-86 7-16-86 12-10-86 Section 1 1 1 1 1 1 1 1 1 1111 Section this Code 118.0300 130.0601(a)-(c) Rpld 32.0026 65 .0401-65.0406 92.0302 94.0302 Art. XV , Map Nos . 9, 48 Art. XV , Ma p No . 25 Art . XV, Map No. 31 Art. XV , Map No. 29 Art. XV, Map No. 41 Art . XV , Map No. 1 Art. XV , Map No. 10 Art. XV , Map No. 1 Art. XV , Map . No. 49 Art . XV , Map . No . 14 Art . XV , Map . No. 7 32 .0034 32 .0046 47 .0108 47 .0201 67 .0000 67 .0600-67 .1000 83.0104 84 .0104 85 .0104 86.0102 91.0300 92.0337 92 .0352 93.0333 93 .0348 94 .0337 94 .0352 95 .0337 95 .0349 96 .0337 96 .0349 101.0300 102.0000 102.0300 103.0000 103.0300 104 .0000 104 .0300 113.0l00A 118.0300 119.0300 1986 12-86 15-86 29-86 Supp. No. 11 531 1 1 1 Art. XV, Map No. 18 Art. XV, Map No. 17 Art. XV, Map No. 11 Art. XV, Map No . 2 �DETROIT, MICHIGAN Year 1987 1988 Ordinance Number Adoption Date 1-87 13-87 17-87 20-87 22-87 25-87 28-87 2-88 1-21-87 4-29-87 5-27-87 7- 1-87 7- 7-87 9-30-87 11 -1 6-87 2-16-88 Section 1 1 1 1 1 1 3-88 4-88 8-88 18-88 2- 3-88 2-17-88 3- 9-88 6-22-88 1 1 1 1 28-88 43-88 8- 3-88 11-16-88 1 1 Supp. No. 11 532 Section this Code Art . XV, Map No. 2 62.0101, 62 .0102 25-2-109(c) Art. XV, Map 11 Art. XV, Map 44 Art. XV, Map 31 Art. XV , Map 29 32.0012A, 32.0032, .32.0061, 32.0076A, 32.0083, 32.0101A, 32.0101B, 42.0900, 42.0901, 42.1000, ~.100.1, 42.1003, 42.1004, 42.1005, 42.1007, 42.1009, -42.1010, 42.1011, 42.1011A, 42.1011B, 42.1017, 42.1019, 42.1021, 42.1023, 42.1025, 42.1100, li2.1103, 42.1105, 42.1109, 42.1200, 42.1201, 42.1201A, 42.1201B, 42.1201C, 42.1209, 42.1217, 42.1219, 42.1219A, 42.1219B, 42.1219C, 42.1221, 42.1223, 42.1225, 42.1227, 44.0200, 45.0901, 45.0901A, 45.0903, 62.0402, 81.0104, 81.0313, 82.0105, 82.0315, 83.0110, 83.0317, 84.0113, 84.0310, 85.0117, 85.0308, 86.0116, 86.0308, 91.0100, 91.0300, 92.0102, 92.0303, 93.0102, 93.0301, 94.0101, 94.0303, 95.0101, 96.0104, 110.0204, 112.0100, 113.0100, 114.0109, 115.0100, 116.0100, 118.0100, 118.0300, 119.0100 Art. XV, Map 58 Art. XV, Map 23 Art. XV, Map 31 Art. XV, Maps 28, 30, 31,32 Art. XV, Maps 32, 34 Art. XV, Map 39 -~ I ~ I -- -I I I I I �COMPARATIVE TABLE-ZONING ORDINANCES Year 1989 Ordinance Number Adoption Date Section this Code Section 2-89 2-22-89 1 5-89 4-12-89 1 6-89 4-12-89 1 Added Amnd 8-89 4-26-89 1 15-89 9-20-89 1 19-89 10-25-89 1 20-89 10-27-89 1 21-89 11- 8-89 1 42.1001, 42.1003, 42.1009, 42.1219A, 81.0104, 84.0113 Art. XV, Map No. 37 32.0025, 32.0025A, 2.0042A, 81.0105, 82.0106, 83.0111, 84.0114, 85.0118, 86.0117 42.0800, 83.0106, 83.0401, 84.0108, 84.0401, 85.0107, 85.0401, 86.0108, 86.0401, 91.0100, 91.0401, 92.0135, 92.0401, 94.0135, 94.0401, 118.0200, 118.0402, 118.0502, 118.0602 Art. XV, Map. No. 71 Art. XV, Map. No. 32 45.0800, 45.0808(a), 45.0808(b) Art. XV, Map. No. 4 Art. XV, Map. No. 2 [The next page is 54 7] Supp. No. 11 533 �ZONING INDEX BULK REGULATIONS-Cont'd. Separate ownership of dwelling units Side yard reduction for offsets . .. . ... . Street as part of required yard . . . ... . . TM Transitional-industrial district . Section 45.0300 45.0600 45.0500 114.0600 BULLETINS Institutional bulletin .. . ........ . .... . Defined ... . ... . ..... . . .. ... .. ... . Signs. See also that title 130.0203 32.0052 CANOPIES Signs on marquees and canopies Signs. See also that title CARRY-OUT RESTAURANT Abandoned, vacated or converted Defined . Food and food establishments. See also that title BUSINESS DISTRICTS Bl Restricted business district . . .. 91.0100 et seq. Bl Restricted business district. See that title B2 Local business and residential district . 92.0100 et seq. B2 Local business and residential district. See that title B3 Shopping district .... ... . .. .... ... . ... 93.0100 et seq. B3 Shopping district. See that title B4 General business district . . .. . .. . . . . .. 94.0100 et seq. B4 General business district. See that title B5 Major business district .. ... ...... . . . . 95.0100 et seq. B5 Major business district. See that title B6 General services district ......... ... . . 96.0100 et seq. B6 General services district. See that title 90.0600 Building bulk limitations ....... ..... . 90.0000 General requirements ............... . 90.0700 Height requirements . . . . ... . . . . 90.0400 Lot size requirements . . Off-street parking and loading require 90.1000 ments . . . . ... . 90.0300 Permitted with approval uses ....... . 90.0900 Signs . . ....... . 90.0100 Uses permitted as a matter of right .. . . 90.0500 Yard requirements . . . . . . . .... . . BUSINESS SIGN Defined .... . ... . Signs. See also that title CABARETS (Regulated Uses) Conditions and guarantees . Damaged regulated uses Reconstruction of Defined Denial of application for regulated use, effect of . Generally . . . ... ... . . . . . Procedure for establishing, granting, etc . .. . .... ..... . . ... . .. . Revocation of grant . . . . . . . .. . . . Topless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators, etc. Cabaret defined to include .. .. .... . . 63.1400 63.0300 63.1200 CHANGE OF OCCUPANCY Defined . 32.0024 CHARTS Community and economic development department preparing charts .... Duties of city planning commission re charts . . . . . . Summary district charts . See also Appendix B to the Zoning Ordinance C 66.0200 66.0500 32.0023 66.0300 66.0000 66.0100 66.0400 Supp. No. 11 551 63.1600 63.0800 63.1500 63.1100 63.1000 63.0900 63.1100 63.1800 49.0303 60.0200(c) 60.0200 60.0lOO(a) 40.1400 CHILD CARE Child care center defined . ... ... .. .... .. . Child caring institution defined . . ..... .. . Child caring institutions, child care centers and boarding schools; specific use regulations . . .... . .. . . . ... .. . . .. .. . ... . 42.0800 CHRISTMAS TREES Temporary permits for the sale of ..... .. . 63.1300 CHURCH MEETINGS Temporary permits for ..... ... .. ..... . . 60.0200(c) CIRCUIT COURTS Board of zoning appeals Appealing decisions of to circuit court .. Board of zoning appeals. See that title 32.0023 42.0700 32.0079(8) CERTIFICATES OF OCCUPANCY Application for certificates . Building permit necessitates certificates Buildings accessory to dwellings Cer.tificates for Certificates for existing uses ......... . Certificates include zoning . . .. . ..... . Certificates required . . Existing uses, certificates for . . . . . . . . Fees for certificates .... Flood hazard areas, certificate of occupancy; obtaining . .. . . . . . Flood hazard areas. See also that title Permits. See also that title Records of certificates Review Temporary certificates CHARITABLE USES Temporary permits for 130.0103(b) Section 130.0208 32.0025 32.0025A 62.0900 �II DETROIT, MICHIGAN CIRCUIT COURTS-Cont'd. Zoning enabling act. See also that title Review by circuit court, § 125.590 of App.A CIRCUSES, CARNIVALS, ETC. Temporary permits for . CITY COUNCIL Amendments to zoning ordinance. See also that title Action by council ... . ...... ... ........ . Initiation of amendment by council . ... . Council, defined ....... . . . ... ... ..... . . . . Defined . .. ... .. . ... . . . ... . . .. . .. . . ..... . CITY PLANNING COMMISSION Designated as zoning commission, establishing policies, rules and regulations, etc .. . .. ... ... . ..... . . ............. . . Duties and staff .. ... . . . . . ........ . ..... . Section CONTROLLED USES-Cont'd. Initiation of application . . ............ . Leisure time and service uses; dispersal uses; minimum distance requirement from schools ........ . ........... . .... . Procedure ...... . .................. . . Resubmission of application for ... . .... . Waivers .................... . . .. ... . Procedure for ...... .. ..... . .. ... . . . 60.0200(c) COURTS Zoning enabling act. See also that title Review by circuit court, appeals to supreme court, § 125.890 of App. A CUSTOM DRESSMAKING Permitted home occupation .. . . . .. .... .. . 60.0000 60.0100 32.0046 D 60.0200(0 CLASSIFICATIONS OF ZONING DISTRICTS Reference to zoning district classifications In other codes and ordinances ........ . 40.1300 DANCES Cabaret defined to include topless dancing, exotic dancing, etc. . . .... . .. .. . . .. . 32.0023 Cabarets. See also that title Taxi dance halls (Regulated Uses) . . . .... . 66.0000 et seq. Taxi dance halls (Regulated Uses). See that title COMMUNICATIONS ANTENNAS Regulation of .. . . . ...... . . : . . . . . . . . . . 42.0900 et seq. Antennas. See that title DEFINITIONS Airport definitions .. .. ......... .. .... . 32.0008 Enumeration . . .. .. . . .... . .... . ..... . 32.0002 et seq. Historic land marks and districts Ordinance for the preservation of; definitions, § 25-2-2 of App. C Sign definitions ...... .. . . . . ... . ..... . 130.0100 64.0200 60.0200 DENSITY Antenna density restrictions .. ......... . 42 .1219 PD Planned development district .... . .. . 110.0202 R3 Low density residential district . . . ... . 83.0100 et seq. R3 Low density residential district. See that title R5 Medium density residential district . . .. 84.0100 et seq. R5 Medium density residential district. See that title R6 High density residential district . . ... . 86.0100 et seq. R6 High density residential district. See that title 67.0400 COMPATIBILITY REQUIREMENTS Rl Single-family residential district . . . . . . R2 Two-family residential district . . . .... . 81.0200 82.0200 CONDITIONAL USES Conditional uses existing on effective date of this ordinance, etc ........ . ..... . 46.0000 CONFLICTS Conflicting regulations .. . . . .......... . 40.0200 DEPARTMENTS AND OTHER AGENCIES OF-CITY Board of zoning appeals . ...... . ... .. .. . 62.0100 et seq. Board of zoning appeals. See that title City planning commission . . .. . .. . . .. .. . 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . .. . . ..... .. . .. . . . . 60.0200 Community and economic development department. See that title CONGESTED AREAS Zoning enabling act. See also that title Regulation of congested areas, § 125.583 of App. A CONTROLLED USES Conditions . . .. . ....... .. ... . . ... ... . Damaged uses, reconstruction of ...... . . Effective period .. ... . . ..... .. . .... . . . 68.0000 68.0400 68.0600 68.0200 68.0100 COUNCIL. See: City Council 64.0700 64.0200 32.0030 32.0029 CLASSIFICATION Maintaining map or maps showing current zoning classification .... .. ........ . COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT Amendments to zoning ordinance. See also that title Initiation of amendment . ........... . Duties ...... . ......... .. ........... . Industrial review committee. See also that title Committee shall serve in advisory capacity . Section 68.0300 68.0500 68.0800 68.0700 Supp. No. 11 552 I I I I I I �II II II JI ZONING INDEX DEPARTMENTS AND OTHER AGENCIESCont'd. Department of buildings and safety engineering ...... .. .. . . ... . ... ... . .. . .. . Hist.oric designation advisory board, § 25-2-34 et seq. of App. C Historic land marks and districts. See that title Historic district commission, § 25-2-40 et seq. of App. C Historic land marks and districts. See that title Section 63.0100 Supp. No.11 552.1 �II II ZONING INDEX HEARINGS-Cont'd. Section Regulated uses, hearings on petitions for .. 66.0100 et seq. Regulated uses. See also that title Zoning enabling act. See also that title Board of appeals, hearings, § 125.585 of App.A Ordinances, enactment; public hearings, § 125.584 of App. A HEAT Industrial review committee's duties and functions re ........................ . HISl'ORIC LAND MARKS AND DISTRICTS-Cont'd. Commission Historic district commission . See within this title that subject Definitions ....... .................. . Designation of area as historic district Withdrawal of designation .... .. ..... . Districts designated Alexander Chapoton House Historic District Arden Park-East Boston Historic District Atkinson Avenue Historic District .... Beritmeyer-Tobin Building Historic District Berry Subdivision Historic District .... . Brush Park Historic District ......... . Campbell Symington House District ... . Cass Avenue Methodist Episcopal Church Historic District ............... . Chalfonte Apartments Historic District . Chene House Historic District ........ . Church of Our Savior-Leesville Historic District ...................... . Corktown Historic District Croul-Palms House Historic District .... Detroit Cornice Slate Building Historic District ............. .. ....... . D. M. Ferry and Company Superintendent's House Historic District. . . . . . . . .. . . East Ferry Avenue Historic District ... . East Frederick A venue Historic District . Engine House No. 11 Historic District ... First Unitarian-Universalist Church Historic District .................. . Frank H . Beard School District ....... . Glove Tobacco Building Historic District Indian Village Historic District ....... . .Lee Burt House Historic District .... .- .. Mackenzie House Historic District .... . Madison-Harmonie Historic District ... . McGregor Carriage House Historic District . Most Holy Trinity Historic District .... . New Center Area historic District ..... . Oakman Boulevard Historic District ... . Orchestra Hall Historic District ...... . Palms Apartment Historic District .... . Parker House Historic District ....... . Peterboro-Charlotte Historic District .. . Scarab Club Historic District ......... . St. Albertus Historic District ......... . St. Charles Borromeo R. C. Parish Historic District . . . . . . . . . . . . . . . . . . . St. John C.M.E. Church Historic District St. John's-St. Luke Evangelical Church Historic District . ·...... .... .... . St. Josephat Historic District ......... . St. Joseph's R. C. Church Historic District 67.0400 HEIGHT REQUIREMENTS, LIMITATIONS Accessory buildings. See also that title 44.0400 Height of accessory buildings . ...... .. . Airports or heliports, special regulations near. See also: Airports 48.0500 Height of buildings or other structures .. Antenna height regulations ....... .... . 42.1009 et seq. Antennas. See that title 91.0700 Bl Restricted business district ......... . 92.0700 B2 Local business and residential district .. 93.0700 B3 shopping district .................. . 94.0700 B4 General business district .... ..... .. . 96.0700 B6 General services district ............ . Bulk regulations. See also that title 45.0900 Exceptions to height regulations ...... . 90.0700 Business districts generally ........... . Exceptions to height regulations .. ..... . . 45.0900 100.0700 Industrial districts generally .......... . 101.0700 Ml Limited industrial district .......... . 102.0700 M2 Restricted industrial district .. .. .... . 103.0700 M3 General industrial district .......... . 104.0700 M4 Intensive industrial district . ....... . 105.0700 M5 Special industrial district . ... ...... . 81.0700 Rl Single-family residential district ..... . 82.0700 R2 Two-family residential district ..... .. . 80.0700 Residential districts generally ......... . Signs. See also that title 130.0201 Signs, general height limits ............ . 114.0600 TM Transitional-industrial district ... .. . 116.0700 Wl Waterfront-industrial district .. .... . HELIPAD, HELIPORT, ETC. Airport definitions ... .. ......... .... . . Antenna restrictions near ... . ......... . Special regulations near . ... .......... . Airports. See that title HISTORIC LAND MARKS AND DISTRICTS (Ordinance for the preservation of-Appendix C) (Note-Section citations refer to section numbers of Code. See the Editor's note for App. C) Board Historic designation advisory board. See within this title that subject Budgeting, subject of ................. . 32.0008 42.1010 48.0000 25-2-9 Supp. No. 11 555 Section 25-2-2 25-2-8 25-2-105 25-2 -79 25-2-97 25-2 -70 25-2-66 25-2-76 25-2-68 25-2-113 25-2-101 25-2-107 25-2-71 25-2-103 25-2-98 25-2-85 25-2-114 25-2-80 25-2-102 25-2-65 25-2-78 25-2-99 25-2-108 25-2-81 25-2-109 25-2-67 25-2-115 25-2-94 25-2-95 25-2-89 25-2-117 25-2-82 25-2-77 25-2-90 25-2-100 25-2-72 25-2-69 25-2-111 25-2-116 25-2-86 25-2-93 25-2-83 �DETROIT, MICHIGAN HISTORIC LAND MARKS AND DISI'RICTSCont'd. State Savings Bank Buil ding H istoric District .................. . ... . Sweetest Heart of Mary Roman Catholic Parish H istoric District .......... . Trinity Episcopal Church Historic District Trinity Lutheran Church Historic District Trowbridge House Historic District ..... Trumbull A venue Presbyterian Church Historic District . . ............. . Turkel-Benbow House Historic District . West Canfield Historic District . . .. .. . . West Village Historic District . ....... . Withdrawal of designation ........... . Women 's Exchange Building Historic District ............ .. ....... . . Effects of projects on districts ...... . ... . Enforcement of provisions .... .. ....... . Enumeration of districts and landmarks . . Establishment ...... . ............... . Finances Appropriations, annual budget, etc . . .. . Flood hazard areas, exemptions for historic structures ....... .. .. . .......... . H Historic districts .. . ......... . .. . ... . Historic designation advisory board Ad hoc members ... ...... . ......... . Composition ... . ......... . ..... . .. . Establishment ....... .. ......... . . . Meetings . .. . .. . .................. . Potential districts, listing of ......... . . Removal of appointed members .... . .. . Reports and hearings ............. . . . Staff and assistance .. . . ...... .. .... . Terms ..... . .. . . .. ..... . ......... . Vacancies, filling . ........ .. .... . .. . Historic district commission Appeal of decisions . ............ ... . . Composition ..... . ........ ... ..... . Enforcement of provisions . .. ..... . .. . Established ......... . .. . .... . .. . .. . Meetings by other departments and agencies Participation in .. . ..... . .. .. . . ... . Powers and duties .................. . Removal of members ............... . Staff . ....................... . ... . Terms of members ................. . Vacancies , filling ......... . ........ . Work permit . See within this t itle that subject Interior features Consideration of ........... . Ordinance for t he preservation of . ... . . Ordinary repairs permitted ........ . . Permits Work permits . See within this ti tl e that subject msroruc LAND MARKS AND DISTRICTSCont'd. Purpose ......................... . . . Repairs Ordinary repairs permitted ...... .. .. . Severability of provisions .......... . Wit hdrawal of designation ........ . .. . . Work permit Application for .................. .. . Review of applications in proposed districts for informations purposes .. Denial .................... . .... . . . Emergency issuance ................ . Exterior appearance Conditions required to perfor m work affecting .................... . Historic district commission Approval forwarded to building department ....................... . Considerations for approval by ....... . Determinations of ................ . Public hearing .................... . Required ......................... . Section 25-2-96 25-2-84 25-2-75 25-2-74 25-2-87 25-2-88 25-2-7 3 25-2-104 25-2-92 25-2-8 25-2-91 25 -2-7 25-2-10 25-2-3 25-2-4 25-2-9 49.0900 70 .0500 25-2-36 25-2-35 25-2-34 25-2-40 25-2-43 25-2-38 25-2-42 25-2-41 25-2-37 25-2-39 25-2-5 40 .1500 25 -2-6 556 25-2-19 25-2-27 25-2-26 25-2-2 1 25-2-22 25-2-25 25-2-20 25-2-24 25-2-23 25-2-18 HOMES, CENTERS OR SCHOOLS Facilities for the care, boarding or teaching children ... . .............. . ..... . 42 .0800 66.0100 . 66 .0200 66.0500 32 .0048 . 32 .0062 66 .0300 66 .0000 66 .0100 66 .0400 32 .0050 IDENTIFICATION SIGNS Defined ............................ . Signs. See also that title 130.0103(d) ILLUMINATED SIGNS Defined ........................ . ... . Signs. See also that title 130.0104(c) IMPROVEMENTS Development improvement area ........ . Zoning enabling act. See al so that title Provisions re improvements, § 125.584e of App. A . Supp. No. 11 25-2-6 25-2-11 25-2-8 32 -0046 HOUSE TRAILER Defined ............................. 25-2-56 25-2-55 25-2-53 25-2-57 25-2-52 25-2-54 25-2-1 HOME OCCUPATION Defined ............................ . HOTELS, MOTELS (Regulated Uses) Application for , granting, etc ........... . Conditions and guarantees ....· ....... . . Damaged regulated uses Reconstruction of . . . . . . . . . . . . . . .... . Defj.nition of " hotel" ................. . Definition of " motel" ................. . Denial of application for regulated use,· effect of . ......................... .. Generally ........... . .............. . Procedure ......... ' . . ............... . Revocation of grant .................. . 25-2-58 25-2-51 25-2-10 25-2-50 Section 140.0000 I 1 1 1 ] �ark A. Wyckoff 400 verett Or. a sing , tch. 48915 FR~M THE UBRARY OF _e _Jannmg & Zoning Center, Inc. CITY OF DETROIT OFFICIAL ZONING ORDINANCE Published by BUILDINGS AND SAFETY ENGINEERING DEPARTMENT 1980 �EDITOR'S NOTE Ordinance 390-G, commonly called the ZONING ORDINANCE, became effective December 22, 1968. Information concerning district classification or regulations pertaining to any specific property can be obtained from the Building & Safety Engineering Department, the City Planning Commission or the Community of Economic Development Department. COLEMAN A. YOUNG, Mayor CITY COUNCIL ERMA HENDERSON, President Maryann Mahaffey Nicholas Hood Clyde Cleveland Jack Kelley Kenneth V. Cockrel Herbert F. McFadden, Jr. David Eberhard William G. Rogell JAMES H. BRADLEY, City Clerk STANLEY GRUSZKOWSKI, City Treasurer CITY PLANNING COMMISSION COMMISSIONERS Aubrey Agee Gloria Robinson Victoria Buckley Mary Robinson Virginia Cantrell Donald Scheible Richard Devor Gladys Woodard Barbara Mays OFFICERS DONALD SCHEIBLE, Vice-Chairperson BARBARA MAYS, Chairperson DONALD BROWNELL, Director iii �City of Detroit BOARD OF ZONING APPEALS 17th FLOOR WATER BOARD BUILDING DETROIT, MICHIGAN 48226 LAURA E. MOSELEY, Executive Secretary FRANK RUSSELL, JR. BRONSON GENTRY ADOLPH DELUE REGINALD D. McGHEE R. THOMAS VIGLIOTTI JOSEPH P . SOLAKA DR. CHARLES G. ADAMS WILLIAM BEACH, Assistant Corporation Council Legal Adviser EXECUTIVE PERSONNEL BUILDINGS AND SAFETY ENGINEERING DEPARTMENT -1980- CREIGHTON C. LEDERER .. . .. ...... ................. . . Director ANDREW F . CLAYTON .. . .................. . ... . . Deputy Director ALBERT H. THOMAS ....... . . .. .. Code and Zoning Administrator JOY A PERSON ... .... .. .... ... Chief, Licenses and Permits Division FRED D. WATTS, JR. .. ... . ..... Chief, Buildings Inspection Division ARNOLD E. BRANDT . .......... Chief, Housing Inspection Division ROBERT J. LOWE . . ..... . ..... . Chief, Electrical Inspection Division GORDON M. SMART ... . .. Act. Chief, Plumbing Inspection Division SAMUEL SCHUGAR ... Chief, Safety Engineering Inspection Division V �'ZONING ORDINANCE OF DETROIT, MICHIGAN CITY CODE REVISION COMMITTEE Thomas R. Killian, Chairman Amelie Allen Michael W. Kerwin Michael E. Turner Copies may be secured at Cashier's Window Buildings & Safety Engineering Department 4th Floor City-County Building I I I I I I I I I I CAUTION The granting of an appeal by the Zoning Board of Appeal pertains only to Zoning regulations. The grant does not abrogate or release the grantee from complying with all laws relating to safety, stability, health, etc., as required by the Building, Housing, Electrical, Plumbing and other Municipal Codes. vi l rJ l 1 1 �DETROIT, MICHIGAN OFFICIAL ZONING CODE TABLE OF CONTENTS Page Supp.No.3 Article I Intent and Purpose ............................... . 1 Article II Short Title ...................................... . 2 Article III Rules and Definitions ........................... . 30.0000 Rules for Construction of Article and Section Numbers 31.0000 Rules for Construction of Language ................ . 32.0000 Definitions ...................................... . 2 2 2 3 Article IV General Provisions .............................. . 40.0000 Interpretation .................................... . .0100 Regulations are Minimum ....................... . .0200 Conflicting Regulations ......................... . .0300 Unlawfully Existing Buildings ................... . .0400 Boundaries .................................... . .0500 Uses to Conform to Regulations .................. . .0600 Permits Issued Prior to Effective Date ............ . .0700 Termination of Permits ......................... . .0800 Permitted with Approval or Regulated Use Permits ........................................... . Permitted Uses Without Buildings ............... . .0900 Prohibited Means of Access ..................... . . 1000 Notification of Property Owners ................. . .1100 Ordinance Not a Permit ......................... . .1200 References to Zoning District Classifications in .1300 Other Codes and Ordinances .................... . .1400 Summary District Charts ........................ . .1500 Ordinance for the Preservation of Historic Landmarks and Districts ............................. . .1600 Conditions on Variances, Exceptions, Modifications 13 13 13 13 14 14 14 14 15 15 15 15 15 15 15 16 16 16 41.0000 Separability ..................................... . .0100 Provisions Held Invalid ......................... . .0200 Application of Provisions Held Invalid ............ . 16 16 16 42.0000 Regulations for Specific Uses ...................... . Exemptions .................................... . .0100 Trailer Coaches ................................ . .0200 Temporary Uses Permitted ...................... . .0300 Voting Place ................................... . .0400 Abandoned, Vacated, or Converted Motor Vehicle .0500 Filling and Service Stations ..................... . Construction of Motor Vehicle Filling and Service .0600 Stations ....................................... . Abandoned, Vacated, or Converted Drive-In Res.0700 taurants, Fast-Food Restaurants, or Carry-Out Restaurants ....................................... . 16 16 17 17 17 vii 17 18 19 �DETROIT, MICHIGAN Page Homes, Centers or Schools for the Care, Boarding or Teaching of Children . .. . .... . .. . . . .. .. ..... . .... . 43.0000 Principal Buildings ... . ... . .. .. .. . . .. . . ..... . . .. .. . Number of Buildings on a Zoning-Lot . ..... . ..... . .0100 Location of Principal Buildings ....... . ... . ...... . .0200 .0800 Supp.No.3 20 20.1 20.1 21 44.0000 Accessory Buildings ................. . ............ . Time of Construction ....... . .... . ... . .......... . .0100 Location of Principal Buildings . ...... . .......... . .0200 Percentage of Required Yard Occupied and Required .0300 Setbacks . ..... . .. . ......................... . ... . Height of Accessory Buildings ................... . .0400 Corner-Lot Requirements . . . . ................... . .0500 21 21 21 45.0000 Bulk Regulations .......... .. .............. . ...... . Continued Conformity with Bulk Regulations ..... . .0100 Division of Zoning-Lot . .. ............... . ....... . .0200 Separate Ownership of Dwelling Units .... . ....... . .0300 Alley as Part of Lot . ....... . ........ .. .......... . .0400 Street as Part of Required Yard . .... . . . ......... . .0500 Side Yard Reduction for Offsets ................. . .0600 Location of Required Yards ..................... . .0700 Projections into a Required Yard ................ . .0800 Exceptions to Height Regulations ................ . .0900 .1000 Maximum Street Width .. .. . ...... .. .... . .... . . . . . 1100 Park as Part of Street . .. .. ............. . ... . .... . 21 21 21 21 22 22 22 22 22 23 23 23 46.0000 Conditional Uses, Special Approval Uses, Board Grants, and Site Plan Approvals, Existing on the Effective Date of This Ordinance, Under a Zoning Ordinance Effective Prior Hereto . .. . .. .. . . ........ . 23 47.0000 Off-Street Parking and Loading Facilities .... ... . . . . .0100 Off-Street Parking Requirements . . . . . ..... . . . ... . .0200 Off-Street Loading and Unloading Requirements . . . 24 24 33 48.0000 Special Regulations Near Airports or Heliports .... . . . .0100 General Provisions . . . . .... . ... . . . . .. ....... . . ... . .0200 Definitions ... . .. . . .. .. . . . . .. . .. . .... ..... .... . . . .0300 Designation of Areas .. ... . .. . ... . . . . .. .. . . . . .... . .0400 Uses Permitted . .... . .. . ... . . . . ... .. ... .. .. .. . .. . .0500 Height of Buildings or Other Structures ...... . . .. . .0600 Permitted Projections Within Any Flight Obstruction Area . . ... . .. . .. . .. .. . . .. ... . . ... . .. .. .. .. . . . . . . .0700 Marking or Lighting of New or Existing Hazards to Air Navigation ... . . . ... . . . ..... .. . . . . .. . . . . . . . .0800 Appeals ..... . .. . .................... . ..... . ... . 49.0000 Flood Hazard Areas . .... . . . ... . ..... . .. . ..... . . ... . . . .0100 Intent ...... .. . . ... . ..... ..... . . ... ... ... . ... . .. . . . . .0200 Delineation of the Flood Hazard Overlay Area ... ........ . .0300 Development Permit . ..... . . . ... ..... . . . .. . ... . . . .. .. . 35 35 35 37 37 37 viii 21 21 21 37 37 37 37 37 38 38 I I I I I I I I I ] �TABLE OF CONTENTS-Cont'd. Page General Standards for Flood Hazard Reduction .... .. . .. . Specific Base Flood Elevation Standards . . . ... . . . . . .... . Mobile Homes Standards ......... . . . ..... . . . ......... . Standards for Areas of Shallow Flooding ...... . ..... . . . . Floodway Protection Standards . ... .. ....... . . .. ...... . Exemption of Historic Structures ..... .. .... ..... ..... . Disclaimer of Liability .. . ... . ...... . ............. . .. . . 38.1 38.2 38.2 38.3 38.3 38.3 38.3 Article V Nonconforming Buildings, Structures and Uses . . . . . . 50.0000 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38.3 38.3 51.0000 Continuance of Nonconforming Buildings, Structures and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38.3 52.0000 Termination of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Non-Conforming Uses of Land . . . . .... ..... . . .. ... .0100 Non-Conforming Advertising Signs........ . . . .... . .0200 Vacancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 38.4 38.4 38.4 38.4 53.0000 Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Uses Within Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Uses Conducted in the Open . . . . . . . . . . . . . . . . . . . . . .0200 Effect of Change of Use ... : .. ... ......... . ..... . . .0300 Change of Tenancy or Ownership . . . . . . . . . . . . . . . . . .0400 38.4 38.4 39 39 39 .0400 .0500 .0600 .0700 .0800 .0900 .1000 -II 54.0000 Structures Not Conforming to Specification Requirements . .. . ....... . .. . ..... . ..................... . . Alteration, Conversion, Modification, or Repair of .0100 Such Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 39 55.0000 Expansion of Non-Conforming Uses.... . ..... . ... . . . Non-Conforming Uses Within Buildings or Structures .0100 Non-Conforming Use of Land . . . . . . . . . . . . . . . . . . . . .0200 Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 40 40 40 40 56.0000 Alterations or Enlargement of Non-Conforming Buildings or Structures Occupied by Non-Conforming Uses 40 57.0000 Restoration or Repair of Damaged Non-Conforming Buildings or Structures Occupied by Non-Conforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 58.0000 Acquisition of Non-Conforming Buildings, Structures, or Uses........... . ............................... 41 Article VI Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60.0000 Zoning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Duties and Staff. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0200 Duties of Community and Economic Development Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 42 42 62.0000 Board of Zoning Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Board of Zoning Appeals Established. . . . . . . . . . . . . . 43 43 Supp.No.a ix 42 �DETROIT, MICHIGAN Page .0200 .0300 .0400 .0500 .0600 .0700 .0800 .0900 Meetings, Records, and Procedures ............... . Appeals to the Board ......... ................. . . Powers and Duties .............................. . Effect of Denial ................................ . Revocation ..................................... . Limitations on Power ........................... . Effective Date .................................. . Appeals from the Board ......................... . 63.0000 Administrative and Enforcement Provisions ........ . Enforcement ................................... . .0100 Permit Review ................................. . .0200 Certificate Review .............................. . .0300 Plats .......................................... . .0400 Permits for New Use of Land .................... . .0500 Permits for New Use of Buildings ................ . .0600 Permits Required ............................... . .0700 Building Permit Necessitates Certificate .......... . .0800 Certificates Required ........................... . .0900 Certificates Include Zoning ...................... . .1000 Certificates for Existing Uses .................... . .1100 Temporary Certificates .......................... . .1200 Temporary Permits for the Sale of Christmas Trees .1300 Records of Certificate ........................... . .1400 Certificates for Buildings Accessory to Dwellings .. . .1500 Application for Certificates ...................... . .1600 Final Inspection ................................ . .1700 Permit and Certificate Fees ..................... . .1800 Floodplain Management Administrative Duties ......... . .1900 Flood Hazard Area Application Information ........... . .2000 64.0000 Amendments .................................... . Authority ...................................... . .0100 Initiation of Amendment ........................ . .0200 Petition for Amendment ........................ . .0300 Processing of Petitions .......................... . .0400 Public Hearing Required ........................ . .0500 Notice of Hearing .............................. . .0600 Action by Council .............................. . .0700 65.0000 Permitted with Approval Uses ..................... . Purpose ....................................... . .0100 Initiation of Application ......................... . .0200 Procedure ..................................... . .0300 Standards ............. ......... ............... . .0400 Conditions, Guarantees and Modifications ........ . .0500 Effect of Denial ................................ . .0600 Revocation ..................................... . .0700 Reconstruction of Damaged Permitted with Approval .0800 Uses .......................................... . Supp.No.3 l[ 43 44 44 49 49 50 50 50 50 50 50 50 50 50 51 51 51 51 51 51 51 51 51 51 52 52 52 52 52 52.1 52.1 52.1 52.1 52.1 52.1 52.1 52.1 I I 52.2 52 53 53 54 54 54 55 55 l 1 �TABLE OF CONTENTS-Cont'd. P age 66.0000 Regulated Uses .. .. . ............................. . .0100 Procedure .. . ..... . .... . ...... . ................ . .0200 Conditions and Guarantees ... . .................. . .0300 Effect of Denial ............. . .................. . .0400 Revocation . . ....... ... .. . ...... .. .. . ........... . .0500 Reconstruction of Damaged Regulated Uses . . .... . . 67.0000 Industrial Review Committee ...................... .0100 Industrial Review Committee-Creation ........... .0200 Personnel of the Committee ..................... .0300 Officers ........................................ .0400 Duties and Functions ..... . ... . ................. Meetings, Records and Procedures .. .......... . .. .0500 55 55 57 58 58 58 . . . . . . 58 58 58 58 58 59 68.0000 Fees . . .... . ..... ... .. . .............. . ........... . 59 69.0000 Violations and Penalties . . ... . ........ . ..... . .... . . 59 Supp.No.a x.i �TABLE OF CONTENTS-Cont'd. Page Article VII Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.0000 General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Residential Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0200 Business Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Industrial Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0400 Special Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 H. Historic Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 60 60 60 60 60 60 71.0000 Maps ........................................... . 60 Article VIII Residential Districts ........................... . 80.0000 General Requirements ............................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ........... . ....... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0600 Building Bulk, Yard, and Recreational Space Requirements ..................................... . Height Requirements ........................... . .0700 Lot Coverage Requirements ..................... . .0800 Signs .......................................... . .0900 Off-Street Parking and Loading Requirements .... . .1000 60 60 60 61 61 61 81.0000 Rl Single-Family Residential District .............. Uses Permitted as a Matter of Right ............. .0100 Compatibility Requirements ..................... .0200 Permitted with Approval Uses ................... .0300 Lot Size Requirements .......................... .0400 Yard Requirements ............................. .0500 Height Limitations ............................. .0700 Lot Coverage ................................... .0800 . . . . . . . . 66 67 67 68 71 71 73 73 82.0000 R2 Two-Family Residential District ................ . Uses Permitted as a Matter of Right ............. . .0100 Compatibility Requirements ..................... . .0200 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Height Limitations ............................. . .0700 Lot Coverage ................................... . .0800 73 73 73 74 78 78 79 80 83.0000 R3 Low Density Residential District ............... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Building Bulk and Recreational Space Requirements .0600 Lot Coverage ................................... . .0800 80 80 81 84 84 86 87 84.0000 R4 Thoroughfare Residential District .............. . Uses Permitted as a Matter of Right ............. . .0100 87 87 xi 63 66 66 66 66 �DETROIT, MICHIGAN Page Permitted with Approval Uses .. . ................ . Lot Size Requirements .......... . ............... . Yard Requirements ............................. . Building Bulk and Recreational Space Requirements Lot Coverage ................................... . 88 88 89 90 91 85.0000 R5 Medium Density Residential District ............ . Uses Permitted as a Matter of Right ....... . ..... . .0100 Permit ted with Approval Uses . .................. . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ........ . ................ . ... . .0500 Building Bulk and Recreational Space Requirements .0600 Lot Coverage ......... . ......................... . .0800 91 91 92 93 94 96 97 86.0000 R6 High Density Residential District ............... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses . . ................ . . .0400 Lot Size Requirements ............... . .......... . .0500 Yard Requirements . . .................. . ........ . .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage ............ . ....... . .. . ....... . ... . 97 97 98 99 99 101 102 Article IX Business Districts ............................... . 90.0000 General Requirements ..... . ..... .. ........ . ...... . .0100 Uses Permitted as a Matter of Right ........ . .... . .0300 Permitted with Approval Uses . .................. . .0400 Lot Size Requirements . ........ . ....... . .. ... ... . .0500 Yard Requirements .......... . ......... . ... . .... . .0600 Building Bulk Limitations . ..... . ................ . .0700 Height Requirements ........ . ............. . .... . .0900 Signs ............ . ....................... . ..... . .1000 Off-Street Parking and Loading Requirements .... . 102 102 102 102 102 102 103 103 103 103 91.0000 Bl Restricted Business District .................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ........ . ... . ...... . .0400 Lot Size Requirements ............. . ............ . .0500 Yard Requirements ............... . . . .. . .... . . . . . .0600 Building Bulk Limitations ....................... . .0700 Height Limitations .......... . ........... . ...... . .0800 Site Regulations .. . .......... . .......... . .. . .... . 103 103 104 104 105 106 106 106 92.0000 B2 Local Business and Residential District ......... . .0100 Uses Permitted as a Matter of Right ..... .. ...... . .0300 Permitted with Approval Uses ..... . . . ... . . . ..... . .0400 Lot Size Requirements .................... .... .. . .0500 Yard Requirements ..... . . . .. . ... . .............. . .0600 Building Bulk Limitations ... . ... . ............... . .0700 Height Limitations ..... . ....................... . 106 106 107 112 112 114 114 93.0000 B3 Shopping District ... . ... . ........ . . . ..... ... .. . .0100 Uses Permitted as a Matter of Right . ... . .. ... . . . . 114 114 .0300 .0400 .0500 .0600 .0800 xii ~ I I I I I I ~ I 1 1 �TABLE OF CONTENTS-Cont'd. 96.0000 B6 General Services District ....................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0700 Height Limitations . ............................ . Page 115 117 117 117 118 118 120 126 126 127 127 127 128 130 131 131 131 131 132 133 134 134 134 Article X Industrial Districts .............................. . 100.0000 General Requirements ............................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ............................. . .0700 Height Requirements ........................... . .0900 Signs .......................................... . .1000 Off-Street Parking and Loading Requirements .... . 134 134 134 135 135 135 136 136 136 101.0000 Ml Limited Industrial District .................... .0100 Uses Permitted as a Matter of Right ............. .0300 Permitted with Approval Uses ................... .0400 Lot Size Requirements .......................... .0500 Yard Requirements ............................. .0700 Height Limitations ............................. . . . . . . 136 136 136 137 137 137 102.0000 M2 Restricted Industrial District .................. .0100 Uses Permitted as a Matter of Right ............. .0300 Permitted with Approval Uses ................... .0700 Height Limitations ............................. . . . . 138 138 103.0000 M3 General Industrial District ..................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations ............................. . 138 .0300 .0400 .0500 .0700 Permitted with Approval Uses ................... Lot Size Requirements .......................... Yard Requirements ............................. Height Limitations ............................. . . . . 94.0000 B4 General Business District ...................... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Lot Size Requirements .......................... . .0400 Yard Requirements ............................. . .0500 Building Bulk Limitations ....................... . .0600 Height Limitations .................. , .......... . .0700 95.0000 B5 Major Business District ........................ . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0400 Lot Size Requirements .......................... . .0500 Yard Requirements ...... . ...................... . .0600 Building Bulk Limitations ....................... . Supp. No. 2 xiii 138 138 138 139 139 �DETROIT, MICHIGAN Page 104.0000 M4 Intensive Industrial District ................... . .0100 Uses Permitted as a Matter of Right ............. . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations . . ........ . .................. . 139 139 140 140 105.0000 M5 Special Industrial District ..................... . .0100 Uses Permitted as a Matter of Right . ............ . .0300 Permitted with Approval Uses ................... . .0700 Height Limitations ............................. . 140 141 141 142 Article XI Special Districts ................... . ............ . 110.0000 PD Planned Development District ................. . .0100 Procedures ....... . ............................. . .0200 Regulations . .. ....... . ......................... . .0300 Department Policy . . . ..... ... .... . ...... . ...... . .0400 Modification of Approval Plans .... . ..... . ....... . .0500 Abandonment ....... . ...................... . ... . 142 142 142 143 143 143 144 111.0000 Pl Open Parking District ................. . . . ..... . Uses Permitted as a Matter of Right ............. . .0100 Permitted with Approval Uses ................... . .0300 Use Limitations . . ........ . . . .................. . . .0400 Ingress and Egress ......... . ... . ................ . .0500 Yard Requirements ......... . .. . ................ . .0600 Yard Treatment .......... .. . . . . ................ . .0700 Protective Wall ............... . ................. . .0800 Surface of Parking or Storage Area ............... . .0900 Lighting ..... . ................................. . .1000 Modifications .................................. . .1100 112.0000 PC Public Center District ... . ... . ..... . ........... . .0100 Uses Permitted as a Matter of Right ............. . .0200 Department Review . ..... . ...................... . .0300 Bulk Limitations ....... . ............. . ......... . 144 144 144 144 144 145 145 145 145 146 113.0000 PCA Restricted Central Business District ..... . ..... . .0100 Uses Permitted as a Matter of Right .. . ........ .. . .0l00A Permitted With Approval Uses . .... .. ........... . .0200 Department Review . ....... . . . ..... . ............ . .0300 Bulk Limitations ..... . . . . . . .. .................. . 146 146 146 146 146 147 147 148 148 148 148 114.0000 TM Transitional-Industrial District ........... . .... . 148.l .0100 Uses Permitted as a Matter of Right ............. . 150 .0300 Permitted with Approval Uses ............ . ...... . 151 .0500 Yard Requirements ... . ......................... . 152 .0600 Bulk and Height Limitations . ................... . 152 .0900 Signs ............................ . ............. . 152 .1000 Off-Street Parking and Loading Requirements .... . 115.0000 PR Parks and Recreation ..... . ................... . .0100 Uses Permitted as a Matter of Right ...... . ...... . .0200 Community and Economic Development Department Review .. .. . .. . . . .. . . . . . ..... . ........ . ........ . Supp. No. 2 152 152 153 l I I I I I I ~ I 1 xiv I �TABLE OF CONTENTS-Cont'd. Page .0900 Signs .......................................... . .1000 Off-Street Parking .............................. . 116.0000 Wl Waterfront-Industrial District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0200 Uses Permitted Subject to the Approval of the Division of Air Pollution Control. . . . . . . . . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements.............................. .0700 Height Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 153 153 153 153 153 153 154 155 .0900 Signs........................................... 155 .1000 Off-Street Parking and Loading Requirements . . . . . 155 118.0000 SDl Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0200 Uses Permitted Subject to Department Review of Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0400 Lot Size Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage.................................... .1000 Off-Street Parking and Loading Requirements . . . . . 155 156 156 157 157 158 160 160 160 119.0000 SD2 Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right . . . . . . . . . . . . . . .0300 Permitted with Approval Uses . . . . . . . . . . . . . . . . . . . . .0400 Lot Size Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . .0500 Yard Requirements.............................. .0600 Building Bulk and Recreational Space Requirements .0800 Lot Coverage.................................... .1000 Off-Street Parking and Loading Requirements . . . . . 160 160 161 162 163 164 165 165 120.0000 SD3 Special Development District . . . . . . . . . . . . . . . . . . .0100 Uses Permitted as a Matter of Right, Subject to Community and Economic Development Department Review of Site, Elevation and Landscape Plans . . . . . .0200 Community and Economic Development Department Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 165 Article XIII Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0000 Sign Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0100 Definitions...................................... .0200 General Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0300 Signs in RI, R2, R3, R4, R5, and R6 Districts . . . . . . .0400 Signs in Bl, B2, SDI and SD2 Districts............ .0500 Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4, and M5 Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .0600 Signs in PCA Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . .0700 Signs in TM Districts . . . . . . . . . . . . . . . . .. . . . . . . . . . . .0800 Signs in PC, PD, and Pl Districts . . . . . . . . . . . . . . . . . 166 166 166 167 168 169 xv 165 165 169 170 170 170 �DETROIT, MICHIGAN Page Article XIV Development Improvement Area . . . . . . . . . . . . . . . . . 140.0000 Development Improvement Area . . . . . . . . . . . . . . . . . . . . 171 171 Article XV Zoning Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 175 Appendices A The Zoning Enabling Act of Michigan Act 207 of the Public Acts of 1921 as Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 303 B Summary District Charts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 329 C Ordinance for the Preservation of Historic Landmarks and Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Div. 1 Generally . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-1 Purpose ............................ Sec. 25-2-2 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-3 Enumeration . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-4 Establishment . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-5 Consideration of Interior Features . . . . Sec. 25-2-6 Ordinary Repairs Permitted . . . . . . . . . Sec. 25-2-7 Effects of Projects on Districts . . . . . . . Sec. 25-2-8 Withdrawal of Designation . . . . . . . . . . . Sec. 25-2-9 Subjects of Budgeting . . . . . . . . . . . . . . . Sec. 25-2-10 Enforcement . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-11 Severability . . . . . . . . . . . . . . . . . . . . . . . . Secs. 25-2-12-25-2-17 Reserved . . . . . . . . . . . . . . . . . Div. 2 Work Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-18 Required ........................... Sec. 25-2-19 Application . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-20 Consideration for Approval by Historic District Commission . . . . . . . . . . . . . . . . Sec. 25-2-21 Emergency Issuance . . . . . . . . . . . . . . . . Sec. 25-2-22 Conditions Required to Perform Work Affecting Exterior Appearance . . . . . . . Sec. 25-2-23 Public Hearing . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-24 Determinations of Historic District Commission . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-25 Commission Approval Forwarded to Building Department . . . . . . . . . . . . . . . Sec. 25-2-26 Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-27 Review of Applications in Proposed Districts for Informational Purposes . . . . . Secs. 25-2-28- 25-2-33 Reserved . . . . . . . . . . . . . . . . . Div. 3 Historic Designation Advisory Board . . . . . . . . . . . Sec. 25-2-34 Establishment . ... ·. . . . . . . . . . . . . . . . . . Sec. 25-2-35 Composition . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-36 Ad hoc Members . . . . . . . . . . . . . . . . . . . Sec. 25-2-37 Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-38 Removal of Appointed Members . . . . . Sec. 25-2-39 Filling of Vacancies . . . . . . . . . . . . . . . . . xvi 353 353 353 353 355 355 357 357 357 357 357 358 359 359 359 359 359 359 359 359 360 360 360 361 361 361 361 361 361 361 361 362 362 I I I I I I I. J ~ I I �TABLE OF CONTENTS-Cont'd. Sec. 25-2-40 Meetings........... ................ Sec. 25-2-41 Staff and Assistance . . . . . . . . . . . . . . . . Sec. 25-2-42 Reports and Hearings . . . . . . . . . . . . . . . Sec. 25-2-43 Listing of Potential Districts......... Secs. 25-2-44-25-2-49 Reserved . . . . . . . . . . . . . . . . . Div. 4 Historic District Commission . . . . . . . . . . . . . . . . . . Sec. 25-2-50 Established . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-51 Composition . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-52 Terms of Members. . . . . . . . . . . . . . . . . . Sec. 25-2-53 Removal of Members . . . . . . . . . . . . . . . Sec. 25-2-54 Filling of Vacancies . . . . . . . . . . . . . . . . . Sec. 25-2-55 Powers and Duties.................. Sec. 25-2-56 Participation in Meetings by Other Departments and Agencies . . . . . . . . . . . . . Sec. 25-2-57 Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-58 Appeal of Decisions........ ......... Secs. 25-2-59-25-2-64 Reserved . . . . . . . . . . . . . . . . . Div. 5 Districts Designated . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-65 Engine House No. 11 Historic District Sec. 25-2-66 Berry Subdivision Historic District . . . Sec. 25-2-67 Mackenzie House Historic District . . . Sec. 25-2-68 Campbell Symington House Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-69 St. Albertus Historic District . . . . . . . . . . Sec. 25-2-70 Breitmeyer-Tobin Building Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-71 Church of Our Savior-Leesville Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-72 Scarab Club Historic District . . . . . . . . Sec. 25-2-73 Turkel-Benbow House Historic District Sec. 25-2-74 Trinity Lutheran Church Historic District............................... Sec. 25-2-75 Trinity Episcopal Church Historic District............................... Sec. 25-2-76 Brush Park Historic District . . . . . . . . . Sec. 25-2-77 Palms Apartment Historic District . . . Sec. 25-2-78 First Unitarian-Universalist Church Historic District . . . . . . . . . . . . . . . . . . . . Sec. 25-2-79 Arden Park-East Boston Historic District . . Sec. 25-2-80 East Ferry Avenue Historic District. . . . . . . . Sec. 25-2-81 Indian Village Historic District. . . . . . . . . . . . Sec. 25-2-82 Orchestra Hall Historic District . . . . . . . . . . Supp.No.4 Sec. 25-2-83 St. Joseph's R.C. Church Historic District . Sec. 25-2-84· Sweetest Heart of Mary Roman Catholic Parish Historic District . . . . . . . . . . . . . . . . . . . Sec. 25-2-85 Detroit Cornice and Slate Building Historic District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sec. 25-2-86 St. John's-St. Luke Evangelical Church Historic District . . . . . . . . . . . . . . . . . . . . . . . . . xvii Page 362 362 362 362 363 363 363 363 363 363 363 363 364 364 364 364 364 364 366 369 371 373 377 378 381 382 384 387 391 395 397 399 404 407 411 413 415 419 421 �DETROIT, MICHIGAN Sec. 25-2-87 Trowbridge House Historic District ..... . Sec. 25-2-88 Trumbull Avenue Presbyterian Church Historic District ........................ . Sec. 25-2-89 New Center Area Historic District ...... . Page 425 427 430 Comparative Table-Historic Landmark and District Provisions .... .............. .............................. . Comparative Table-Michigan Public Acts .................. . 497 507 Comparative Table-Zoning Ordinances ..................... . 517 Zoning Index ............................................. . 547 I I I I I I t ..J Supp.No.4 xviii I I I �Ordinance No. 390-G DETROIT ZONING ORDINANCE* pu_b lic hearing, which notice was published in an official paper in said City, not less than fifteen days prior to the time of said hearing, and did hold a public hearing at which any and all citizens, parties, or any other party or person of interest did have opportunity to be heard in relation to the said report, its regulations, restrictions, maps, districts and boundaries; Now, Therefore, AN ORDINANCE to establish districts in the City of Detroit; to regulate the use of land and structures therein; to regulate and limit the height, the area, the bulk and location of buildings; to regulate and restrict the location of trades and industries and the location of buildings designed for specified uses; to regulate and determine the area of yards, courts and other open spaces; to regulate the density of population; to provide for the establishment of a program to develop and upgrade the appearance of places of businesses or other establishments and to provide a local assessment district for the payment of the cost of such improvements according to the benefits to be derived therefrom; to provide for the administration and enforcement of this Ordinance; to provide for a Board of Appeals, and its powers and duties; and to provide a penalty for the violation of the terms thereof. IT IS HEREBY ORDAINED BY THE PEOPLE OF THE CITY OF DETROIT: ARTICLE I. INTENT AND PURPOSE This Zoning Ordinance is adopted by the City of Detroit for the following purposes: 1. To promote and to protect the public health, safety, morals and welfare of the community; general 2. To classify all property in such manner as to reflect its peculiar suitability for particular uses; WHEREAS, the City Council of the City of Detroit has appointed the City Plan Commission of said City as a Zoning Commission to recommend the boundaries of districts and appropriate regulations to be enforced therein, and said Zoning Commission did make a preliminary report and did hold public hearings at such times and places as required by the said City Council, and did submit its final report to the said City Council, and 3. To regulate the location, construction, reconstruction, alteration, and use of buildings, structures, and land; 4. To insure adequate light, air, privacy, and convenience of access to property; 5. To conserve property values; 6. To protect all areas of the City from harmful encroachment by incompatible uses; WHEREAS, the said City Council having published a notice of the time and place of a *Editor's note-Printed herein is the Detroit zoning ordinance, ordinance number 390-G, as amended. The amendments are indicated by history notes in parenthesis following the amended section (each history note pertains to the preceding section number which is flush with the left margin and all subsections thereunder, even though any given amendment may have amended only one of the subsections.). There were two (2) word changes made in the text: (1) "common council" was changed to read "City Council" and (2) "Commission" and "City Plan Commission" were changed to read "Community and Economic Development Department", in addition to changes mandated by section 32.0029. All other changes made for clarity are enclosed by brackets. Case law annotations-Zoning in order to reduce prices ·for condemnation constitutes fraud even though for public purposes where the allowed purposes are not suitable uses for the property involved, Grand Trunk Western R. Co. v. Detroit, 326 Mich. 387, 40 N.W.2d 195 (1949); the building department has the Charter power to allow or deny exceptions under the zoning ordinance, but it is subject to the terms and conditions provided in the zoning ordinance, Saraki v. Detroit, 73 Mich. App. 519, N.W.2d 234 (1977). 1 �DETROIT, MICHIGAN Art. I 7. To prevent the overcrowding of land with buildings; the Article in which the Section is located. Thus, Section number 82.0000 is a subdivision of Article VIII. 8. To avoid undue congestion of population; Section numbers, although written as one number, e.g. 82.0701, are actually divided into four parts. If the Section number 82.0701 were broken into its four parts, it would appear as 8-2-07-01. This type of breakdown permits up to 99 subdivisions of each of 99 subdivisions of a major category. If such an exhaustive breakdown of the major category 82.0000 were required, it would appear as 82.9999. A short sequence of how such numbers would appear is given below: 9. To fix reasonable standards to which buildings, structures, and uses shall conform; 10. To lessen congestion in the public streets by providing for off-street parking of motor vehicles and for off-street loading and unloading of commercial vehicles; 11. To facilitate the adequate provision of transportation, water, sewage disposal, education, recreation, and other public requirements; 82.0000 82.0100 82.0200 82.0201 82.0202 82.0203 82.0300 12. To provide for the elimination of nonconforming buildings and structures and for the elimination of non-conforming uses of land; 13. To define the powers and duties of the administrative officers and bodies; 83.0000 14. To provide penalties for violations of the provisions of this Ordinance or any subsequent amendment thereto; and, 15. To provide for a Board of Zoning Appeals and its powers and duties. The only exception to this rule appears in the definitions section where definitions begin with 32.0002 and are continued numerically using every other number for ease in making amendments. ARTICLE II. SHORT TITLE 31.0000 Rules for construction of language. This Ordinance shall be known and may be cited as the Detroit Zoning Ordinance. The following rules for construction of language apply to the text of this Ordinance: 30.0000 Rules for construction of article and section numbers. shown in b) The word "shall" is always mandatory and not discretionary. The word "may" is permissive. Section numbers are always shown in Arabic numerals; however, the first numeral of a Section number will always correspond to c) The phrase "used for" includes "arranged for," "designed for," "intended for," "maintained for," and "occupied for." are always I I I I I I I I a) Words used in the present tense shall include the future; words used in the singular number shall include the plural, and the plural the singular. ARTICLE III. RULES AND DEFINITIONS Article numbers Roman numerals. I 2 J �DETROIT ZONING ORDINANCE § 32.0000 d) The word "person" includes an individual, a firm, a corporation, a partnership, or any other similar entity. Section 32.0007 Adult: e) Unless the context clearly indicates the contrary, where a regulation involves two or more items, conditions, provisions, or events connected by the conjunction "and," "or," or "either ... or," the conjunction shall be interpreted as follows: 1) "And" indicates that all the connected items, conditions, provisions, or events shall apply; 2) "Or" indicates that the connected items, conditions, provisions, or events may apply singly or in any combination. 3) "Either ... or" indicates that the connected items, conditions, provisions, or events shall apply singly but not in combination. An establishment having as a substantial or significant portion of its stock in trade, books, magazines, and other periodicals which are distinguished or characterized by their emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas," (as defined below), or an establishment with a segment or section devoted to the sale or display of such material. f) Adult Book Store. Adult foster care facility. An adult foster care facility is any establishment which provides supervision, assistance, protection or personal care, in addition to room and board, to adults. An adult foster care facility is other than a home for the aged or a nursing home or a mental hospital for mental patients or a pre-release adjustment center. References to Sections shall include the Section referred to and any further sub-section contained therein. Adult motion picture theater. An enclosed building with a capacity of 50 or more persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas", (as defined below) for observation by patrons therein. g) "Use" as a verb, shall be construed as if followed by the words "or is intended, arranged, designed, built, altered, converted, rented, or leased to be used." 32.0000 Definitions. For the purpose of this Ordinance, certain terms used are herewith defined. Adult mini motion picture theater. An enclosed building with a capacity for less than 50 persons used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to "specified sexual activities" or "specified anatomical areas", (as defined below), for observation by patrons therein. 32.0002 Accessory building. A subordinate building or structure on the same zoning-lot, occupied by or devoted exclusively to an accessory use. 32.0004 Accessory use. A use, on the same zoning-lot, naturally and normally incidental to, subordinate to, and devoted exclusively to the main use of the premises. For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual 32.0006 Addition. Any construction or alteration which increases the bulk or extent of a building or structure. stimulation or arousal; 2. Acts of human masturbation, sexual intercourse or sodomy; Supp. No. 1 3 �§ 32.0000 DETROIT, MICHIGAN I I Heliport reference point. A point selected or approved by the Federal Aviation Agency as the approximate center of the heliport. 3. Fondling or other erotic touching of human genitals, pubic region, buttock or female breast. Imaginary surfaces, airport: And "specified anatomical areas" is defined as: Horizontal surface "A". A circular plane, 150 feet above the established airport elevation and having a radius of 15,000 feet from the airport reference point. 1. Less than completely and opaquely covered: (a) human genitals, pubic region, (b) buttock, and (c) female breast below a point immediately above the top of the areola; and Horizontal surface "B". A nearly rectangular plane, 200 feet above ground level, and longitudinally centered on the extended centerline of the major north-south runway at Detroit City Airport. Said plane begins at the periphery of horizontal surface "A", extends in both northerly and southerly directions to the City limits, and is four miles wide, i.e., two miles on either side of the extended runway centerline. 2. Human male genitals in a discernibly turgid state, even if completely and opaquely covered. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 858-G, § 1, 10-23-73; Ord. No. 870-G, § 1, 12-11-73; Ord. No. 322-H, § 1, 4-11-79) 32.0008 Airport definitions. Approach surfaces: Airport. A landing area, runway, or other facility designed, used, or intended to be used for the landing or taking off of aircraft, including all necessary taxiways, aircraft storage and tiedown areas, hangars, and other necessary buildings and open spaces. Instrument approach surface and noninstrument approach surface having a runway at least 5,000 feet in length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach ends of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The instrument approach area surface is 1,000 feet wide for the first 500 feet and then expands uniformly to a width of 3,100 feet at a distance of 6,500 feet from the end of the runway. Airport reference point. A point selected or approved by the Federal Aviation Agency as the approximate center of the landing area. Established airport elevation. The elevation above mean sea level of the highest point of the useable airport landing area. Established heliport elevation. The elevation above mean sea level of the highest point of the useable heliport landing area. Flight obstruction area. All areas of land or water below airport or heliport imaginary surfaces. Helipad. An area on a heliport for the landing or take-off of helicopters. Non-instrument approach surface having a runway with a length of 2,000 feet or more up to, but not including, 5,000 feet in length. Heliport. An area designed, used, or intended to be used for the landing or taking off of helicopters, including all necessary helicopter storage and tiedown areas, hangars, and other necessary buildings and open spaces. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach end of the I I I I I I I ) I I 1 Supp. No. 1 4 l �DETROIT ZONING ORDINANCE § 32.0000 32.0012 Alteration. runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. Any construction which changes a structure or building. 32.0013 Arcades. A place, premises or establishment or room set aside in a retail or commercial establishment in which are located for public use five (5) or mPre coin-operated amusement devices, defined herein as a machine or device operated by means of the insertion of a coin, token or similar object, for the purpose of amusement or skill and for the playing of which a fee is charged. The term does not include vending machines in which are not incorporated gaming or amusement features, nor coinoperated mechanical music devices; nor mechanical motion picture devices. (Ord. No. 487-H, § 1, 2-19-82) Transitional surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". A tract of land bounded by streets or by a combination of streets, public parks, cemeteries, railroad rights-of-way, harbor lines, centerlines of waterways, or corporate boundary lines of the City of Detroit. Imaginary surfaces, heliport: 32.0018 Board. Conical surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. The word "Board" shall mean the Board of Zoning Appeals of the City of Detroit. 32.0014 Aviation commission. "Aviation Commission" shall mean the Aviation Commission of the City of Detroit. 32.0016 Block. 32.0020 Building. Any structure, either temporary or permanent, having a roof and enclosing walls on all sides and used or built for the shelter or enclosure of persons, animals, or property of any kind. This shall include tents or vehicles situated on private property and used for purposes of a building. Slope ratio. A numerical expression of a stated relationship of height to horizontal distance. 32.0010 Alley. 32.0022 Building, height of. A thoroughfare or way, not more than thirty (30) feet wide, which affords only a secondary means of access to abutting property and which is not intended for general traffic circulation. The vertical distance from the established grade at the center of the front of the building to the highest point of the roof surface if a flat roof, to the deck line for mansard roofs, Supp.No.4 5 �§ 32.0000 DETROIT, MICHIGAN 32.0028 Committee. and to the mean height level between eaves and ridge for gabled, hip, and gambrel roofs. The word "Committee" shall mean the Industrial Review Committee of the City of Detroit. 32.0023 Cabaret. Group D Cabaret. A Group D cabaret is an establishment where materials are presented or entertainment is provided which is distinguished or characterized by an emphasis on or related to ''specified sexual activities" or nspecified anatomical areas" (as defined below) for observation by patrons therein. 32.0029 City council. Effective July 1, 1974, in all provisions of the Ordinance relating to appeal of the decision of the Community and Economic Development Department regarding permitted with approval uses, and regulated uses, the term "City Council" or "Council" shall be interpreted to mean Board of Zoning Appeals. For the purpose of this section, "specified sexual activities" is defined as: 1. Human genitals in a state of sexual stimulation or arousal; 2. Acts or simulated acts of human masturbation, sexual intercourse or sodomy; 3. Fondling or other erotic touching of human genitals, pubic region, buttock or breast. (Ord. No. 916-G, § 1, 6-25-74) I 32.0030 Council. The word "Council" shall mean the City Council of the City of Detroit. 1 32.0033 Driveway. And "specified anatomical areas" is defined as: Human genitals in a discernibly stimulated or turgid state, even if completely and opaquely covered. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 514-H, § 1, 9-22-82) A driveway shall include only that portion of the zoning lot which has been so designated, designed and improved as to afford a suitable means and a direct route for vehicular access to the rear yard or private parking garage, and shall not include other portions of the zoning lot, whether improved or not improved, which are not within the most direct line or route leading from the access street to the rear yard or private parking garage. 32.0024 Change of occupancy. (Ord. No. 350-H, § 1, 10-10-79) The term "change of occupancy" shall mean a discontinuance of an existing use and the substitution or the addition thereto of a use of a different kind or class. 32.0034 Dwelling. 1. Less than completely and opaquely covered; (a) human genitals, pubic region (b) buttock, and (c) breast below a point immediately above the top of the areola; and 2. Any building, or part thereof, designed for or occupied, in whole or in part, as the home, residence, or sleeping place of one or more persons, either continuously, permanently, temporarily, or transiently. 32.0026 Commission. The word "Commission" or the words "City Plan Commission" shall mean "Community and Economic Development Department." All referrals to the "Commission" or to the "City Plan Commission" shall be deemed to be referrals to the "Community and Economic Development Department". Dwelling, multiple-family. A residence designed for or occupied by three or more families, with separate housekeeping and cooking facilities for each. Dwelling, single-family detached. A detached residence designed for or occupied by one family only. (Ord. No. 916-G, § 1, 6-25-74) Supp.No.4 6 l J �DETROIT ZONING ORDINANCE § 32.0000 yards excepting end units which have one side yard. Dwelling, two-family. A residence designed for or occupied by two families only, with separate housekeeping and cooking facilities for each. 32.0036 Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. Dwelling unit. A building or portion thereof designed for or occupied by a single family and complete with housekeeping and cooking facilities for said family. Efficiency unit. A dwelling unit containing not more than one room or enclosed floor space arranged for living, eating, and sleeping purposes not including bathrooms, water closets, compartments, laundry rooms, pantries, foyers, hallways, and other accessory floor spaces. 32.0038 Erected. The word "erected" includes built, constructed, reconstructed, altered, moved upon, or any physical operation on the premises required for the building or structure. Excavations, fill, drainage, paving, and the like, shall be considered a part of erection. Town house. One of three or more attached single-family dwelling units extending from the basement to the roof and having no s·i de Supp.No.4 6.1 �DETROIT ZONING ORDINANCE 32.0040 Established grade. § 32.0000 (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 251-H, § 1, 5-24-78) For purposes of regulating and determining the height or bulk of a building or structure, the term "established grade" shall mean the elevation of the sidewalk grade as fixed by the city. In those cases where no sidewalk exists or when the natural level of the ground is higher or lower than the grade established by the city engineer, the average natural level of the ground shall be taken as the established grade. 32.0043A Flood hazard area definitions. The following definitions relate to the flood hazard area provisions, Sections 49.0009 and 63.1900 [and] shall be used where appropriate therein. Area of shallow flooding means a designated AO area on the flood insurance rate map (FIRM) with base flood depths from one to three (3) feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. 32.0042 Family: (a) One person, or a group of two or more persons living together, and inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. The persons thus constituting a family may also include domestic servants employed solely on the premises. It may also include not more than four (4) foster children provided that the home is licensed as a foster home by the State of Michigan. Area of special flood hazard is the land in the floodplain within the city subject to a one per cent or greater chance of flooding in any given year. (Same as flood hazard area.) Base flood means the flood having a one per cent chance of being equalled or exceeded in any given year. Development means any man-made change to improved or unimproved real estate, new construction, substantial improvement, alteration, or repair, including but not limited to buildings or o~her structures, mining, dredging, filling, grading, paving, excavation or drilling operations. (b) Two persons, inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, and one person not so inter-related, occupying the whole or part of a dwelling as a separate housekeeping unit with a common and a single set of culinary facilities. Flood or flooding means a general and temporary condition of partial or complete inundation of normally dry land areas from: A. The overflow of inland or tidal waters. B. The unusual and rapid accumulation or runoff of surface waters from any source. Flood hazard area means land which on the basis of available floodplain information is subject to a one per cent or greater chance of flooding in any given year. (Same as area of special flood hazard.) (c) Two persons not inter-related by bonds of consanguinity, marriage, legal adoption, or guardianship, provided that such group lives together and occupies a dwelling as a single housekeeping unit with a single set of culinary facilities, and provided that both members of such group have full access to all portions of the dwelling. A dwelling occupied under the provisions of this sub-section shall not be operated as a rooming house or an adult foster care home. Flood insurance rate map (FIRM) means an official map of a community, on which the Federal Emergency Management Agency has delineated both the areas of special flood hazards and the risk premium zones applicable to the community. Flood insurance study is the official report provided by the Federal Emergency Management Agency. The report contains flood profiles, flood bound- Supp.No.3 7 �§ 32.0000 DETROIT, MICHIGAN 32.0045 Governmental service agency. aries, flood insurance rate zones, and the water surface elevation of the base flood. A facility generally operated by an agency of the government, which provides assistance, benefits, licenses, or advisory services to members of the public. These services may include counseling, legal aid, vocational rehabilitation, aid to the handicapped, welfare, or other social services. Floodway means the channel of a river or other watercourse and the adjacent land areas which must be reserved in order to discharge the base flood. Harmful increase means an unnaturally high stage on a river, stream or lake which causes or may cause damage to property, threat to life, personal injury, or damage to land or water resources. (Ord. No. 215-H, § 1, 11-23-77) 32.0046 Home occupation. A "home occupation" is an occupation or profession which: Mobile home means a structure, transportable in one or more sections, which is built on a permanent chassis and designed to be used with or without a permanent foundation when connected to the required utilities. It does not include recreational vehicles or travel trailers. a) Is clearly incidental to or secondary to the residential use of a dwelling or rooming unit, and New construction means structures for which the "start of construction" commenced on or after the effective date of this amendment [July 6, 1981]. b) Is carried on within a dwelling or rooming unit by one or more occupants of such dwelling or rooming unit, and Structure means a walled and roofed building that is principally aboveground, including gas or liquid storage facilities, as well as mobile homes. c) Occupies not more than twenty-five (25) percent of the total floor area of such dwelling or rooming unit but in no event more than five hundred (500) square feet of floor area. Substantial improvement means any repair, reconstruction or improvement of a structure, the cost of which equals or exceeds fifty (50) per cent of the market value of the structure either: (1) before the improvement or repair is started; or (2) if the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not that alteration affects the external dimensions of the structure. The term does not, however, include either: (1) any project for improvement of a structure to comply with existing state or local health, sanitary or safety code specifications which are solely necessary to assure safe living conditions; or (2) any alteration of a national, state or City of Detroit recognized historic structure. (Ord. No. 449-H, § 1, 7-1-81) Permitted "home occupations" are: a) Custom dressmaking, millinery, tailoring, sewing of fabric for custom apparel and custom home furnishings. b) Art studio, (e.g., artist, writer) in which are created only individual works of art. c) Office for a recognized professional. 1 d) Tutoring, not more than four students simultaneously. No singing or musical instrument instruction. e) Occupations similar to the above. 32.0048 Hotel. A building, or part of a building, or a group of buildings, on a single zoning-lot, contain- 32.0044 Floor area ratio. 'Architecture, engineering, law, medicine, dentistry, or other activity in which specialized services to clients are performed by persons with a similar degree of training. The total floor area of all buildings or structures on a lot divided by the area of said lot. See Section 80.0601. Supp.No.a 8 �DETROIT ZONING ORDINANCE ing rooming or dwelling units which may or may not be independently accessible from the outside and designed for or occupied primarily by transients and containing more than ten rooming or dwelling units. The term shall mean any such building or building group designated as a motor lodge, motor inn, or any other title intended to identify it as providing lodging, for compensation, and with or without a general kitchen and public dining room for the use of the occupants. § 32.0000 recorded in the office of the Wayne County Register of Deeds; or a parcel of land, the deed of which is recorded in the office of the Wayne County Register of Deeds. Lot, corner. A lot of which at least two adjacent sides abut for their full length upon a street, provided that such two sides intersect at an angle of not more than 135 degrees. Where a lot is on a curve, if tangents through the extreme points of the street line of such lot make an interior angle of not more than 135 degrees, it is a corner-lot. In the case of a corner-lot with a curved street line, the corner shall be considered to be that point on the street line nearest to the point of intersection of the tangent herein described. 32.0050 House trailer. See Trailer Coach [under definition of Recreational Equipment]. 32.0052 Institutional bulletin. Lot, interior. Any lot other than a cornerlot with only one frontage on a street. A sign of any governmental agency, religious group, fraternal or philanthropic organization, hospital, or school, and located on the premises and bearing only information related to activities conducted on the premises, persons involved, or other identification information. Lot, through. Any lot other than a cornerlot with frontage on more than one street. Lot, zoning. A single tract of land located within a single block which at the time of filing for a building permit is designated by its owner or developer as a tract to be used, developed, or built upon as a unit under single or unified ownership or control. Such lot shall have frontage on a street, or permanent means of access to a street, other than an alley, and may consist of: 32.0054 Junk yard. An open area where waste or scrap materials are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including but not limited to scrap iron or other metals, paper, rubber, rags, lumber, tires, or bottles. A "junk yard" includes an auto wrecking yard, but excludes uses established entirely within enclosed buildings. It also excludes pawn shops, establishments for the sale, purchase, or storage of used cars, salvaged machinery, used furniture, radios, stoves, refrigerators, or similar household goods, and the processing of used, discarded, or salvaged materials as part of manufacturing operations. a) a single lot of record; b) a portion of a lot of record; c) a combination of complete lots of record, of complete lots of record and portions of lots of record, or of portions of lots of record; d) a parcel of land described by metes and bounds. 32.0056 Lot. See Lot, Zoning- Lot of record. A lot which is part of a subdivision, the plat of which has been Supp.No.3 8.1 �I I I DETROIT ZONING ORDINANCE 32.0058 Lot lines. people, goods, or materials in the conduct of normal daily activities. The boundary lines of a lot. 32.0068 Parking garage, private. Lot line, front. I I I I I I I - § 32.0000 A building not over one story or fifteen (15) feet in height for the storage of less than six passenger cars or recreational equipment. The line dividing a lot from a street. On a corner-lot, the shorter street line shall be considered the front lot line; provided, that for a lot comprised of more than one lot of record the front lot line shall be the same as indicated on the plat for the individual parcels which comprise the lot. In unusual circumstances the Community and Economic Development Department shall designate which shall be the Front Lot Line. (Ord. No. 350-H, § 1, 10-10-79) 32.0070 Parking structure. A structure for the storage of more than five passenger cars. 32.0071 Pre-release adjustment center. Lot line, rear. (Ord. No. 515-G, § 1, 6-16-70) An establishment which provides shelter, supervisory and social services to convicts in a pre-release parole preparation program, as authorized by the Michigan Corrections Commission under authority of P.A. 323 of 1953, as amended, or by the Federal Bureau of Prisons under authority of P.L. 91:492, as amended. 32.0060 Master plan. (Ord. No. 322-H, § 1, 4-11-79) The official Master Plan of the City of Detroit. 32.0072 Principal building. 32.0062 Motel. The building occupied or designed for the principal use. The lot line opposite the front lot line. Lot line, side. Any lot line other than the front lot line or rear lot line. A building, or part of a building, or a group of buildings, on a single zoning-lot, containing rooming or dwelling units which may or may not be independently accessible from the outside and designed for or occupied primarily by transients and containing more than ten rooming or dwelling units. The term shall mean any such building or building group designated as a motor lodge, motor inn, or any other title intended to identify it as providing lodging, for compensation, and with or without a general kitchen and public dining room for the use of the occupants. 32.0074 Principal use. The main use to which a premises is devoted. 32.0075 Private passenger vehicle. A self-propelled vehicle designed primarily to transport people on ordinary roads and having a valid and current passenger license plate. Buses, recreational equipment, trucks, and similar vehicles shall not be considered private passenger vehicles. (Ord. No. 350-H, § 1, 10-10-79) 32.0064 Open space. 32.0076 Public lodging house. Any area on a zoning-lot not covered by a principal or accessory building. A commercial establishment or place in which five or more members of the public, whether travelers or not, are charged for or pay for sleeping quarters in the form of cots or beds in the same room. 32.0066 Parking. The temporary standing or placement of motor vehicles currently used to transport Supp. No. 1 9 �§ 32.0000 DETROIT, MICHIGAN 32.0077 Recreational equipment. (a) A "pickup camper" is a structure designed primarily to be mounted on a pickup or truck chassis and with sufficient equipment to render it suitable for use as a temporary dwelling for travel, recreational or vacation uses. (b) A "motorized home" is a portable dwelling designed and constructed as an integral part of a self-propelled vehicle. (c) A "folding tent trailer" is a folding structure, mounted on wheels and designed to be pulled or towed by a self-propelled vehicle and used for travel or vacation uses. (d) A "boat" and "boat trailer" is any vehicle with or without motive power, designed for carrying property or persons on the water, plus the normal equipment necessary to transport the same on ordinary roads. (e) A "snowmobile" and "snowmobile trailer" is any motorized recreational vehicle for use on snow or ice, plus the normal equipment necessary to transport the same on ordinary roads. (f) A "trailer coach" is any vehicle without motive power, designed for carrying property or persons, and so constructed as to permit occupancy as a dwelling or sleeping place by one or more persons, and licensable as a "trailer coach" under the statutes of the State of Michigan. (Ord. No. 350-H, § 1, 10-10-79) 32.0078 Recreational space ratio. The total recreational space on a zoning-lot divided by the gross floor area of all structures on the zoning-lot. See Section 80.0602. 32.0079 Restaurants. It shall be the duty of the enforcing official (the Building Department) to assign all restaurant applications to one of the following restaurant categories. In instances where the appropriate category is unclear, or where the applicant and enforcing official disagree Supp. No. 1 on the appropriate category, the matter shall be referred to the Community and Economic Development Department for determination of appropriate classification. Except for ·approved drive-in restaurant operations, it shall be unlawful for any person to consume or for any restaurant owner, operator, manager, franchise holder, or anyone else in authority to allow or to permit the consumption of foods, frozen desserts, or beverages in motor vehicles parked upon the restaurant premises or at other facilities on the premises outside the restaurant building. Should the above described unlawful acts be committed, or should the person in authority at a restaurant be unwilling or unable to prevent such acts from being committed, the City's enforcing officials shall take such approriate actions as prescribed by the law (Section 63.0100 of this Ordinance) to prevent continuance of same by the issuance of tickets both to those persons consuming the foods and to those persons in authority allowing such consumption. Continued violation of this prohibition may result in the revocation of the restaurant's operating permits. A) Standard restaurant. A standard restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design or principal method of operation includes one or both of the following characteristics: 1. Customers, normally provided with an individual menu, are served their foods, frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. 2. A cafeteria-type operation where foods, frozen desserts, or beverages generally are consumed within the restaurant building. B) Carry-out restaurant. A carry-out restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-to- �DETROIT ZONING ORDINANCE consume state, and whose design or method of operation includes both of the following characteristics: other means which eliminates the need for the customer to exit the motor vehicle. 1. Foods, frozen desserts, or beverages are 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is allowed, encouraged, or permitted. usually served in edible containers, or in paper, plastic, or other disposable containers. I I I I I I I II I § 32.0000 2. The consumption of foods, frozen desserts, or beverages within the restaurant building, within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. (Ord. No. 807-G, § 1, 3-6-73) 32.0080 Rooming house. Any building or part thereof, containing rooming or dwelling units, but with fewer than eleven (11) rooming units, where sleeping accommodations are provided for hire, and where meals may or may not be furnished. C) Fast-food restaurant. A fast-food restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state for consumption either within the restaurant building or for carry-out with consumption off the premises, and whose design or principal method of operation includes both of the following characteristics: 32.0082 Rooming unit. A room rented as sleeping and living quarters but without cooking facilities and with or without an individual bathroom. In a suite of rooms without cooking facilities, each room which provides sleeping accommodations shall be counted as one rooming unit for purposes of this Ordinance. 1. Foods, frozen desserts, or beverages are usually served in edible containers, or in paper, plastic, or other disposable containers. 32.0084 Secondhand store. Any building, structure, premises, or part thereof used solely or partially for the sale of secondhand clothing, furniture, books, or household goods, or used solely or primarily for the sale of secondhand household appliances. 2. The consumption of foods, frozen desserts, or beverages within a motor vehicle parked upon the premises, or at other facilities on the premises outside the restaurant building, is posted as being prohibited and such prohibition is strictly enforced by the restauranteur. 32.0086 Shoeshine parlor. A building or part thereof used solely or primarily for shoe polishing or dying, or if incidental to some other use, where facilities are provided for serving more than two customers simultaneously. D) Drive-in restaurant. A drive-in restaurant is any establishment whose principal business is the sale of foods, frozen desserts, or beverages to the customer in a ready-toconsume state, and whose design, method of operation, or any portion of whose business includes one or both of the following characteristics: 32.0088 Sign. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot, and which directs attention to an 1. Foods, frozen desserts, or beverages are served directly to the customer in a motor vehicle either by a car-hop or by 11 �§ 32.0000 DETROIT, MICHIGAN thirty-five percent of the area of the sign is devoted to said information. object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. Sign, illuminated. Any sign designed to give forth any artificial light, or designed to reflect such light deriving from any source which is intended to cause such light or reflection. Sign, advertising. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on the premises. Sign, projecting. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure and projecting out therefrom. Sign, real estate. A sign advertising that the premises on which it is located is for sale, lease, or rent. Sign, area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, or semi-circle, or any combination of these figures, which includes all of the display area of the sign including frames surrounding display areas. Signs; roof, ground, or wall. Signs which are affixed to or comprise a part of the roof, ground, or wall. 32.0090 Story. That part of a building included between the surface of any floor and the surface of the next floor or of the roof next above. When the vertical distance from the established grade at the center of the front of the building to the ceiling of a story partially below such grade exceeds five feet, then the basement or cellar constituting the story partially below grade shall be counted as a story. Sign, business. A sign, at least 50 percent of whose area is devoted to directing attention to the principal business or profession conducted, or to the principal type of commodity, service, or entertainment sold or offered on the premises on which the sign is located or to which it is affixed. Sign, directional. A sign directing and guiding traffic or parking but bearing no advertising matter. 32.0092 Story, half. A story which is situated within a sloping roof, the area of which at a height of four feet above the floor does not exceed two-thirds of the floor area directly below it. Sign, double-face. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 32.0094 Street. A thoroughfare which affords a principal means of access to abutting property. Sign, flashing. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. 32.0096 Structure. A structure is any production or piece of work artificially built up or composed of parts joined together in some definite manner; any construction. Sign, identification. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included provided not more than 32.0097 Substance abuse service facility. Any establishment used for the dispensing, on an out-patient basis, of compounds or 12 �I DETROIT ZONING ORDINANCE 32.0102 Yard. prescription medicines directly to persons having drug or alcohol abuse problems. A generally recognized pharmacy or licensed hospital dispensing prescription medicines shall not be considered a substance abuse service. A space open to the sky and unoccupied or unobstructed except by specifically permitted uses or encroachments. Yard, front. A yard extending across the full width of the lot between the front lot line and the nearest part of the principal building or structure. (Ord. No. 109-H, § 1, 4-16-76) 32.0098 Town house. I I I I I I I Yard, rear. A yard extending across the full width of the lot between the rear lot line and the nearest part of the principal building or structure. One of three or more attached single-family dwelling units extending from the basement to the roof and having no side yards excepting end units which have one side yard. Yard, side. A yard extending from the front yard to the rear yard between the side lot line and the nearest part of the principal building or structure, excepting permitted encroachments. 32.0099. Toxic substance disposal facility. A toxic substance disposal facility is any facility which disposes of, destroys, or incinerates "PCB," or "PBB" substances. a) "PBB" phenyl. means Polybrominated § 40.0000 Bi- ARTICLE IV. GENERAL PROVISIONS 40.0000 Interpretation. b) "PCB" means the class of Chlorinated Biphenyl, Terphenyl, Higher Polyphenyl, or mixtures of these compounds produced by replacing 2 or more Hydrogen Atoms on the Biphenyl, Terphenyl, or Higher Polyphenyl Molecule with Chlorine Atoms. "PCB" shall not include Chlorinated Biphenyls, Terphenyls, Higher Polyphenyls, or mixtures of these compounds that have functional groups attached other than Chlorine unless that functional group on the Chlorinated Biphenyls, Terphenyls, Higher Polyphenyls, or mixtures thereof is determined to be dangerous to the public health, safety and welfare under Section 5 of Public Act No. 60 of 1976 (MCLA 299.355). 40.0100 Regulations are minimum. In interpreting and applying the provisions of this Ordinance, such provisions shall be considered, unless otherwise stated, to be the minimum requirements necessary to promote and protect public health, safety, morals, comfort, convenience, prosperity, and other aspects of the general welfare as set forth in the preamble to this Ordinance and in the statements of intent for the respective districts and other regulations. 40.0200 Conflicting regulations. Whenever any provision of this Ordinance and any other provision of law, whether set forth in this Ordinance or in any other law, ordinance, or resolution of any kind, impose overlapping or contradictory regulations over the use of land or buildings, or upon the bulk of buildings or other structures, or contain any restrictions covering any of the same subject matter, that provision which is more restrictive or imposes higher standards or requirements shall govern. (Ord. No. 234-H, § 1, 2-22-78) 32.0100 Repealed. Editor's note-Ord. No. 350-H, § 1, enacted Oct. 10, 1979, deleted § 32.0100, pertaining to trailer coaches. The definition of trailer coach can now be found in subsection (f) of§ 32.0077. Supp. No. 1 13 �§ 40.0000 DETROIT, MICHIGAN 40.0300 Unlawfully existing buildings. No building, structure, or use of land which was not lawfully existing at the time of the effective date of this Ordinance shall become or be made lawful solely by reason of the adoption of this Ordinance, unless it meets all requirements of this Ordinance, and to the extent that, and in any manner that, said unlawful building, structure, or use of land is in conflict with the requirements of this Ordinance, said building, structure, or use of land remains unlawful hereunder. location for such district boundary in accordance with the spirit and purpose of this Ordinance. 40.0404 Where a public right-of-way is hereafter vacated, the land formerly in such public right-of-way shall be included within the district of adjoining property on either side of said vacated public right-of-way and in the event such public right-of-way was a district boundary between two or more different districts, the new district boundary shall be the former centerline of such vacated public right-of-way. 40.0400 Boundaries. 40.0500 Uses to conform to regulations. The following rules shall apply with respect to the boundaries of the various districts, as shown on the Zoning District Maps: All buildings erected hereafter; all uses of land, buildings, or structures established or converted hereafter; all structural alteration or relocation of existing buildings or structures occurring after the effective date of this Ordinance; and all enlargements of or additions to existing uses occurring hereafter shall be subject to all regulations of this Ordinance which are applicable to the zoning district in which such buildings, uses, conversions, or land shall be located (except as provided in Article V, Non-Conforming Buildings, Structures, and Uses). 40.0401 Unless otherwise shown, district boundaries are street lines, alley lines, or the subdividing or boundary lines of recorded plats or the extensions thereof, and where the districts designated on the maps accompanying and made a part of this Ordinance are approximately bounded by street lines, alley lines, or the subdividing lines of recorded plats, such lines or the extensions thereof shall be considered to be the district boundaries. 40.0501 Where a building or structure for dwelling purposes is existing, erected or altered on a zoning-lot in a district other than the district in which such building or structure for dwelling purposes is first or primarily permitted under this ordinance, such zoning-lot shall be subject to the same requirements for yard, minimum lot area and percentage of lot coverage as are specified in this ordinance for a zoning-lot in the district in which such building or structure for dwelling purposes is first or primarily permitted, except as specified in Sections 54.0101 and 90.0503. 40.0402 In areas not subdivided into lots and blocks, wherever a District is indicated as a strip adjacent and paralleling a street or highway, the depths of such strips shall be in accordance with dimensions shown on the maps measured at right angles from the street or highway line, and the length of such frontage shall be in accordance with dimensions shown on the map. 40.0403 Where due to the scale or illegibility of the district maps or due to the absence of street alley, or recorded subdivision or plat lines 'there is any uncertainty, contradiction, or c~nflict as to the intended location of any district boundary on a district map, the Community and Economic Development Department shall have the p~wer_ an_d duty of interpreting the intent of said district map so as to determine and designate the proper (Ord. No. 864-G, § 1, 11-20-73) 40.0600 Permits issued prior to effective date. Any building or structure for which a building permit has been issued prior to the effective date of this Ordinance, and con- Supp. No. 1 14 �DETROIT ZONING ORDINANCE struction of the whole or part has been started or a contract has been entered into pursuant to construction, which is made non-conforming by the provisions of this Ordinance, may be completed in accordance with the approved plans on the basis of which the building permit has been issued and further, may upon completion be occupied under a certificate of occupancy by the use for which originally designated, subject thereafter to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. or access purposes to any land located in a Business or Industrial District. 40.1100 Notification of property owners. Wherever in this Ordinance there is a requirement for notification of property owners, or wherever it is specified that a use may be permitted provided consents of certaj_n property owners are obtained, the provisions shall apply irrespective of municipal boundary lines. 40.1200 Ordinance not a permit. 40.0700 Termination of permits. I I I -II I § 40.0000 Nothing contained in this Ordinance shall be deemed to be a consent, license, or permit to use any property, or to locate, construct, or maintain any building, structure, or facility, or to carry on any trade, industry, occupation, or activity. Where a permit has been approved for a permitted as a matter of right use, a permitted with approval use, or a permit for a variance pursuant to the provisions of this Ordinance or pursuant to an approval by the Community and Economic Development Department, Council, or Board, such permit shall become null and void unless work thereon is substantially underway within six months of the date of approval of such permit. 40.0800 Permitted with approval or regulated use permits. 40.1300 References to zoning district classifications in other codes and ordinances. Whenever Codes, Ordinances, Resolutions, or the Charter of the City of Detroit make reference to zoning district classifications as identified by a Zoning Ordinance effective prior hereto, the identified classifications shall be deemed to be the most similar district as established by this Ordinance, as specified below: A permitted with approval or regulated use permit shall be deemed to authorize only one specific permitted with approval or regulated use and shall expire if the permitted with approval or regulated use shall cease for more than six consecutive months for any reason. 40.0900 Permitted uses without buildings. 40.1301 Similar districts. District Designation Under Prior Ordinance Rl R2 RM RMA RM4 RMU Pl BlA Bl B2 B6 Where a lot or parcel or property is to be occupied by a permitted use without buildings, the side yards and front yard required for such lot or parcel shall be provided and maintained unless otherwise stipulated in this Ordinance, except that side yards shall not be required on lots or parcels used for garden purposes or public recreation areas, without buildings or structures. On railroad rightsof-way permitted in residential districts, no yards are required. BL 40.1000 Prohibited means of access. BC PC PCA No land which is located in a Residential District shall be used for driveway, walkway, 15 Similar Designation Under This Ordinance Rl R2 R3 PD R5 R6 Pl Bl B2 B4 B4 B4 B5 PC PCA �DETROIT, MICHIGAN § 40.0000 District Designation Under Prior Ordinance C6 ML ML6 MH Similar Designation Under This Ordinance B6 M2 M3 M4 ineffective in whole or in part, the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid or ineffective, and all other provisions of this Ordinance shall continue to be separately and fully effective. 41.0200 Application of provisions held invalid. 40.1400 Summary district charts. If a court of competent jurisdiction finds any provision of this Ordinance, as applied to any zoning-lot, building, structure, or tract of land, to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to the person, property, or situation immediately involved in the controversy and shall not affect any other person or situation. The summary district charts, attached to this Ordinance as Appendix B, are established solely for reference purposes; they are not and shall not be construed to be, a part of this Ordinance. 40.1500 Ordinance for the preservation of historic landmarks and districts. See Sec. 70.0500. The Ordinance for the Preservation of Historic Landmarks and Districts is attached to this ordinance as appendix C. It is included solely for reference purposes and it is not and shall not be construed to be, part of this ordinance. 42.0000 Regulations for specific uses. 42.0100 Exemptions. 42.0101 The following uses, being essential to the operation of any zoning district, are permitted in any district subject only to height regulations as specified in the Airport "A", "B", and "AA" overlay zones: underground and overhead gas, electrical, steam, or water transmissions or distribution systems, collection, communication, supply, or disposal systems, including poles, towers, wires, cables, conduits, vaults, pipeline laterals, mains, drains, sewers, fire alarm boxes, police call boxes, traffic signals, hydrants, or any other similar distributing equipment or accessories of a public or municipal utility, but not including structures other than such as are primarily shelters of the above essential service equipment. (Ord. No. 407-G, § 1, 2-18-69) 40.1600 [Conditions on variances, exceptions, modifications]. Any Agency of the City of Detroit having the authority under the terms of this Ordinance to grant a variance, exception, modification, permitted with approval use, or a regulated use may impose any reasonable condition, regarding the location, character, use and may limit the term of the grant, as it deems necessary to carry out the intent, spirit and purpose of this ordinance or to promote the public health, safety or general welfare. (Ord. No. 6-H, § l, 9-11-74) 42.0102 The Community and Economic Development Department may permit the erection and use of a public utility building, or an addition to an existing public utility building, in any district, provided a finding is made that such building, structure or use is reasonably necessary for the public convenience and service, and that such building or structure is designed, erected, and landscaped to conform harmoniously with the general architecture and plan of such district. 41.0000 Separability. It is hereby declared to be the legislative intent that the various provisions of this Ordinance are separable, in accordance with the following: 41.0100 Provisions held invalid. If a court of competent jurisdiction finds any provision of this Ordinance invalid or 16 �I DETROIT ZONING ORDINANCE 42.0200 Trailer coaches. connection with or incidental and necessary to a real estate development or to public or private property development or improvement of any type. The following regulations shall apply to trailer coaches: 42.0201 A trailer coach shall not be permitted as a permanent structure or as an accessory building. (c) Temporary foremen's and employees' office and/or toilet facilities incidental to and as regulated by (a) and (b) above. (Ord. No. 608-G, § 1, 8-17-71) 42.0202 No one shall store or occupy a trailer coach for living purposes except: I a) In a licensed trailer court. 42.0400 Voting place. b) For a period not in excess of one year on property for which a building permit for the construction of a permanent dwelling has been issued, which construction is actively carried forward to completion within the aforesaid one year. The provisions of this Ordinance shall not be construed as to interfere with the temporary use of any property as a voting place in connection with a municipal or other public election. 42.0500 Abandoned, vacated, or converted motor vehicle filling and service stations. 42.0203 A trailer coach may be used as a temporary office or shelter incidental to construction or development of the property on which the trailer is located only during the time construction or development is actively pursued. I. During the period when a motor vehicle filling and service station is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner or lessee shall be subject to complying with the following regulations: 42.0300 Temporary uses permitted. I I II § 42.0000 a) Vehicular par king and storage shall be prohibited at all times anywhere on the premises and the owner or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the City at vehicle owner's expense. In addition, the owner or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner or lessee. The City shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. A temporary building, structure, or area for one or more of the following described uses shall be permitted in any district. Any permit issued for such use shall be valid for not more than six months and shall be extended no more than three consecutive times. The applicant for such temporary permit shall comply with all conditions imposed by the enforcing official, which conditions may include fencing, surfacing, setbacks, etc., as deemed necessary to insure no undue interference with the use and enjoyment of neighboring property, such use shall be located within a reasonable distance, as determined by the enforcing official, of the primary development or improvement. (a) A temporary office for the sale or rental of real property if in connection with or incidental and necessary to a real estate development. b) The ground shall be kept free of rubbish and debris, and the grass, if any, shall be well kept and cut as necessary so as to present a neat and attractive appearance at all times. (b) The temporary storage of construction materials, equipment, or vehicles if in c) The owner shall maintain a record of the name and address of the person or 17 �§ 42.0000 DETROIT, MICHIGAN firm who cleaned the premises and removed the debris: such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. findings, take into consideration, but not necessarily be limited to, the following criteria: IL Within sixty (60) days of such closing, all curb cuts across the driveway entrances and all other points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate City Agency. c) Pending or contemplated road changes. a) Prospects for alternate or future use. b) Pending litigation or condemnation affecting subject property. d) Character and trends of development in the neighborhood. e) Pending sale or lease transactions concerning subject property. IV. If, within the one hundred twenty (120) consecutive day period referred to, the property has been sold or leased for alternate business purposes and an affidavit to this effect has been filed with the Community and Economic Development Department, then demolition shall be deferred. Approval of the Department shall be received prior to any motor vehicle filling and service station's being converted to any other use. The Department shall take into consideration all aspects of the proposed development, including, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the Community and Economic Development Department, in accordance with the provisions of Section 65.0000 of this Ordinance. III. A motor vehicle filling and service station that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner or an abandoned motor vehicle filling and service station is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, pumps, and signs situated upon the premises, together with the abandonment or removal of all underground storage tanks in accordance with the National Fire Protection Association Code No. 30, Appendix C (1966). Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the Community and Economic Development Department within thirty (30) days showing cause why said motor vehicle filling and service station should not be considered abandoned, and a sixty (60) day extension of the demolition order may be granted by the Department so that the station may be reopened or converted to an alternate business use. No more than two (2) sixty (60) day extensions shall be granted. The Community and Economic Development Department shall, in making its (Ord. No. 726-G, § 1, 9-5-72) 42.0600 Construction of motor vehicle filling and service stations. I. A motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles shall be located only at the intersection of two or more major thoroughfares or major thoroughfares and freeways, as determined by the official Master Plan of trafficways, after a finding by the Community and Economic Development Department that the use would be consistent with sound planning and not injurious to the contiguous or surrounding area. In making 18 �DETROIT ZONING ORDINANCE I § 42.0000 (300) feet of the property lines of the property to be used for a motor vehicle filling and service station. the finding, the Department shall take into consideration the need for a station, based on the number of vacant and operating stations and traffic patterns in the area, a review of the site plan, which must conform to the aesthetic needs of the area and allow access to the station only from the major thoroughfares, and the views of residents in the surrounding area. A public hearing shall be held prior to the Community and Economic Development Department's taking any action to approve the location of a station. A written report of the Department's decision shall be filed with the City Council, and a copy sent within ten (10) days to all persons who request it at the public hearing, which shall become final forty-five (45) days after the filing thereof, unless within that time a protest against such decision is filed with the Council, signed by the applicant, an owner of property within three hundred (300) feet of the premises in question, or a recognized community organization serving the affected area. Said written protest shall not be valid unless accompanied by a supporting petition containing the signatures of at least fifty-one (51) percent of the persons owning residential property within three hundred (300) feet of the property lines of the property to be used for a motor vehicle filling and service station or any establishment selling gasoline or other fuel for motor vehicles. In such event, the Council shall, by resolution, approve or disapprove such use. For purposes of this ordinance, joint ownership will be entitled to only one consent. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulaticns governing the procedure for securing the consent provided for in this subsection of the Ordinance. The rules shall provide that the circulator of the petition requesting the consent shall subscribe to an affidavit attesting to the fact that he personally witnessed the signatures on the petition and that the same are affixed to the petition by the person whose name appears thereon. (Ord. No. 726-G, § 1, 9-5-72) 42.0700 Abandoned, vacated, or converted drive-in restaurants, fast-food restaurants, or carry-out restaurants. I. During the period when a drive-in restaurant, fast-food restaurant, or carry-out restaurant is vacated, closed, or otherwise not opened for business for more than thirty (30) consecutive days, the owner, franchise holder, or lessee shall be subject to complying with the following regulations: A) Vehicular parking and storage shall be prohibited at all times anywhere on the premises and the owner, franchise holder, or lessee shall post a sign or signs on the premises, giving notice that all parked or stored vehicles are subject to ticketing and removal by the city at vehicle owner's expense. In addition, the owner, franchise holder, or lessee, whoever is in possession, is subject to ticketing if unlawfully parked or stored vehicles are permitted on the premises by consent of owner, franchise holder, or lessee. The city shall have the right of entry to subject property for the purpose of accomplishing said ticketing and removal. II. A motor vehicle filling and service station may be located at other than the intersection of two or more major thoroughfares or thoroughfares and freeways upon a showing to the Department that it would be impossible or impractical to locate at such a site and the requirements established by Paragraph I for Department approval are met, provided that if the station is to be located within four hundred (400) feet of any residentially zoned property, the person, firm, or corporation desiring such modification shall secure in writing the consent of fifty-one (51 % ) percent of the persons owning residential property within three hundred B) The ground shall be kept free of rubbish and debris, and the grass, if any, shall Supp. No. 2 19 �§ 42.0000 DETROIT, MICHIGAN be well kept and cut as necessary so as to present a neat and attractive appearance at all times. shall be granted. The Community and Economic Development Department shall, in making its findings, take into consideration, but not necessarily be limited to, the following criteria: C) The owner shall maintain a record of the name and address of the person or firm who cleaned the premises and removed the debris; such record shall be made available to the inspectors of the Department of Public Works [Environmental Protection and Maintenance Department]; and further, each entry shall be kept at least one year. A) Prospects for alternate or future use. B) Pending litigation or condemnation affecting subject property. C) Pending or contemplated road changes. D) Character and trends of development in the neighborhood. II. Within sixty (60) days of such closing, all curb cuts across driveway entrances and all other points of ingress and egress to the premises shall be closed to vehicular traffic by properly placed and secured precast concrete wheel stops or the equivalent, as may be approved by the appropriate city agency. E) Pending sale or lease transactions concerning subject property. IV. If, within the one hundred twenty (120) consecutive day period referred to, the property has been sold or leased for alternate business purposes and an affidavit to this effect has been filed with the Community and Economic Development Department, then demolition shall be deferred for an additional sixty (60) day period beginning with the date of the sale. III. A drive-in restaurant, fast-food restaurant, or carry-out restaurant that is vacated, closed, or not opened for business for a period of one hundred twenty (120) consecutive days shall be prima facie deemed abandoned. An owner of an abandoned drive-in restaurant, fast-food restaurant, or carry-out restaurant that is free standing is subject to notice from the Department of Buildings and Safety Engineering directing the razing, demolition, and removal of all buildings, structures, and signs situated upon the premises. Said razing and removal shall be accomplished within thirty (30) days from date of said notice. Owner shall complete said demolition, leaving the premises free from rubbish and debris, and shall properly backfill all excavation areas. Owner shall have the right, in lieu of complying with the demolition order, to petition the Community and Economic Development Department within thirty (30) days showing cause why said drive-in restaurant, fast-food restaurant, or carry-out restaurant should not be considered abandoned, and a sixty (60) day extension of the demolition order may be granted by the Department so that the premises may be reopened or converted to an alternate business use. No more than two (2) sixty (60) day extensions V. Approval of the Department shall be received prior to any drive-in restaurant, fast-food restaurant, or carry-out restaurant being converted to any other use. The Department shall take into consideration all aspects of the proposed development, including, but not necessarily limited to, the type use, the site plan, the exterior design, and the appearance of the development, and shall process the proposal within sixty (60) days from date of submission to the Community and Economic Development Department, in accordance with the provisions of Section 65.0000 of this Ordinance. (Ord. No. 807-G, § 1, 3-6-73) 42.0800 Homes, centers or schools for the care, boarding or teaching of children. For a facility operating with children in attendance for five (5) or more continuous hours a day, there shall be provided and maintained an outdoor play area suitable for play activity and containing a minimum of Supp. No. 2 20 �DETROIT ZONING ORDINANCE two thousand (2,000) square feet. Surface treatment of said play area shall comply with the guidelines of the appropriate public agencies, including the city and the state health departments and the Michigan Department of Social Services, Division of Child Care Center Licensing. The outdoor play area shall be immediately contiguous to the facility it is intended to serve and shall be enclosed by a protective wall or fence. (Ord. No. 392-H, § 1, 5-21-80) 43.0000 Principal buildings. 43.0100 Number of buildings on a zoning-lot. I Not more than one principal detached residential building shall be located on a zoning-lot, nor shall a principal detached residential building be located on the same zoning-lot with any other principal building, Supp. No. 2 20.1 �§ 45.0000 DETROIT ZONING ORDINANCE nor be located closer than ten feet to any principal building. except in the case of planned developments, or buildings used for educational or religious purposes, or where the Community and Economic Development Department is empowered to approve certain uses under the provisions of this ordinance, or in cases where the Department is required to make an investigation. 44.0400 Height of accessory buildings. Except as specified in Section 45.0900, no detached accessory building or structure in an Rl or R2 District shall exceed the height of the principal building or structure, or fifteen (15) feet, whichever is less. (Ord. No. 864-G, § 1, 11-20-73) 44.0500 Corner-lot requirements. 43.0200 Location of principal buildings. In residential districts when an accessory building is located on a corner-lot, the side lot line of which is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said building shall be set back not less than ten feet from the side lot line abutting the street. Except where otherwise provided in this Ordinance, every zoning-lot upon which a principal building is erected shall face or front upon a street or permanent means of access to a street, other than an alley. Such means of access shall have a width throughout of not less than thirty (30) feet or not less than ten (10) feet for each zoning-lot fronting upon it, whichever is greater, except that no width greater than sixty (60) feet shall be required hereby. 45.0000 Bulk regulations. 45.0100 Continued conformity with bulk regulations. The maintenance of yards, lot width, recreational space, and lot area legally required for a building shall be a continuing obligation of the owner of such building or of the owner of the property on which the building is located. Furthermore, legally required yards or lot area allocated to one building shall not, by virtue of change of ownership or for any other reason, be used to satisfy yard or lot area requirements for any other building or use. 44.0000 Accessory buildings. 44.0100 Time of construction. No accessory building or structure shall be constructed on any zoning-lot prior to the time of construction of the principal building to which it is accessory. 44.0200 Location of principal buildings. In residential districts all accessory buildings and structures shall be built in the rear yard except when built as part of the principal building. Accessory buildings shall be considered a part of the principal building when the distance between structures is solidly covered by a breezeway, portico, or similar architectural device at least four feet in width. 45.0200 Division of zoning-lot. Where a lot or zoning-lot is hereafter divided, the division shall be effected in such manner as not to violate the requirements of this Ordinance regarding yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, off-street parking, or off-street loading spaces, applicable to such zoning-lot or any zoning-lot created. (Ord. No. 407-G, § 1, 2-18-69) 44.0300 Percentage of required yard occupied and required setbacks. 45.0300 Separate units. Unless otherwise specified, no detached accessory building or buildings in an Rl or R2 District shall occupy more than fifty (50) percent of the area of the required rear yard, ownership of dwelling In an existing residential structure containing more than one dwelling unit, individual units may be conveyed or held under separate 21 �§ 45.0000 DETROIT, MICHIGAN the public street opposite the front zoning-lot may be utilized to supply a part of the required rear yard, provided that at least twenty (20) feet of such required rear yard shall be on the zoning-lot independently of such adjoining street. ownership without being in violation of this Ordinance. Where such division of ownership is made, the regulations governing yards, lot width, lot area, floor area, recreational space, percentage of lot coverage, and off-street parking or loading, shall be applied to each individual ownership. Yard requirements shall be applied only on those sides of a dwelling unit having exposed walls. Provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that said adjustment will not be detrimental to its occupancy or use. 45.0600 Side yard reduction for offsets. That part of the over-all dimension of a building which, through offset or break is located a distance from the side zoning-lot line not less than twice the width of the side yard which would otherwise be required for a building of its overall dimension and height, need not be considered in determining the required width of the side yard. (Ord. No. 446-G, § 1, 6-26-69) 45.0400 Alley as part of lot. 45.0700 Location of required yards. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for the purpose of computing the area of said zoning-lot. Where a zoning-lot abuts an alley, one-half of the width of said alley may be considered a part of such zoning-lot for purposes of computing the depth or width of any yard adjacent to such alley, provided that at least four feet of each required side yard and twenty (20) feet of the rear yard shall be on the zoning-lot independently of such adjoining alley. Except as specified in Sections 45.0400 and 45.0500, all yards allocated to a building or dwelling group shall be located on the same zoning-lot as such building or dwelling group. 45.0800 Projections into a required yard. Except for the following specified projections and encroachments, or unless otherwise specified, every part of a required yard shall be open and unobstructed to the sky: 45.0801 Sills, belt courses, leaders, and similar ornamental or structural features may project into any required side yard for a distance not to exceed fourteen (14) inches. 45.0500 Street as part of required yard. 45.0501 Except for yards adjacent to offstreet parking areas, and for yards required by Section 44.0500, where a zoning-lot abuts a public street along its side zoning-lot line, any portion of the adjoining one-half of said street may be utilized to supply a part of the required side yard adjacent to such street, provided that at least four feet of the required side yard shall be on the zoning-lot independently of such adjoining street. 45.0802 Cornices, eaves, or gutters may project into any required side yard for a distance not to exceed fourteen inches. 45.0803 Fire escapes, stairways, and balconies which are open and unenclosed, and marquees, may project not more than five feet into a required yard. 45.0804 Chimneys, pilasters, smokestacks, and window air conditioners not exceeding six square feet in area, may project not more than sixteen inches into a required side yard. 45.0502 Where a zoning-lot is bounded on two opposite sides by public streets, the zoning-lot line fronting on the street having the wider right-of-way shall be the front zoning-lot line. If both street rights-of-way are of equal width, the enforcing official shall designate which shall be the front zoning-lot line. In such cases one-half of the width of 45.0805 Unless otherwise specified, access drives leading to accessory off-street parking and loading areas and structures may be located on required yards. 22 �I DETROIT ZONING ORDINANCE I I I I 45.0806 Unenclosed porches may encroach not more than eight feet into a required front or rear yard; however, no porch shall be constructed within any required side yard, nor shall any other construction be permitted within any required side yard unless specifically mentioned above in this Section 45.0800. § 46.0000 45.1100 Park as part of street. Where a zoning-lot abuts upon a public street for the full width or depth of the lot and there is a public park or other permanent public open space bordering on such street opposite such zoning-lot, a part of such park or open space may be considered as a portion of the street for the purpose of determining the permissible cubical content of a building on such zoning-lot, provided the augmented width of such street shall not be more than one hundred and fifty (150) feet. 45.0807 Operable private passenger vehicles may be parked on the driveway in only one side yard and the continuation of that side yard into the front yard to the property line, as long as the area is maintained in a dust-free condition at all times. And provided that no mechanical maintenance or vehicular repairs are conducted in this area. 46.0000 Conditional uses, special approval uses, board grants, and site plan approvals, existing on the effective date of this ordinance, under a zoning ordinance effective prior hereto. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 515-G, § 1, 6-16-70; Ord. No. 350-H, § 1, 10-10-79) 45.0900 Exceptions to height regulations. Where a use or structure exists or has been approved prior to the effective date of this Ordinance as a conditional use, special approval use, Board grant, or site plan approval use either by the Community and Economic Development Department, the Council, the Board, or some combination of these agencies, said use or structure may continue or may be developed as a conforming use subject to all restrictions and limitations made a condition of said approval with the following exceptions: 45.0901 Penthouses, scenery lofts, towers, cupolas, steeples, domes, flag poles, aeroplane beacons, radio broadcasting towers, television antennas, chimneys, stacks, tanks, and roof structures used only for ornamental or mechanical purposes, when located on a roof and collectively not exceeding in gross area thirty (30) percent of the roof area, need not be included in determining the height of a building or structure. 45.0902 Parapet walls may extend not more than five feet above the allowable height of a building. a) When a conditional, permanent Board grant, or special approval use is located in a district where it is not permitted under any of the terms of this Ordinance, or any subsequent amendment thereto, it shall be considered a nonconforming use and shall be subject to the provisions of Article V, Non-Conforming Buildings, Structures, and Uses. 45.0903 When located in a residential district, radio towers for licensed radio stations may exceed the allowable height of structures but in no case shall the radio tower exceed a height of seventy-five (75) feet. 45.1000 Maximum street width. For the purpose of determining the permissible cubical content of any building or structure, a street more than one hundred and fifty (150) feet in width shall be considered to have a width of one hundred and fifty (150) feet. b) A temporary Board grant shall remain in full force and effect until termination of said temporary grant subject to all restrictions and limitations imposed as a condition of said temporary approval. Supp. No. 1 23 �§ 46.0000 DETROIT, MICHIGAN twenty (20) feet wide for 90 degree parking, eighteen (18) feet wide for 60 degree parking, twelve (12) feet wide for 45 degree parking, and ten (10) feet wide for 30 degree or parallel parking. Angle shall be measured between the centerline of the parking space and the centerline of the aisle. The enforcing official shall interpolate aisle width for all parking arrangements not covered above. Reconsideration of said temporary grant shall be subject to all terms and regulations of this Ordinance. 47.0000 Off-street parking and loading facilities. 47.0100 Off-street parking requirements. The following regulations shall apply for off-street parking facilities: 47.0103 Loading space as required in Section 47.0200 of this Ordinance shall not be construed as supplying required off-street parking space. 47.0101 In all zoning districts, except B5, PC, and PCA Districts, off-street parking facilities for self-propelled passenger vehicles for the use of occupants, employees, and patrons of buildings or uses erected, established, or changed, shall be provided as specified in Sections 47.0105 and 47.0108 of this Ordinance, except as specified in Section 54.0101, and the amount of parking provided shall not subsequently be reduced below the requirements of this Ordinance. 47.0104 Existing off-street parking facilities provided at the effective date of this Ordinance and actually being used at that date for the parking of automobiles in connection with the operation of an existing building or use shall not hereafter be reduced below, or if already less than, shall not be further reduced below the requirements of this Ordinance for a similar new building or new use except as provided in Section 47.0111. When a building or use does not comply with the off-street parking requirements of this Ordinance and said use is damaged by fire, collapse, explosion, or Act of God, the reconstruction, repairing, or rebuilding and continued use of the building shall be permitted subject to the cost limitation as provided in Sections 57.0000, 65.0800, or 66.0500 of this Ordinance. Where the cost of reconstruction exceeds the limitations of the above stated Sections, off-street parking shall be provided in the amount required for new construction at the date the application for reconstruction is approved, except that any damaged building or use of 2,000 square feet or less, which is non-conforming only in the amount of off-street parking space that is provided, may be reconstructed without providing additional off-street parking. 47.0105 When there is any change in the factors upon which the off-street parking requirements are determined, such as a change in use or an increase in the number of employees, or an increase in floor area, or in any other unit of measurement specified in Section 47.0108 of this Ordinance, which would result in an increase in the requirements for off-street parking facilities, the following shall apply: There shall be provided an amount of offstreet parking spaces equal to that required by the new factor being established, as determined under Section 47.0108 of this Ordinance, less 15 percent of the amount of off-street parking spaces required under the prior situation as determined under Section 4 7 .0108 of this Ordinance. Where there is any change in the factors upon which the off-street parking requirements are determined under Section 47.0108 of this Ordinance, resulting in a decrease in the requirem~n~s for such off-street parking facilities, the ex1stmg spaces provided may be reduced to an amount not less than that required for the use 47.0102 For the purpose of this Ordinance a "Parking Space" shall mean a rectangular space of not less than nine feet by twenty feet (9 ft. x 20 ft.) exclusive of unusable space and drives or aisles giving access thereto, accessible from streets or alleys and usable for storage or parking of self-propelled passenger automobiles. Aisles shall be not less than Supp. No. 1 24 II I �f DETROIT ZONING ORDINANCE I I I I I under the changed or revised conditions. Provided, that where an existing structure is 2,000 square feet or less in gross floor area and will be occupied by a use permitted for the first time in a Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5 or Wl zoning district classification, no additional parking facilities need be provided. And provided further, that where a use expands into an existing adjacent structure and the total gross floor area of the combined structures is not more than 4,000 square feet and will be occupied by a use permitted for the first time in a Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, or Wl zoning district classification, no additional par king facilities need be provided. § 47.0000 this Ordinance for theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be supplied by off-street parking facilities provided for other kinds of buildings or uses, as defined below, not normally open, used or operated during the principal op•~rating hours of theaters, churches, bowling alleys, dance halls, or establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments, and not more than fifty (50) percent of the off-street parking facilities required by this Ordinance for buildings or uses other than theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be supplied by off-street parking facilities provided for theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments, and other uses not normally open, used, or operated during the principal operating hours of the given buildings or uses; provided, that a written consent is executed by the parties concerned for the joint use of the off-street parking facilities, a copy of which shall be filed with the application for a building permit. Buildings or uses not normally open, used or operated during the principal operating hours of theaters, churches, bowling alleys, dance halls, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments are defined as banks, business offices, retail stores, personal service shops, household equipment or furniture shops, manufacturing buildings, and similar uses. 47.0106 For the purpose of this Ordinance, unless otherwise specifically stated, "Gross Floor Area" shall mean the sum of the gross horizontal floor areas of all the floors of a building or structure, measured from the exterior faces of exterior walls or from the centerline of walls separating two buildings or structures, but excluding stairwells and elevator shafts at each floor, floors or parts of floors devoted exclusively to vehicular parking or loading, and all floors below the first or ground floor excepting when used for or intended to be used for service to the public as customers, patrons, clients, patients, or tenants, including areas occupied by fixtures and equipment used for display or sale of merchandise. In hospitals, bassinets shall not be counted as beds. In stadia, sports arenas, churches, and other places of assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each twenty (20) inches of such seating facilities shall be counted as one seat for the purpose of determining requirements for off-street parking facilities under this Ordinance. 47.0108 The amount and location of offstreet parking facilities required under Sections 47.0101 and 47.0105 of this Ordinance shall be determined in accordance with the following table. However, off-street parking facilities required under Section 47.0105 for retail stores, personal service shops, clothing and shoe repair or service shops, business or Number of employees shall be computed on the basis of the greatest number of persons to be employed at any one period during the day or night. 47.0107 Not more than fifty (50) percent of the off-street parking facilities required by 25 �§ 47.0000 DETROIT, MICHIGAN located not more than 250 feet from the building or use to be served, said distance to be measured between the nearest point of the off-street parking facility and the nearest point of the building or use to be served. professional offices (excluding medical or dental clinics), private clubs, lodges, and similar uses, and establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments may be Use Single-family detached dwelling Two-family dwellings Town houses; multiple-family dwellings Rooming houses Fraternity houses; sorority houses; dormitories Hotels or motels Hospitals Sanitariums, convalescent homes, nursing or rest homes; orphanages or children's homes Theaters; auditoriums Stadia; sports arenas Churches; chapels; temples; synagogues Dance halls; assembly halls without fixed seats; exhibition halls; roller or ice skating rinks Bowling alleys Medical or dental clinics Banks; savings & loan associations; credit union offices Business or professional offices Establishments for the sale and consumption on the premises of alcoholic beverages, food, or refreshments Parking Requirement Two spaces for each dwelling unit One and one-half spaces for each dwelling unit One and one-quarter spaces for each dwelling unit Two spaces for each three guest bedrooms plus one space for each dwelling unit Maximum Distance 1 Same Lot Same Lot 100' One space for each five beds 100' 100' Three spaces for each four guest bedrooms plus one space for each dwelling unit One space for each bed One space for each four beds 100' 100' 100' One space for each four seats One space for each six seats One space for each six seats in the main worship unit One space for each one hundred square feet of gross floor area Five spaces for each alley One space for each two hundred square feet of gross floor area or five spaces for each doctor or dentist, whichever is greater One space for each two hundred square feet of gross floor area One space for each four hundred square feet of gross floor area Having one thousand square feet or less of gross floor area, three spaces required. Having more than one thousand square feet of gross floor area, three spaces plus 26 500' 1,000' 100' 100' 100' 100' 100' 100' I �I I I DETROIT ZONING ORDINANCE Use t' Restaurants, standard Restaurants; fast-food, carryout, drive-in Mortuaries or funeral homes Retail stores; hardware stores; personal service shops; clothing or shoe repair or services shops Open air sales of nursery stock and related products Furniture or appliance stores; motor vehicle sales; boat or trailer sales; machinery Parking Requirements one space for each one hundred square feet of gross floor area in excess of one thousand square feet A minimum of three parking spaces shall be provided for the first one thousand square feet of gross floor area of the restaurant building, plus one space for each additional one hundred square feet in excess of the first one thousand square feet A minimum of one parking space shall be provided on site for each one hundred square feet of gross floor area of the restaurant building One space for each one hundred square feet of gross floor area plus one space for each dwelling unit Having less than 1600 square feet of gross floor area, two spaces required. Having 1600 square feet or more but not more than 20,000 square feet of gross floor area, two spaces plus one space for each two hundred square feet of gross floor area over 1600 square feet. Having more than 20,000 square feet of gross floor area but not more than 50,000 square feet of gross floor area, 94 spaces plus one space for each 150 square feet over 20,000 square feet of gross floor area. Having more than 50,000 square feet of gross floor area, 294 spaces plus one space for each 100 square feet of gross floor area over 50,000 square feet of gross floor area One space for each 800 square feet of gross lot area used for open air sales or display plus additional space for any structure utilized for retail sales computed in accordance with the requirements for retail stores Having less than 1600 square feet of gross floor area, two spaces required. Having 1600 square Supp.No.4 27 § 47.0000 Maximum Distance 1 100' 100' Same Lot 100' 100' 100' �§ 47 .0000 Use sales; household equipment or furniture repair shops Motor vehicle body or fender bumping or painting shops; motor vehicle repair garages or service shops Manufacturing or industrial uses; research or testing laboratories; creameries; soft drink bottling establishments; printing or engraving shops Warehouses; storage building; wholesale establishments Miniature golf courses Pool or billiard establishments; arcades Rebound tumbling centers Go-cart tracks Elementary schools Junior High Schools Senior High Schools Centers or schools for the care, boarding, or teaching of children such as nursery schools, day camps, etc., which do not provide lodging Libraries; museum8; noncommercial art galleries DETROIT, MICHIGAN Parking Requirements feet .or more of gross floor area, two spaces plus one space for each additional 800 square feet of gross floor area One space for each 300 square feet of gross floor area, and provided, that all required spaces shall be provided outside the principal building One space for each 800 square feet of gross floor area, or one space for each three employees, whichever is greater Maximum Distance 1 100' 100' 500' One space for each 2400 square feet of gross floor area, or one space for each three employees, whichever is less Nine spaces for each nine hole miniature golf course plus one space for each hole over nine One space for each two hundred and fifty square feet of gross floor area One space for each rebound tumbling apparatus Fifteen spaces for each track Three spaces for each two instructional rooms, or one space for each four seats in the main auditorium, whichever is greater Three spaces for each two instructional rooms, or one space for each three seats in the main auditorium, whichever is greater Five spaces for each instructional room or one space for each two seats in th~ main auditorium, whichever is greater One space for each two employees 500' 100' 100' 100' 100' Same Lot Same Lot Same Lot 100' One space for each 400 square feet of gross floor area Supp.No.4 28 100' �J I DETROIT ZONING ORDINANCE J Parking Requirements ,. II J J I J Use Police stations Fire stations Gasoline service stations Rectories, parsonages, or parish houses Convents; monasteries; nunneries Marina Private clubs, lodges, or similar uses Electric sub-stations; gas regulator stations; telephone exchanges; water works or reservoirs; pumping stations or filtration plants; and similar utility uses Colleges or trade schools One space for each 160 square feet of gross floor area Two spaces for each three employees One space for each service bay, plus one space for each two employees but in no case less than two employee spaces Three spaces for each four clergymen One space for each ten residents One space for each boat slip One space for each 100 square feet of gross floor area One space for each three employees § 47.0000 Maximum Distance 1 100' 100' Same Lot Same Lot Same Lot 100' 100' Same Lot One space for each employee plus one space for each five students based on the maximum number of students that can be accommodated at one time 500' One space for each 150 square Governmental Service Agency feet of gross floor area 100' When units or measurements determining number of required parking spaces result in requirement of a fractional space, any fraction up to and including one-half shall be disregarded and fractions over one-half shall require one parking space. Distance shall be measured between the nearest point of the off-street parking facility and the nearest part of the building or use to be served. (Ord. No. 487-H, § 1, 2-19-82) 1 47.0109 In the case of a use not specifically mentioned, the requirements for off-street parking facilities for a use which is mentioned, and to which said use is similar, shall apply. In the case of mixed uses, the total requirement for off-street parking facilities shall be the sum of the requirements of the various uses computed separately in accordance with the table in Section 4 7 .0108. 47.0110 Nothing in this Ordinance shall be construed to prevent collective provision of off-street parking facilities for two or more buildings or uses, provided that the total of such off-street parking facilities provided collectively shall not be less than the -sum of the requirements for the various individual uses computed separately in accordance with the table in Section 47.0108 of this Ordinance. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use, except as herein specified for joint use. 47.0111 The Community and Economic Development Department, in consultation with the Department of Streets and Traffic Supp.No.4 29 �§ 47.0000 DETROIT, MICHIGAN vehicles shall have a minimum surface of four inches of slag, crushed stone, or cinders. [Department of Transportation] and the Municipal Parking Authority, may make studies of various areas in the City of Detroit for the purpose of determining areas within which there is need for the establishment of off-street parking facilities to be provided by the City of Detroit and to be financed wholly or in part by a special assessment district, or by any other means which the City Council may determine. Where such need is found, the Commti.nity and Economic Development Department shall report is [its] recommendation for the acquisition of such off-street parking facilities to the City Council. This report shall include recommendations on the size, location, and other pertinent features of any proposed off-street parking facilities and the area they should be intended to serve. (c) These surfaces shall be kept dust free by application, at least annually, or more frequently if necessary, of a non-tracking dust palliative oil. (d) A more permanent type of surface may be used in place of the minimum surfaces described above. 47.0113 Unless otherwise specified, the following rnquirements shall apply to all parking areas located on property zoned in a residential district classification: a) Use Limitations: 1. Parking areas shall be used for Whenever the City Council shall establish such off-street parking facilities, all or a portion of the off-street parking spaces required by this Ordinance for a building or use may be waived when the building or use involved is located within the boundaries of the special assessment district, or other district which the City Council may determine. The Community and Economic Development Department, with the assistance of the Municipal Parking Authority, shall determine to what extent and on which lots the required par king may be waived and report their findings to the City Council who may adopt the proper resolution waiving said parking requirement. In no event shall the total number of such waived parking spaces exceed the total number provided on the publicly owned parking facility. parking of private passenger vehicles only. 2. No business involving vehicle repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 3. No structure other than those required by this Ordinance or specifically permitted herein shall be erected or placed on the premises. 4. No buildings other than those for shelter of attendants shall be erected or placed upon the premises, and there shall not be more than two such buildings in any one area and each building shall be not more than fifty (50) square feet in area nor shall each exceed fifteen (15) feet in height. 47.0112. Surfacing requirements. b) Lighting. If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. (a) Unless otherwise specified or required by separate ordinance, all off-street areas used for the par king or storage of commercial vehicles shall have a minimum surface consisting of six inches of slag, crushed stone, or cinders. c) Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. (b) Unless otherwise specified, all areas used for off-street par king of passenger d) Wheel Stops. In all instances where a wall or fence is required, said wall or Supp.No.4 30 I �I DETROIT ZONING ORDINANCE I fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. not detrimental to the interests of the surrounding neighborhood. 47.0114 All open parking areas accessory to multiple dwellings or to permitted non-residential uses in the R3, R4, R5, and R6 Districts shall be provided and maintained with a surface having an asphaltic or Portland cement binder so as to provide a permanent, durable and dustless surface. They shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. e) Requirements for parking areas located opposite property zoned in a residential district classification: 1. Yards. Except as provided in Section II II II § 47.0000 47.0117a, all parking areas located across a street from lots which front on said street, shall provide a yard at least ten feet wide. All parking areas located across a street from lots which side on said street shall provide a yard at least five feet wide. 2. Landscaping. All required yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which shall be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other horticultural materials, a water bib or other means of supplying water shall be provided. 3. Protective screening. Unless otherwise specified, an opaque wall or fence not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance between the par king area and each yard required in subparagraph 1 above. 47.0115 In the Rl and R2 Districts all open parking areas, if located on the same zoning lot as the building they are intended to serve, shall be permitted only in the rear yard in addition; operable private passenger vehicles may also be parked on the driveway. No cars shall be parked side-by-side other than in the rear yard, unless the driveway has a minimum width of sixteen feet, continuously from the rear yard or private parking garage to the access street. If the office of the Secretary of State of Michigan requires a valid and current license plate or registration sticker to use or transport any vehicle or piece of recreational equipment defined in Section 32.0077 of this ordinance, then each vehicle or piece of recreational equipment shall bear and properly display said valid and current license plate or registration sticker at all times when parked in accordance with the provisions of this section. 47.0116 In the R3, R4, R5, and R6 Districts all open parking areas for multiple dwellings or permitted non-residential uses, if located on the same zoning-lot as the building they are intended to serve, shall be permitted only in the rear yard or in one only of the side yards. Provided, that if a side yard is used for open parking purposes, the following conditions must be complied with: f) Adjustments. The Community and Economic Development Department may adjust any of the above requirements when such adjustment is necessary or desirable in order to obtain a functional development, not out of harmony with its surroundings, and a) A yard at least ten feet wide shall be provided between that portion of the parking area which is located in the side yard and the side zoning-lot line Supp. No. 1 31 �§ 47.0000 DETROIT, MICHIGAN a) Yards. A front yard equal to the front yard of the abutting structure shall be provided. In the event the abutting structure is located on the rear one-half of the lot, or in the event the abutting lot is vacant, a front yard of twenty (20) feet shall be provided. separating the parking area from any abutting property zoned in a residential district classification. b) An opaque fence or wall shall be constructed between the parking area and the above required yard. A brick wall, or a masonry wall with brick facing, shall be constructed between the parking area and any front yard. All required walls or fences shall be not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be maintained in a neat and orderly appearance at all times, and shall have only such openings as are required for ingress or egress. A side yard at least five feet in width shall be provided between the parking area and the side lot line adjacent to the street; provided, that if the side lot line is substantially a continuation of the front lot line of the lot to its rear, also located in a residential district, said yard shall be at least ten feet wide. The above described yard shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. c) In all instances where a fence or wall is required, said fence or wall shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height or by firmly implanted bumper guards, not attached to the fence or wall, or by other suitable barriers. d) A yard at least five feet wide shall be provided between the parking area and the principal building. This yard shall not be used for parking or driveway purposes and shall be separated from the par king area by precast concrete wheel stops at least six inches in height, or an equivalent barrier at least six inches in height. b) Protective screening. A brick wall, or a masonry wall with brick facing, shall be provided between the parking area and any yard required in 47.0117a above, and along any lot line separating the parking area from the front yard of a buiding on an adjacent residentially zoned lot. An opaque fence or wall shall be provided along any lot line abutting the side yard of the principal building on an adjacent residentially zoned lot, or if the adjacent residentially zoned lot is vacant, said wall or fence shall be provided from a point twenty (20) feet from the front lot line to a point thirty (30) feet from the rear lot line, if adjacent to the parking area. All required walls or fences shall be not less than four feet in height, nor more than six feet in height, as measured from the surface of the parking area, shall be maintained in a neat and orderly appearance at all e) All yards required by a) or d) above shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. 47.0117 Requirements for parking areas on corner-lots in the R3, R4, R5, and R6 Districts. Supp. No. 1 32 I �I J I II J l II - DETROIT ZONING ORDINANCE times, and shall have only such openings as are required for ingress and egress. § 47.0000 d) Surfacing. The parking area shall be provided with a surface having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface, graded away from all adjacent lots and streets and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 350-H, § 1, 10-10-79) c) In all instances where a fence or wall is required, said fence or wall shall be prot.ected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height or by firmly implanted bumper guards, not attached to the fence or wall, or by other suitable barriers. 47.0200 Off-street loading and unloading requirements. On and after the effective date of this Ordinance, there shall be provided, on the same zoninglot with all new or substantially altered 1 uses or structures, off-street loading and unloading facilities as required herein. 47.0201 Schedule of Requirements. Use Freight terminal; industrial or manufacturing establishment; warehouse; wholesale establishment Hospitals and medical institutions Mortuaries or undertaking establishments Size of Berth (exclusive of aisle and maneuvering space) Gross Floor Area 2 No. of Berths Req'd. 5,000 sq. ft. to 40,000 sq. ft. 1 12' X 55' Over 40,000 sq. ft. to 100,000 sq. ft. 2 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' 5,000 sq. ft. to 100,000 sq. ft. 1 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' 2,500 sq. ft. to 50,000 sq. ft. 1 10' X 30' Each additional 50,000 sq. ft. or major fraction thereof 1 10' X 30' 1 An alteration which would justify an increase or decrease in the required number of off-street loading berths (Section 47.0203). Supp. No. 1 33 �§ 47.0000 DETROIT, MICHIGAN No. of Use Convention halls; exhibition halls; auditoriums; sports arenas Office bldgs.; medical or dental clinics; recreational or social facilities; motels, hotels, or multiple-family dwellings with more than twenty-four (24) dwelling or rooming units; educational, cultural, or religious institutions; fraternal institutions Retail establishments; restaurants; banks; savings and loan offices; credit union offices Gross Floor Area Births Reg'd. Size of Birth (exclusively of aisle and maneuvering space 10,000 sq. ft. to 200,000 sq. ft. 1 12' X 55' Each additional 200,000 sq. ft. or major fraction thereof 1 12' X 55' 10,000 sq. ft. to 100,000 sq. ft. 1 12' X 35' Each additional 100,000 sq. ft. or major fraction thereof up to 500,000 sq. ft. 1 12' X 55' Each additional 500,000 sq. ft. or major fraction thereof 1 12' X 55' 1,600 sq. ft. to 10,000 sq. ft. 1 12' X 35' Over 10,000 sq. ft. to 25,000 sq. ft. 2 12' X 35' Over 25,000 sq. ft. to 40,000 sq. ft. 2 12' X 55' Over 40,000 sq. ft. to 100,000 sq. ft. 3 12' X 55' Each additional 100,000 sq. ft. or major fraction thereof 1 12' X 55' For a use specifically mentioned, the requirements for loading facilities for a use which is mentioned, and to which said use is similar, shall apply. Provided, that the following uses shall be exempted from any off-street loading requirements: Piers, garages, motor vehicle filling and service stations, amusement parks, golf driving ranges, golf courses, tennis courts, swimming pools and bathing pavilions. II II I I 2 Whenever any use specified in the schedule below is located wholly or partially on open land, the requirements set forth in said schedule for gross floor area shall include land area used for such use. Supp. No. 1 34 I I I �f f f ,. DETROIT ZONING ORDINANCE 47.0202 Design standards: § 48.0000 47.0205 Off-street loading berths as required in this Section 47.0200 shall not be construed as supplying off-street parking space as required in Section 47.0100. a) Ea<;h required off-street loading berth shall be designed with appropriate means of vehicular access to a street or alley in a manner which will least interfere with traffic movement and shall be subject to the approval of the Department of Streets and Traffic [Department of Transportation]. b) All open off-street loading berths shall be improved with a compacted macadam base not less than seven inches thick, and surfaced with at least two inches of asphaltic concrete or other comparable, all-weather, dustless material of similar thickness and durability. c) No signs shall be displayed in any loading area except such signs as may be necessary for the orderly use of the loading area. (Ord. No. 407-G, § 1, 2-18-69) 48.0000 Special regulations near airports or heliports. 48.0100 General provisions. This Section regulates the maximum height of buildings or structures in the vicinity of airports and heliports and provides for the marking or lighting of new and existing airport or heliport hazards. Except as specified in Section 48.0400, the district regulations under this Section of the Ordinance control only the maximum height of buildings and structures, and therefore are applied in addition to any other regulations of this Ordinance. In instances where the height controls of this Section conflict with other Sections of this Ordinance, the more restrictive control shall prevail. 47.0203. Whenever there is any change in use of a building, structure, or parcel of land, or an increase or decrease in gross floor area as defined herein, which would justify an increase or decrease in the required number of off-street loading berths, more berths shall, or fewer berths may, be supplied on the ba~is of the adjusted needs as determined by the requirements herein. Provided, that if no berths were previously required, the total number of berths required for the use or structure shall be supplied as required herein. And further provided, that if the gross floor area is three thousand square feet or less, no berths need be supplied. 48.0200 Definitions. As an aid to the user of the Ordinance, the airport definitions are repeated here. 48.0202 Airport. A landing area, runway, or other facility designed, used, or intended to be used for the landing or taking off of aircraft, including all necessary taxi-ways, aircraft storage and tiedown areas, hangers, and other necessary buildings and open spaces. When a new use requires a berth size larger than that which presently exists, the existing berth size, if not less than 10 feet by 25 feet, shall be deemed to satisfy the requirements of this section of the Ordinance. 48.0204 Airport Reference Point. A point selected or approved by the Federal Aviation Agency as the approximate center of the landing area. 48.0206 Established Airport Elevation. The elevation above mean sea level of the highest point of the usable heliport landing area. 47.0204 Structures containing mixed uses which require different amounts of off-street loading facilities shall have off-street loading facilities equal to the sum of the requirements of the various uses computed separately in accordance with the table in Section 4 7 .0201. 48. 0208 Established Heliport Elevation. The elevation above mean sea level of the highest point of the usable heliport landing area. 35 �§ 48.0000 DETROIT, MICHIGAN width of 3,100 feet at a distance of 6,500 feet from the end of the runway. 48.0210 Flight Obstruction Area. All areas of land or water below airport or heliport imaginary surfaces. Non-Instrument Approach Surface Having A Runway With A Length Of 2,000 Feet Or More Up To, But Not Including, 5,000 Feet In Length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach end of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The non-instrument approach area surface is 500 feet wide for the first 500 feet and then expands uniformly to a width of 2,600 feet at a distance of 6,500 feet from the end of the runway. 48.0212 Helipad. An area on a heliport for the landing or take-off of helicopters. 48.0214 Heliport. An area designed, used, or intended to be used for the landing or taking off of helicopters, including all necessary helicopter storage and tiedown areas, hangers, and other necessary buildings and open spaces. 48.0216 Heliport Reference Point. A point selected or approved by the Federal Aviation Agency as the approximate center of the heliport. 48.0218 Imaginary Surfaces, Airport: Transitional Surfaces. Transitional surfaces exist adjacent to each runway as indicated on the Flight Obstruction Area Map located at the back of this Ordinance. These surfaces begin at the centerline of the runways and extend outward, at the elevation of the runway, for 500 feet in the case of instrument runways, and for 250 feet in the case of non-instrument runways, and then slope upward and outward one foot vertically for each seven feet horizontally to the point where they intersect horizontal surface "A". Further, transitional surfaces exist adjacent to all approach surfaces and extend the entire length of the approach surfaces, beginning at the edges and extending upward and outward at the same one to seven slope ratio to the point where they intersect horizontal surface "A". Horizontal Surface "A". A circular plane, 150 feet above the established airport elevation and having a radius of 15,000 feet from the airport reference point. Horizontal Surface "B". A nearly rectangular plane, 200 feet above ground level, and longitudinally centered on the extended centerline of the major north-south runway at Detroit City Airport. Said plane begins at the periphery of horizontal surface "A", extends in both northerly and southerly directions to the City limits, and is four miles wide, i.e., two miles on either side of the extended runway centerline. Approach Surfaces. Instrument Approach Surface and NonInstrument Approach Surface Having A Runway At Least 5,000 Feet In Length. A plane longitudinally centered on the extended runway centerline beginning at each end of the runway and extending 500 feet outward at the elevation of the approach ends of the runway and then sloping upward at a slope ratio of 1 to 40 to an altitude of 150 feet above the established airport elevation. The instrument approach area surface is 1,000 feet wide for the first 500 feet and then expands uniformly to a 48.0220 Imaginary Surfaces, Heliport. Conical Surface. A surface sloping upward and outward to an altitude of 150 feet above the established heliport elevation at a slope ratio of one to eight beginning at the heliport elevation on the perimeter of a circle of 200 feet radius centered on each helipad. 48.0222 Slope Ratio. A numerical expression of a stated relationship of height to horizontal distance. (Ord. No. 407-G, § 1, 2-18-69) 36 I �DETROIT ZONING ORDINANCE r § 49.0000 shall any building or structure exceed the height limitation of the zoning district in which it is located. 48.0300 Designation of areas. All areas regulated by the provisions of this Section shall be designated on the Flight Obstruction Area Map, located at the back of this Ordinance, by the letters "A", "B", or "AA". Said Flight Obstruction Area Map is hereby incorporated into this Ordinance and is an integral part hereof. District symbols shall be assigned as follows: 48.0600 Permitted projections within any flight obstruction area. Nothing in this Section shall be construed as prohibiting within any flight obstruc•:ion area the construction or maintenance of any building or other structure to a height up to thirty-five (35) feet above the established grade. 48.0301 "A" districts shall include those parts of flight obstruction areas lying generally beneath the airport horizontal surface "A" excepting the airport approach and transitional surfaces and the heliport conical surface. 48.0700 Marking or lighting of new or existing hazards to air navigation. The owner of any building or other structure which exceeds the permitted height at the effective date of this Ordinance shall permit the installation, operation, and maintenance of such markers or lights as shall be deemed necessary by the Aviation Commission to indicate to the operators of aircraft in the vicinity of the airport or heliport, the presence of such air navigation hazard. 48.0302 "B" districts shall include those parts of flight obstruction areas lying generally beneath the Detroit City Airport horizontal surface "B". 48.0303 "AA" districts shall include those parts of flight obstruction areas lying generally beneath the airport approach and transitional surfaces and the heliport conical surface. Structures erected after the effective date of this Ordinance which are deemed a hazard to aircraft by the Aviati on Commission shall be lighted or marked in accordance with the Obstruction Marking and Lighting Requirements of the Federal Aviation Agency. Such marking or lighting shall be installed and maintained by the owner of the structure. 48.0400 Uses permitted. Uses permitted shall be determined as specified in other Sections of this Ordinance with the following exception. In areas designated "AA", the following uses shall not be permitted: 48.0800 Appeals. a) Schools, except commercially operated vocational or trade schools. Appeals from this Section of the Ordinance shall be considered by the Board of Zoning Appeals. However, prior to making any decision, the Board shall notify the Aviation Commission of the appeal and of the time and place of the public hearing and shall give due consideration to any report or recommendation received from the Aviati on Commission regarding their interests in the matter. b) Hospitals, sanatoriums, convalescent, nursing, or rest homes. 48.0500 Height of buildings or other structures. Except as provided in Section 48.0600, no building or other structure hereafter constructed or any existing building or other structure hereafter relocated, enlarged, or reconstructed shall project so as to penetrate airport approach, transitional, or horizontal surfaces, whichever is more restrictive, or heliport conical surfaces; provided,.. that in no instance 49.0000 Flood hazard areas. 49.0100 Intent. 49.0101 In the development and execution of this section, it is recognized that certain regulations are Supp.No.a 37 �§ 49.0000 DETROIT, MICHIGAN 49.0202 Where there are disputes as to the location of a flood hazard area boundary, the board of zoning appeals shall resolve the dispute in accordance with Section 49.0204. needed to control the use of land in flood hazard areas in order to comply with the provisions of the National Flood Insurance Act of 1968, as amended, and the rules and regulations promulgated at 44 CFR 60.3(c) in furtherance of this program by the United States Federal Emergency Management Agency (FEMA), and to reduce injury to persons and property resulting from flood conditions in the City of Detroit. 49.0203 The restrictions and regulations under this section of the ordinance shall control over all conflicting requirements in this ordinance, except where the conflicting provision is more stringent, in which case, the more stringent requirement shall apply. 49.0102 The objectives of these provisions include: A. 49. 0204 Mapping disputes. The protection of human life, health and property from the dangerous and damaging effects of flood conditions. A. Where disputes arise as to the location of the flood hazard areas, the board of zoning appeals shall resolve the dispute and establish the boundary located, after receipt of a report and recommendation from the department of public works. In all cases, the decision of the board of zoning appeals shall be based upon the most current floodplain studies issued by the Federal Emergency Management Agency. Where Federal Emergency Management Agency information is not available, the best available floodplain information shall be utilized. B. Where a dispute involves an allegation that the boundary is incorrect as mapped and Federal Emergency Management Agency floodplain studies are being questioned, the board of zoning appeals shall modify the boundary of the flood hazard area or the areas defining the floodway only upon receipt of an official letter of map amendment issued by the Federal Emergency Management Agency. C. All parties to a map dispute may submit technical evidence to the board of zoning appeals. (Ord. No. 449-H, § 1, 7-1-81) B. The minimization of public expenditures for flood control projects, rescue and relief efforts in the aftermath of flooding, repair of flood-damaged public facilities and utilities, and the redevelopment of flood-damaged homes, neighborhoods, commercial and industrial areas. C. The prevention of private and public economic loss and social disruption as a result of flood conditions. D. The maintenance of stable development patterns not subject to the blighting influence of flood damage. E. To insure that the public has access to information indicating the location of land areas subject to periodic flooding. F. To preserve the ability of floodplains to carry and discharge a base flood. (Ord. No. 449-H, § 1, 7-1-81) 49.0200 Delineation of the fwod hazard overlay area. 49.0201 The flood hazard area shall overlay existing zoning districts delineated on the Official Detroit Zoning Map. The boundaries of the flood hazard area shall coincide with the boundaries of the areas indicated as within the limits of the 100-year flood in the report entitled "Flood Insurance StudyDetroit," dated July 2, 1981, and subsequent amendments, with accompanying flood insurance rate maps. The study and accompanying maps are adopted by reference, appended and declared to be a part of this ordinance. 49.0300 Development permit. 49.0301 No development of any kind or type shall occur or be commenced in a flood hazard area until a building permit is first obtained from and issued ?Y t~e department of buildings and safety engineermg m accordance with the provisions of Section 63.0000 of this ordinance. 49.0302 No building permit shall be issued for development in a flood hazard area unless: Supp.No.3 38 I I I �J J f DETROIT ZONING ORDINANCE § 49.0000 49.0404 All public utilities and facilities shall be designed, constructed and located so as not to contribute to flooding, nor be affected by flooding. 49.0405 Adequate drainage shall be provided to reduce exposure to flood hazards. 49.0406 The department of buildings and safety engineering shall review development proposals on private property to determine compliance with the standards in this section. Development proposals within public rights-of-way shall be reviewed by the department of public works and other appropriate city departments. Compliance with the standards of this subsection shall be certified by a registered professional engineer or architect. A. All of the applicable standards, requirements and provisions contained in this ordinance and the official building code of the City of Detroit are met. B. All necessary development permits shall have been issued by appropriate local, state and federal authorities, including, but not limited to, a floodplain permit, approval or letter of no authority from the Michigan Department of Natural Resources pursuant to the authority vested in it under Act No. 245 of the Public Acts of Michigan of 1929, as amended. Where a development permit cannot be issued prior to the issuance of a building permit, a letter from the issuing agency indicating intent to issue contingent only upon proof of zoning compliance shall be acceptable. 49.0407 Land shall not be divided in a manner creating parcels or lots which cannot be used in conformance with the requirements of this section. 49.0408 The flood -carrying capacity of any altered or relocated watercourse not subject to state or fed eral regulations shall not be diminished. 49.0409 Available flood hazard data from feder al state or other sources shall be reasonably utili~ed in meeting the standards of this section. Data furnished by the Federal Emergency Management Agency shall take precedence over data from other sources. With respect to the Rouge River floodway, floodwater elevations, as derived from the flood insurance study, shall apply as delineated in the following table. Rouge River Flood Elevations at Selected Points 49.0303 No structure, building or edifice of any kind located in a flood hazard area shall be occupied until a "certificate of occupancy" is first obtained from, and issued by the department of buildings and safety engineering in accordance with the provisions of Section 63.0000 of this ordinance. (Ord. No. 449-H, § 1, 7-1-81 ) 49.0400 General standards for flood haz ard reduction. 49.0401 All new construction and substantial improvements within a flood hazard area, including the placement of prefabricated buildings and mobile homes, shall: A. Be designed and anchored to prevent flotation, collapse, or lateral movement of the structure. B. Be constructed with materials and utility equipment resistant to flood damage. C. Be constructed by methods and practices that minimize flood damage. Location Elevation in Feet 1 West Warren Avenue . ... . .. . . . ....... . 600.2 2 Joy Road ... . ....... .. .. . ............. . 602.6 Plymouth Road ...... . .......... . ..... . 605.5 Schoolcraft Road ............ . . . .. .. .. . 611.5 Fenkell Avenue . . . .. .. .. .... . .. .. ..... . 613.2 West McNichols Road .. .............. . . 615.5 Grand River Avenue .. .. ............... . 616.6 West Seven Mile Road .. . . ...... . ...... . 618.8 West Eight Mile Road . .. .. ........ . . .. . 622.2 1 National geodetic vertical datum. 2 Elevations for points between locations may be obtained by interpolation. (Ord. No. 449-H, § 1, 7-1-81) 49.0402 All new and replacement water supply systems shall be designed and constructed to prevent infiltration of floodwaters into the system. 49.0403 All new and replacement sanitary sewage systems shall be designed and constructed to prevent infiltration of floodwaters into the systems and discharges from systems into floodwaters. On-site waste disposal systems shall be located to avoid impairment to the system or contamination from the system during flooding. Supp.No.a 38.1 �DETROIT, MICHIGAN § 49.0000 49.0500 Specific base flood elevation standards. 49.0501 On the basis of the most recent available base flood elevation data, the following standards shall apply in the flood hazard area: A. All new construction and substantial improvements of residential structures shall have the lowest floor, including basement, elevated to or above the base flood level. B. All new construction and substantial improvements of nonresidential structures shall have either: 1. The lowest floor, including basement, elevated to or above the base flood level; or 2. Be constructed such that below base flood level, together with attendant utility and sanitary facilities, the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy. A registered professional engineer or architect shall certify that the standards of this subparagraph are satisfied, and that the floodproofing methods employed are adequate to withstand the flood depths, pressures, velocities, impact and uplift forces and other factors associated with a base flood in the location of the structure. Such certification shall be submitted with the permit application as provided in Section 49.0406 and shall indicate the elevation to which the structure is floodproofed. C. be anchored to resist flotation, collapse or lateral movement by providing over-the-top and frame ties in accord with the following specifications: A. Over-the-top ties shall be provided at each of the four (4) corners of the mobile homes, with two (2) additional ties per side at intermediate locations, except that on mobile homes less than fifty (50) feet in length one tie per side shall be required. B. Frame ties shall be provided at each corner of the home with five (5) additional ties per side at intermediate points, except that on mobile homes less than fifty (50) feet in length four (4) ties per side shall be required. C. All components of the anchoring system shall be capable of carrying a force of four thousand eight hundred (4,800) pounds. D. All additions to a mobile home shall be similarly anchored. 49.0602 Prior to the issuance of a building permit under this section, all applicants shall file, with the department of transportation, an evacuation plan indicating alternative vehicular access and escape routes for mobile home parks and mobile home subdivisions. 49.0603 Mobile homes within zones Al-30 on the flood insurance rate map shall be located in accord with the following standards: A. All mobile homes shall be placed on stands or lots which are elevated on compacted fill or on pilings so that the lowest floor of the mobile home will be at or above the base flood level. B. Adequate surface drainage away from all structures and access for a mobile home hauler shall be provided. Construction along the Rouge River shall be governed by the table set forth in Section 49.0409. C. 49.0502 The most recent base flood elevation data received from the Federal Emergency Management Agency shall take precedence over data from other sources. (Ord. No. 449-H, § 1, 7-1-81) In the instance of elevation on pilings, lots shall be large enough to permit steps; piling foundations shall be placed in stable soil no • feet apart; and reinforcemore than ten (10) ment shall be provided for piers more than six (6) feet above ground level. D. In mobile home parks and mobile home subdivisions which exist at the time this subsection is adopted, where repair, reconstruction 49.0600 Mobile homes standards. 49.0601 All mobile homes established after the effective date of this ordinance [July 6, 1981] shall Supp.No.3 38.2 I I I �J DETROIT ZONING ORDINANCE l J II " 49.0900 [Exemption of historic structures.] or improvement of streets, utilities and pads equals or exceeds fifty (50) per cent of the value of the streets, utilities and pads before the repair, the standards in subparagraphs A, B, C, of this subsection shall be complied with. (Ord. No. 449-H, § 1, 7-1-81) The reconstruction, rehabilitation, or restoration of any structure listed in the National Register of Historic Places or the Michigan State Register of Historic Sites, or any structure located in an historic district listed in the National Register of Historic Places or the Michigan State Register of Historic Sites, or located within a City of Detioit designated historic district shall be exempt from the provisions of Article IV, Section 49.0000 (et seq.), flood hazard areas. (Ord. No. 449-H, § 1, 7-1-81) 49.0700 Standards for areas of shallow flooding. 49.0701 The following standards shall apply in areas of shallow flooding denoted as AO zones on the firm: A. B. All new construction and substantial improvements of residential structures shall have the lowest floor, including basement, elevated above the crown of the nearest street to or above the depth number specified on the firm. 49.1000 Disclaimer of liability. Approval of the use of land under this article shall not be considered a guarantee or warranty of safety from flood damage. This ordinance does not imply that areas outside the flood hazards area will be free from flood damage. This ordinance does not create liability on the part of the City of Detroit or any officer or employee thereof for any flood damages that result from reliance on this ordinance or any administrative decision lawfully made thereunder. (Ord. No. 449-H, § 1, 7-1-81) All new construction and substantial improvements of nonresidential structures shall either: 1. § 51.0000 Have the lowest floor, including basement, elevated above the crown of the nearest street to or above the depth number specified on the firm; or ARTICLE V. NONCONFORMING BUILDINGS, STRUCTURES, AND USES 2. Be floodproofed together with attendant utility and sanitary facilities to the level specified in subparagraph Bl in accordance with the standards in subsection 49.0501 B2. (Ord. No. 449-H, § 1, 7-1-81) 50.0000 Purpose. This Ordinance establishes separate districts, each of which is an appropriate area for the location of specified types of buildings, structures, and uses. It is necessary and consistent with the establishment of these districts that all non-conforming buildings, structures, and uses be permitted to continue only under specific controls. Therefore, it is the purpose of this Article V to provide for the regulation of such non-conforming buildings, structures, and uses. 49.0800 Floodway protection standards. 49.0801 New construction, substantial improvements and all other development, including fill, shall be prohibited within Zone A on the Rouge River, except where it is demonstrated to the director of the department of public works that the cumulative effect of the proposed development when combined with all other existing and anticipated development will not harmfully increase the water surface elevation of a base flood. In determining whether a harmful increase will occur, compliance with Public Act 245 of 1928 [1929], as amended by Public Act 167 of 1908 [1968], shall be required. Zone A, with respect to the Rouge River, shall be considered the floodway. (Ord. No. 449-H, § 1, 7-1-81) 51.0000 Continuance of non-conforming buildings, structures, and uses. Any non-conforming building, structure, or use, lawfully existing on the effective date of this Ordinance and which remains non-conforming, and any lawfully existing building, Supp.No.a 38.3 �§ 51.0000 DETROIT, MICHIGAN structure, or use, which shall become nonconforming upon the adoption of this Ordinance, or any subsequent amendment thereto, may be continued, operated, occupied, or maintained subject to the provisions of this Article. 52.0300 Vacancies. In all zoning districts, any part of a building, structure, or parcel of land, occupied by a non-conforming use, which hereafter becomes vacant and remains unoccupied for a continuous period of two years or more for any reason whatsoever, shall not thereafter be occupied except by a use which is permitted in the zoning district in which such building·, structure, or parcel of land is located. Intent to resume active operation as a non-conforming use shall not alter the provisions of this paragraph. Provided, that :if a principal building is involved, the Board may permit resumption of the prior use or a use first permitted in the same or a more restricted zoning classification, if after public hearing a finding is made that such new use will be no more detrimental to the contiguous or surrounding property and no more detrimental to the neighborhood than the discontinued non-conforming use. The Board may impose any reasonable limitations or conditions it deems necessary to carry out the spirit and purpose of this Ordinance. 52.0000 Termination of use. 52.0100 Non-conforming uses of land. When located on property zoned in a residential district classification, all non-conforming uses which are conducted or maintained in the open, including uses which are non -conforming solely by virtue of being maintained in the open, but excluding parking lots, shall be discontinued within ten years from the effective date of this Ordinance, or within ten years from the effective date of any subsequent amendment to this Ordinance which causes said use to become non-conforming. For the purpose of this section, a non-conforming use shall be considered to be maintained in the open when no buildings or structures are employed in connection with such use, or when any buildings or structures so employed are clearly incidental or accessory to such use. 53.0000 Change of use. 52.0200 Non-conforming advertising signs. When located on property zoned in a residential district classification, all non-conforming advertising signs shall be discontinued and removed from the premises within ten years from the effective date of this Ordinance, or within ten years from the effective date of any subsequent amendment to this Ordinance which causes said advertising sign to become non-conforming. 53.0100 Uses within buildings. 53.0101 A non-conforming use occupying all or part of a building or structure currently used as a retail store for direct sale of merchandise, for personal service to the customer, or as a business or professional office, may be changed to a new or different use as specified hereafter. Such new use shall Supp.No.a 38.4 I I I �J DETROIT ZONING ORDINANCE f J J l II be limited to personal service shops for direct service to customers, business or professional offices, or retail stores for direct sale to the consumer of new merchandise such as food and food products, dry goods, articles of clothing, drug and sundries, stationery, notions, gifts, hardware, flowers, beverages, refreshments, or similar goods, and not involving any greater noise, odor, smoke, dust, or unsightliness than the specific retail store uses enumerated herein. The following uses shall not be permitted to locate in a non-conforming building or structure in a residential district: § 54.0000 maintained in the open when no buildings or structures are employed in connection with such use, or when any buildings or structures so employed are clearly incidental or accessory to such use. 53.0300 Effect of change of use. When a non-conforming use has been changed to a conforming use, it shall not thereafter be changed to a non-conforming use. a) Any of the regulated uses specified in Section 66.0000; When a non-conforming use has been changed to a more restrictive use, it shall not thereafter be changed to a less restrictive use unless such change conforms to the regulations of this Ordinance. b) Restaurants; 53.0400 Change of tenancy or ownership. c) Motor vehicle filling or service stations; There may be a change of tenancy, ownership, or management of a non-conforming use provided there is no change in the nature or character of such non-conforming use. d) Mortuaries; e) Motor vehicle body or fender bumping or painting shops; f) Motor vehicle or motor repairing; g) Motor vehicle cleaning. washing and 54.0000 Structures not conforming to specification requirements. steam 54.0100 Alteration, conversion, modification, or repair of such structures. 53.0102 Other than as specified in Section 53.0101 above, there shall be no change of a non-conforming use in a building or structure unless the Board, after public hearing, finds that such new use will be less injurious to the contiguous or surrounding property and less detrimental to the neighborhood than the discontinued non-conforming use. The Board, in its approval, may impose any reasonable limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 54.0101 Except as provided in Section 54.0102, all buildings or structures legally existing under the provisions of a Zoning Ordinance effective prior hereto, either as a matter of right or with approval, and conforming as to use under the provisions of this Ordinance, either as a matter of right or with approval, may be altered, enlarged, or repaired provided said alteration, enlargement, or repair does not create or increase a non-conformity under the provisions of this Ordinance. However, any such building, structure, or use may be altered, enlarged, or repaired along its side yard provided there is no reduction of any required side yard. In no case within residentially zoned districts, however, shall any alteration or enlargement to single or two-family dwellings, be permitted which would result in a development which is or would be less than three feet from the side zoning-lot line. 53.0200 Uses conducted in the open. A non-conforming use which is conducted or maintained in the open, including uses which are non-conforming solely by virtue of being maintained in the open, shall not be changed to any other use except to a use permitted in the district in which it is located. For the purpose of this section, a non-conforming use shall be considered to be 39 �DETROIT, MICHIGAN § 54.0000 55.0300 Exceptions. 54.0102 No alterations, enlargements, or conversions of existing motor vehicle laundries or wash-racks where facilities are provided for the washing or cleaning of two or more vehicles simultaneously or where facilities are provided for coin-operated or self-service washing of motor vehicles, or restaurants, shall be permitted unless said structures and uses are made to conform with all requirements for such uses as specified in the district where said use is located. Upon request, the Community and Economic Development Department may adjust any of said requirements in unusual circumstances and where no good purpose would be served by compliance with such requirements. Where off-street par king or off-street loading facilities are accessory to a non-conforming use and do not comply with the provisions of this Ordinance, the Board may permit expansion of such facilities if after public hearing a finding is made that such expansion will not be injurious to the contiguous or surrounding property and will not have a detrimental effect on the neighborhood. The Board may impose any reasonable limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 56.0000 Alterations or enlargement of non-conforming buildings or structures occupied by non-conf orming uses. (Ord. No. 862-G, § 1, 11-20-73) 55.0000 Expansion uses. of non-conforming In a non-conforming building or structure occupied by a non-conforming use, no enlargements shall be made except those required by law or Ordinance, unless the use of the building or structure is made to conform with the use regulations of the district in which it is located; however, nothing in this Ordinance shall prevent necessary repairs or interior alterations to such structures. Provided, that the Board may modify the provisions of this section if it finds, after public hearing, that said modification will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board may impose any limitations or conditions, it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 55.0100 Non-conforming uses within buildings or structures. No such non-conforming use shall be permitted to increase, enlarge, or expand the area, space, or volume it occupied on the effective date of this Ordinance, or any subsequent amendment to this Ordinance which causes said use to become non-conforming. Provided, that the Board may permit an increase, enlargement, or expansion if it finds, after public hearing, that said increase, enlargement, or expansion will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board, in its approval, may impose any limitations or conditions it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. 57.0000 Restoration or repair of damaged non-conforming buildings or structures occupied by nonconforming uses. 55.0200 Non-conforming use of land. The non-conforming use of land shall not be expanded or extended beyond the area it occupied on the effective date of this Ordinance or on the effective date of any subsequent amendment to this Ordinance which causes said use to become non-conforming except as provided in Section 55.0300. A non-conforming building or structure occupied by a non-conforming use which is partially destroyed by fire, collapse, explosion, or Act of God, may be reconstructed and occupied by the same use, provided the cost of such reconstruction does not exceed 40 ~ I I I I ~ I I �f f I ,. I J l I II II DETROIT ZONING ORDINANCE sixty (60) percent of the assessed valuation of the building or structure at the time such damage occurred. And provided, that where the cost of reconstruction exceeds the above stated expense, that the re-established use complies with the off-street parking requirements of Section 47.0100. No repairs or reconstruction shall be undertaken unless started within two years from the date of the partial destruction and diligently carried on to completion. Provided, that the Board may modify the provisions of this section if it finds, after public hearing, that said modifications will be non-injurious to the contiguous or surrounding property and not detrimental to the neighborhood. The Board may impose any limitations or conditions, it deems necessary to carry out the intent, spirit, and purpose of this Ordinance. § 58.0000 shall be held before that body. Provided, that not less than fifteen days notice of the time, place, and purpose of such public hearing shall first be published in the official paper of the City of Detroit and that the City Clerk shall send written notice of the time, place, and purpose of such public hearing by mail to the respective owners of any such properties proposed to be acquired. Said notice shall be sent to the owners address as given in the last assessment roll. If the cost and expense, or any portion thereof, is to be assessed to a special district, the Board of Assessors shall be directed to furnish the City Council with a tentative special assessment district and tentative plan of assessment and the names of the respective owners of the properties located in such district and the addresses of the owners as given in the last assessment roll. The City Clerk shall send by mail said notice of hearing to the owners of property located in the tentative special assessment district. 58.0000 Acquisition of non-conforming buildings, structures, or uses. The Community and Economic Development Department may, from time to time, recommend to the City Council the acquisition of any private property that does not conform in use or structure to the regulations and restrictions of the various districts in this Ordinance, and the removal of such use or structure. Whenever the City Council, after such public hearing, shall declare by resolution that proceedings be instituted for the acquisition of any non-conforming building, structure, or use in accordance with the laws of the State of Michigan and the Charter and Ordinances of the City of Detroit, the City Clerk shall send by registered mail a certified copy of such resolution to the respective owners of the properties to be acquired, and to the owners of the properties in any special assessment district, at the addresses given in the last assessment roll. The Community and Economic Development Department shall submit its reasons, and estimates of cost and expense of such acquisition and removal of the non-conformity, and of the probably resale price of the property to be acquired, after removal of the non-conformity, as obtained from the appropriate City agency. The Community and Economic Development Department shall recommend that portion of the difference between the estimated cost of acquisition and removal of the non-conformity and the probable resale price which, in their opinion, should be assessed to a benefited district. Whenever the City Council has under advisement the acquisition by purchase, condemnation, or otherwise as provided by law, any such non-conforming building, structure, or use, a preliminary public hearing thereon Upon the passing of title of the private property so acquired to the City of Detroit, the City Council shall cause the discontinuance or removal of the non-conforming use or the removal or demolition or remodeling of the non-conforming building or structure. The City Council may thereafter elect to retain all or part of property so acquired for municipal purposes, but not for public housing. If acquisition costs and expenses are to be assessed against a special district, the amount to be assessed shall be reduced by the market value of the property retained for 41 �§ 58.0000 DETROIT, MICHIGAN tions, and receive necessary maps, charts, and other pictorial materials from either the staff of the City Planning Commission or the staff of the Community and Economic Development Department; hold necessary hearings, and otherwise process applications so as to formulate a proper recommendation. public use, such value having been determined by the City Council after report on same by the appropriate agency. The City Council shall thereafter order such portion of the property not retained for municipal purposes to be sold or otherwise disposed of, but only for a conforming use, and not for public housing. The City Council shall confirm the cost and expense of such project and report any assessable cost to the Board of Assessors, who shall then prepare an assessment roll in the manner provided for in the Charter and Ordinances of the City of Detroit. Such an assessment may, in the discretion of the City Council, be paid in one or more but not to exceed ten annual installments. b) Propose and recommend to the Council the enactment of amendments to this Ordinance for the purpose of improving the Ordinance. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 916-G, § 1, 6-25-74) 60.0200 [Duties of community and economic development department.] ARTICLE VI. ADMINISTRATION The Community and Economic Development Department shall: 60.0000 Zoning commission. The City Planning Commission is hereby designated as the Zoning Commission specified in Section 4 of Act 207 of the Public Acts of 1921, as amended, and shall perform the duties of said Commission as provided in said statute in connection with the amendment of this Ordinance. The City Planning Commission, acting as the Zoning Commission, shall have authority to establish such policies, rules and regulations, not in conflict with the Charter of the City, as it deems necessary to secure the proper administration and enforcement of this Ordinance. a) Receive all applications for regulated uses and for permitted with approval use permits; conduct field inspections, surveys, and investigations; prepare maps, charts, and other pictorial materials; hold necessary hearings, and otherwise process such applications. b) Receive all notifications of Board Hearings and, if deemed advisable, conduct field inspections, investigations, and prepare maps or other pictorial materials so as to formulate a recommendation on any case reviewed by the board. (Ord. No. 916-G, § 1, 6-25-74) c) Approve temporary permits of more than one day in duration for circuses, carnivals, rides, church meetings, charitable uses, revival meetings, or similar uses not elsewhere specified in this Ordinance, to be conducted either outdoors or in tents, when such use is proposed on property located in a B2 or less restrictive zoning district classification provided, that such use is not injurious to the contiguous or surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance. In granting said permit, the 60.0100 Duties and staff. The City Planning Commission shall, in accordance with the Charter and as authorized by the City Council in its annual appropriation ordinance, appoint sufficient staff to perform the duties and functions as specified in this Ordinance. The City Planning Commission shall: a) Receive from the City Clerk all applications for amendments to this Ordinance; receive necessary reports of field inspections, surveys, and investiga- l l l l l 1 I 7 42 l �J DETROIT ZONING ORDINANCE Community and Economic Development Department shall specify the hours of operation and the period of time said permit is to remain effective, and such other regulations as may be necessary to fulfill the spirit and purpose of this Ordinance. J J J II II II II - "Board") which shall perform its duties and exercise its powers as provided by law in such a way that the objectives of this Ordinance shall be observed, public safety secured, and substantial justice done. 62.0101 Personnel of the Board. The Board shall consist of seven members appointed by the City Council for overlapping terme of three years each, i.e., two members shall be appointed each year, except that every third year three members shall be appointed; provided, that the initial appointment of the Seventh member may be for a term of less than three years. The City Council shall appoint a secretary to the Board who shall serve for a term of six years. Any vacancies on the Board shall be filled by the Council for the remainder of the unexpired term. The members or secretary may be removed for cause by the City Council only after hearing and consideration of written charges. The members and secretary shall be citizens of the United States and residents of the City of Detroit, and not members of any other city board, department, commission, or any other division of municipal government. Compensation of members of the Board and of the Secretary shall be fixed by Council. d) Determine the location of any district boundaries where there is any uncertainty, contradiction, or conflict as to the intent or location of such boundaries. e) Maintain a record of all non-conforming uses existing at the effective date of this Ordinance for the purpose of complying with the provisions of this Ordinance. f) Maintain a map or maps showing the current zoning classification of all land in the City of Detroit. g) Require the petitioner or his representative to record with the Clerk of Wayne County Register of Deeds all matters and information required to be recorded by this Ordinance or by the application of this Ordinance. Evidence of said recordation shall be filed with the Community and Economic Development Department. 62.0102 Officers. The Board shall annually elect its own Chairman and Vice-Chairman and, in accordance with Civil Service procedures, shall appoint such additional assistants, clerks, and subordinates as may be necessary. The Board shall prescribe their duties and shall, subject to the approval of Council, fix their compensation. h) Designate a qualified staff member to serve as chairman of the Industrial Review Committee. i) § 62.0000 Obtain an Official Seal and properly affix this seal to all grants or documents emanating from the offices of the Community and Economic Development Department. Establish rules and regulations for the proper use of this seal. (Ord. No. 169-H, § 1, 12-8-76) 62.0200 Meetings, records, and procedures. 62.0201 Meetings. Regular meetings shall be held at least once each week, and special meetings shall be held at the call of the chairman or as the Board may determine, or upon written request of three members provided twenty-four (24) hours notice has been given to each member before the time set for such meeting. Four members of the Board shall constitute a quorum for the (Ord. No. 916-G, § 1, 6-25-74) 62.0000 Board of zoning appeals. 62.0100 Board of zoning appeals established. There is hereby established a Board of Zoning Appeals (hereinafter called the 43 �§ 62.0000 DETROIT, MICHIGAN c) All evidence and testimony shall be presented publicly. The Board may take judicial notice of facts to the same extent and in the same manner as courts of record and may consider any relevant facts within the personal knowledge of any member of the Board which are stated into the record by such member. conduct of business. All Board meetings shall be open to the public. The Board shall have the power to subpoena and require the attendance of witnesses, administer oaths, compel testimony or the production of books, papers, files, or other evidence pertinent to the matter before it. 62.0202 Records. For each case or matter heard, the Board shall cause a record of its proceedings to be prepared. The record of proceedings shall include all documents considered in the case together with a transcribed stenographic record of all public proceedings. The transcribed stenographic record shall include, but need not be limited to, the verbatim testimony offered by all witnesses in the case and all personal knowledge of members of the Board considered by the Board in reaching its decision. The record of proceedings shall show the grounds for each decision and the vote of each member upon each question, or, if absent or failing to vote, shall indicate such fact. The record of proceedings shall be filed in the office of the Board and shall be a public record. 62.0300 Appeals to the board. 62.0301 Appeals. Appeals to the Board may be taken by any person, firm, partnership or corporation, or by any officer, department, commission, board, or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer or any decision made by the Community and Economic Development Department involving regulated uses or permitted with approval uses. Said appeal shall be filed with the board, upon the form provided, and within the time specified by the board. Upon receiving notice of the filing of such an appeal, the enforcing official shall forthwith transmit to the board all papers constituting the record upon which the action appealed from was taken. 62.0203 Procedures. The Board shall adopt rules governing all proceedings before it. Such rules shall provide and require that: 62.0302 Stay of Proceedings. An appeal stays all proceedings in furtherance of the action appealed from, unless the administrative official from whom the appeal is taken certifies to the Board that by reason of facts stated in the certificate a stay would, in his opinion, cause imminent peril to life or property. In such case proceedings shall not be stayed other than by a restraining order which may be granted by the Board or by a court of record, on application, on notice to the administrative official from whom the appeal is taken, and on due cause shown. a) Not less than ten days prior to public hearings, notice of the hearing shall be given to all parties in interest and to the Community and Economic Development Department. Said notice shall be given to all owners of property within at least 300 feet of the premises in question and shall be addressed to the respective owners at the address given in the last assessment roll. Notice shall also be given to all neighborhood improvement associations known to exist within at least 300 feet of the premises in question. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 916-G, § 1, 6-25-74) 62.0400 Powers and duties. b) At any public hearing any interested party may appear in person or by agent or attorney and offer evidence and testimony and cross-examine witnesses. The Board shall have the following official powers and duties, and provided, that any decision, determination, or grant made by the board shall be properly recorded and shall 44 l l l l l 1 l l l l 1 ~ l l �f I I ,, DETROIT ZONING ORDINANCE bear the official seal of the Board of Zoning Appeals. Any copies of said actions delivered to the appellant or to other parties of interest shall also bear the official seal of the Board of Zoning Appeals. § 62.0000 Sale and display of machine tools and parts Small tool, die or gauge manufacturing Toiletries or cosmetics manufacturing Wearing apparel manufacturing Wholesale stores, storage buildings or warehouses (excluding steel warehousing) 62.0401 Administrative Review. The Board shall hear and decide appeals from and review any order requirement, decision, or determination made by an administrative official in the enforcement of this Ordinance or any decision made by the Community and Economic Development Department involving Regulated uses or permitted with approval uses. Nothing contained in this paragraph shall be deemed to authorize the Board to reverse or adjust any order or decision which conforms to the provisions of this Ordinance. b) In all zoning districts when a principal building is involved, the Board may permit the resumption of a discontinued non-conforming use or may use or may permit a use first permitted in the same or a more restricted district than the prior non-conforming use; provided, that the Board after public hearing makes a finding that such new use will be no more detrimental to the contiguous or surrounding property and no more detrimental to the neighborhood than the discontinued non-conforming use. 62.0402 Special Exceptions and Modifications. The Board shall hear and decide only such special exceptions and modifications as they are specifically authorized to pass on under the terms of this Ordinance. They shall decide such questions as are involved in determining whether special exceptions or modifications should be granted and shall impose such conditions and safeguards as it deems necessary to carry out the intent, spirit and purpose of this Ordinance. They shall deny those requests which are not in harmony with the intent and purpose of this Ordinance. c) Where off-street parking or off-street loading facilities, accessory to a nonconforming use, do not comply with the provisions of this Ordinance, the Board may permit expansion of such facilities if after public hearing a finding is made that such expansions will not be injurious to the continguous property and will not have a detrimental effect on the surrounding neighbor hood. a) The Board, after public hearing, may permit any building or structure existing in a B4 or B5 District on the effective date of this Ordinance to be used for the following listed uses and other uses similar thereto, providing the Board makes a finding that such use will not be injurious to the contiguous or surrounding property or neighborhood and that the building or structure is not needed to serve the surrounding neighborhood for business uses. d) Permit a modification in the required location on off-street parking facilities or in the amount of off-street parking facilities required, or both, if after investigation by the Board it is found that such modification is necessary to secure an appropriate development of a specific parcel of land; provided, that any such modification will not be inconsistent with the spirit and purpose of this Ordinance, with public safety, and with substantial justice. Confection manufacturing Dental products, surgical or optical goods manufacturing Jewelry manufacturing Printing or engraving shops e) Permit the extension of any building, structure, or use into a more restricted district immediately adjacent thereto, under such conditions as will safeguard 45 �§ 62.0000 DETROIT, MICHIGAN (2) That the open space needs of the potential occupants are adequately served. (3) That said facility complies with all appropriate state, county and local codes, ordinances and regulations controlling or regulating such use. the character of the more restricted district; provided, a reasonable need for such an extension, and an absence of injurious effect on the contiguous property is shown to the satisfaction of the Boatd. Said extension shall not extend more than sixty (60) feet into the more restricted district. j) The Board may permit, after public hearing, the establishment of, or conversion of existing buildings to Adult Foster Care Facilities in the R3, R4, R5, R6, Bl, B2, B4, SDI, and SD2 Districts provided: f) Permit a modification in the loading space provisions of Section 47.0200 where, after investigation by the Board, it is ascertained that the volume of vehicular service will not require complete compliance with said provisions, or that a modification will not cause undue interference with the public use of the streets or alleys or imperil public safety, and where the requested modification will not be inconsistent with the spirit and purpose of this Ordinance. (1) That such Adult Foster Care Facility shall be at least 1,000 feet away from any existing or approved Adult Foster Care Facility unless such distance requirement is waived or modified after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. (2) That the proposed Adult Foster Care Facility complies with all appropriate codes and ordinances of the Department of Health and the Department of Buildings and Safety Engineering. (3) That the proposed Adult Foster Care Facility complies with all specification requirements for rooming houses in the district proposed, as indicated in the Zoning Ordinance, unless specifically modified by the Board. (4) That a finding is made that the use will not be injurious to the adjacent surrounding development or area nor contrary to the intent of the provisions of this Ordinance. g) The Board may permit a modification in the height requirements, as specified in the airport overlay zones "A", "B", or "AA" after obtaining and giving due consideration to a report and favorable recommendation from the Aviation Authority regarding their interests in the matter under consideration. Provided, that said modification will not be injurious to contiguous or neighboring properties and not contrary to the spirit and intent of the Ordinance. h) The Board may permit a modification in the height limitation of signs as provided in Section 130.0201e. i) The Board may permit a modification in the required yards, percentage of lot coverage, lot area, height, recreational space, or bulk, when said modification is necessary to satisfactorily develop a parcel of land, or permit a modification or waiver of such requirements in existing buildings provided. k) The Board of Zoning Appeals may permit, after public hearing and after a written public report relative to the proposed facility has been filed by the Police Department with the Board prior to their action, the operation of a (1) That a modification or waiver is not injurious to surrounding and contiguous property. 46 l l l l l l 1 1 l l 1 l l �~ f f f ,. DETROIT ZONING ORDINANCE substance abuse service facility, in the B4, B5, B6, Ml, M2, M3, M4, or M5 districts provided: a public hearing, the acquisition of such licenses by existing businesses in these same districts, provided the following findings can be made or waived for just cause: (1) That said facility complies with all (2) J (3) (4) (5) § 62.0000 appropriate state, county, and local codes, ordinances, and regulations controlling or regulating such use: That at least one off-street parking space is provided for each 100 square feet, or fraction thereof, of gross floor area in the building or structure, unless specifically modified by the Board after finding that such waiver or modification will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. That said facility is located at least 2,000 feet from any existing or approved substance abuse service facility, unless such distance requirement is waived or modified after finding that such waiver or modification will not be mjurious to the contiguous property and will not have a detrimental effect on the surrounding neighborhood. That the establishment of said facility when considered in conjunction with existing similar uses will not create a concentration of uses in the area which would contribute to the establishment or development of a skid row atmosphere. That the establishment of said facility will not be injurious to the use and enjoyment of the adjacent or surrounding property, and will not be contrary to the intent of the provisions of this ordinance. (1) That the establishment of said use, (2) (3) (4) m) The Board may permit, after a public hearing, the establishment of businesses holding SDM (Specially Designated Merchant) or SDD (Specially Designated Distributor) licenses in the B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, and PCA Districts, or permit, after (5) Supp.No. 3 47 when considered in conjunction with existing similar uses, will not be injurious or harmful to adjacent uses or to the surrounding area; That the establishment of said use will not create a concentration of uses in the area which would contribute to the establishment or development of a "Skid Row" atmosphere, and That the establishment of said use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes permitted. That the petitioner has submitted to the Board a "Petition for the Sale of Take Out Beer, Wine or Liquor," signed by at least fifty-one percent (51 % ) of the persons owning property or living or doing business within a radius of five hundred feet of the proposed location or any part thereof, indicating their approval of the proposed use, such petition having first been duly verified by the Consumer Affairs Department unless another department is designated by the Mayor for authenticity of signatures and support. Provided, however, with respect to SDM licenses only, this paragraph (m)(4) shall be deemed to have been waived if the Board finds that said use will be located in a building over 2,200 gross square feet and said building conforms or will conform to all applicable requirements of the Detroit Zoning Ordinance for New Structures. That there shall be no establishment of said use at a location within five hundred feet of a �§ 62.0000 DETROIT, MICHIGAN such waiver will not be injurious to the contiguous property, and will not have a detrimental effect on the surrounding neighborhood, and will not be contrary to the intent of this section. school, unless specifically waived for just cause by the Board of Appeals. Such waiver shall be documented by a Statement of Facts upon which such determination was made and shall indicate that such use would not be injurious or harmful to adjacent uses or to the surrounding area. Any location holding a valid SDM or SDD license that has been closed for more than one year, or has had its SDM or SDD license placed in escrow for more than one year, shall receive the approval of the Board as provided for above, prior to reopening or reestablishing the use at such location. n) (4) That such pre-release adjustment center shall comply with all appropriate codes, ordinances, and requirements of the Department of Buildings and Safety Engineering, and the Michigan Department of Corrections, and further, that such agencies shall have the right of entry into each facility for purposes of inspection. (5) That such pre-release adjustment center shall comply with all specification requirements for rooming houses in the district proposed, as indicated in the Zoning Ordinance, unless specifically modified by the Board. The Board may permit, after public hearing, the establishment of, or the conversion of an existing building or part thereof to, a prerelease adjustment center in an R3, R4, R5, R6, Bl, B2, B4, B5, SDI, or SD2 district provided: (1) That such pre-release adjustment center shall be at least 1,000 feet away from any existing or approved pre-release adjustment center, adult foster care or substnace abuse facility unless such distance requirement is specifically waived by the Board after finding that such waiver will not be injurious to the contiguous property and will not have detrimental effect on the surrounding neighborhood. (6) That, where possible, such pre-release adjustment center shall not occupy an entire building, but should prefer ably share such building with other permitted uses of service or benefit to the neighborhood in which said building is located; however, no pre-release adjustment center shall have a service capacity in excess of 50 such persons. (7) That a finding is made by the Board that such pre-release adjustment center, when considered in conjunction with other existing or approved nearby uses, will not be injurious to the adjacent surrounding development or area, nor contrary to the intent of the provisions of this ordinance. o) Flood hazard area modifications. (2) That such pre-release adjustment center shall be at least 500 feet away from the nearest point of an elementary, middle, junior high, or senior high school site. (3) That such pre-release adjustment center shall be located along or within 200 feet of a major or secondary thoroughfare, as designated on the Master Plan of Trafficways, unless such locational requirement is specifically modified by the Board after finding that (1) Modifications from the provisions of Article IV, Section 49.0400, flood hazard areas, shall be granted only by the board Supp.No.3 48 l l l l 1 1 1 1 1 1 l �DETROIT ZONING ORDINANCE of zoning appeals, after receipt of reports and recommendations from the department of buildings and safety engineering and/or the department of public works, and upon a determination of substantial compliance with the general standards contained in this ordinance and each of the following specific standards. A. A modification shall be granted only upon: 1. A showing of good and sufficient cause; 2. A determination that failure to grant the modification would result in exceptional hardship to the applicant; and 3. A determination that the granting of a modification will not result in flood heights in excess of that permitted by Section 49.0801, additional threats to public safety, extraordinary public expense, create nuisance, cause fraud on or victimization of the public, or conflict with existing laws or ordinances. B. The modification granted shall be the minimum necessary, considering the flood hazard, to afford relief to the applicant. (2) The Detroit Board of Zoning Appeals may attach conditions to the granting of a modification to insure compliance with the standards contained in this ordinance. § 62.0000 istics which prevent reasonable use of the property as zoned. A variance shall not be granted unless the Board finds, on the basis of substantial evidence, that the property cannot reasonably be used in a manner consistent with existing zoning, and before the Board may exercise its discretion and grant a use variance on the grounds of unnecessary hardship, the record must demonstrate: a) That the property in question cannot be reasonably used only for a purpose permitted in that zone, and b) That the plight of the owner is due to unique circumstances and not to general conditions in the neighborhood, and c) That the use to be authorized by the variance will not alter the essential character of the locality. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 528-G, § 1, 9-8-70; Ord. No. 858-G, § 1, 10-23-73; Ord. No. 916-G, § 1, 6-25-74; Ord. No. 79-H, § 1, 12-17-75; Ord. No. 108-H, § 1, 4-14-76; Ord. No. 109-H, § 1, 4-16-76; Ord. No. 112-H, § 1, 4-30-76; Ord. No. 174-H, § 1, 12-15-76; Ord. No. 281-H, § 1, 10-18-78; Ord. No. 322-H, § 1, 4-11-79; Ord. No. 449-H, § 1, 7-1-81) 62.0500 Effect of denial. No appeal to the Board which has been denied wholly or in part shall be resubmitted for a period of one year from the effective date of said order of denial, except on the grounds of new evidence or proof of a change of conditions found to be valid by the Board. Applications for a rehearing shall be in writing and subject to the same rules as an original hearing. Case law annotation-The board, once they find that the applicant qualifies for a special exception and conditions related to the use of land are imposed, that use cannot be subject to a time limitation, Room and Board Homes and Family Care Homes, Operators and Ownera v. Gribbs, 67 Mich. App. 381,241 N.W.2d 216 (1976). 62.0403 Variances. The Board may vary the requirements of this Ordinance in cases where strict application of the provisions hereof will result in practical difficulty or unnecessary hardship that would deprive the owner of reasonable use of land or building involved. Such variance shall be granted only in cases or property having unique character- 62.0600 Revocation. If the conditions prescribed by the Board in making any grant or finding are not complied with within six months from the effective date of said grant, or any extension thereof, then without further action by the Board the grant shall be null and void. Supp.No. 3 49 �§ 62.0000 DETROIT, MICHIGAN storing, or placing of a motor vehicle on land or premises. 62.0700 Limitations on power. 62.0701 Concurring Vote Required. The concurring vote of five members of the Board shall be necessary to reverse or adjust any order, requirement, decision, or determination of any administrative official, or to decide in favor of the applicant on any matter upon which the Board is required to pass under this Ordinance, or to effect any variation or modification in this Ordinance. (Ord. No. 169-H, § 1, 12-8-76) (Ord. No. 916-G, § 1, 6-25-74) Case law annotation-This section does not prevent a suit on a nuisance theory using the zoning ordinance violation as proof of the existence of a nuisance, Indian Village Association v. Shreve, 52 Mich. App. 35, 216 N.W.2d 447 (1974). 63.0200 Permit review. No permit pertaining to the erection, alteration, or use of land, structures, of buildings shall be issued by any officer, department, or employee of the City of Detroit unless an application for such permit has been examined by the Department of Buildings and Safety Engineering and that department certifies that the proposed building, structure, or use complies with all provisions of this Ordinance. 62.0800 Effective date. Decisions rendered by the Board shall not become final until the expiration of five days from the day of entry of such order unless the Board finds the immediate effect of such order necessary for the preservation of property or personal rights and so certifies on the record. 62.0900 Appeals from the board. 63.0300 Certificate review. Any person aggrieved, the municipality, or any officer, department, board, or bureau of the municipality, may have a decision of the Board reviewed in the manner provided by rules relating to civil proceedings. No such review shall be granted unless a petition therefore, duly verified, setting forth that such decision is illegal, in whole or in part, and specifying the grounds of the illegality, is presented to a court of record within thirty (30) days after the effective date of the decision of the Board. No certificate of occupancy pursuant to the Building Code (Chapter 449-Compiled Ordinance of 1954 and any subsequent amendment thereto) shall be issued unless the building, structure, or part thereof, and the use of the land covered by such Certificate, conforms in all respects with the provisions of this Ordinance. 63.0400 Plats. All applications for building permits shall be accompanied by a plat, in duplicate, drawn to scale, showing the actual dimensions of the zoning-lot to be built upon, the location of all buildings to be erected, all other buildings on the property, and such other information as may be necessary for the enforcement of this Ordinance. 63.0000 Administrative and enforcement provisions. 63.0100 Enforcement. The Department of Buildings and Safety Engineering, through its officers, inspectors, or employees, shall enforce the provisions of this Ordinance and any grants approved by the Community and Economic Development Department or the Board; provided, that in cooperation with that Department, any police officer shall have authority to enforce the provisions thereof relating to the parking, 63.0500 Permits for new use of land. No land heretofore vacant shall hereafter be used or an existing use of land be hereafter changed to a use of a different class or type unless a building permit is first obtained for the new or different use. Supp.No.3 50 �,---- DETROIT ZONING ORDINANCE § 63.0000 structures, or parts thereof, or such use of land, are in conformity with the provisions of this Ordinance. 63.0600 Permits for new use of buildings. No building or structure or part thereof, shall be changed to or occupied by a use of a different kind or class unless a building permit is first obtained for the new use. 63.1200 Temporary certificates. Nothing in this Ordinance shall prevent the approval of a temporary Certificate of Occupancy for a portion of a building or structure in process of erection or alteration, provided that such temporary Certificate shall not be effective for a period of time in excess of six months and provided further that such portion of the building, structure, or premises is in conformity with the provisions of this Ordinance. 63.0700 Permits required. No building or structure, or part thereof, shall be hereafter erected, altered, moved, or repaired unless a building permit shall have been first issued for such work. The terms "altered" and "repaired" shall mean any changes in structural parts, stairways, type of construction, class or kind of occupancy, light or ventilation, means of egress or ingress, or other changes affected or regulated by the Building Code or this Ordinance except for minor repairs or changes not involving any of the aforesaid features. 63.1300 Temporary permits for the sale of Christmas trees. The Department of Buildings and Safety Engineering shall approve temporary permits for the use of land for the sale of Christmas trees in a Bl or less restrictive district. Said permits shall expire on December 26th of the year of issue and shall require the applicant to deposit the sum of fifty (50) dollars with the Department of Buildings and Safety Engineering to guarantee the cleaning of the lot and any abutting private or public property and the disposal of any remaining trees by an approved method on or before Decem her 31st of the year of issue of said permit. 63.0800 Building permit necessitates certificate. No land, building, structure, or part thereof, shall be occupied by or for any use for which a building permit is required by this Ordinance unless and until a Certificate of Occupancy shall have been issued for such new use. 63.0900 Certificates required. No building or structure, or part thereof, which is hereafter erected or altered, shall be occupied or used unless and until a Certificate of Occupancy shall have been issued for such building or structure. 63.1400 Records of certificate. A record of all certificates issued shall be kept on file in the office of the Commissioner [Director] of the Department of Buildings and Safety Engineering and copies shall be furnished upon request to the Community and Economic Development Department, the Board, or to any person having a proprietary or tenancy interest in the property involved. 63.1000 Certificates include zoning. Certificates of Occupancy as required by the Building Code for new buildings or structures, or parts thereof, or for alterations to or changes of use of existing buildings or structures, shall also constitute Certificates of Occupancy as required by this Ordinance. 63.1500 Certificates for buildings accessory to dwellings. Buildings accessory to dwellings shall not require separate Certificates of Occupancy but may be included in the Certificate of Occupancy for the dwelling when shown in the plat and when completed at the same time as the dwelling. 63.1100 Certificates for existing uses. Certificates of Occupancy shall be approved for existing buildings, structures, or parts thereof, or existing uses of land if, after inspection, it is found that such buildings, Supp.No.a 51 �§ 63.0000 DETROIT, MICHIGAN 63.1600 Application for certificates. Application for Certificates of Occupancy shall be made in writing to the Department of Buildings and Safety Engineering on forms furnished by that Department, and such Certificates shall be approved if it is found that the building or structure, or part thereof, or the use of land is in accord with the provisions of this Ordinance. If such Certificate is refused for cause, the applicant therefore shall be notified of such refusal and the cause thereof. C. 63.1700 Final inspection. The holder of every building permit for the construction, erection, alteration, repair, or moving of any building, structure, or part thereof, shall notify the Department of Buildings and Safety Engineering immediately upon the completion of the work authorized by such permit, for a final inspection. 63.1902 All records and maps pertaining to the national flood insurance program shall be maintained in the office of the community and economic development department and shall be open for public inspection. 63.1800 Permit and certificate fees. 63.1903 It shall be the responsibility of the department of buildings and safety engineering to utilize the best available flood hazard data from the Federal Insurance Administration. (Ord. No. 449-H, § 1, 7-1-81) Fees for inspection and the issuance of permits or certificates or copies thereof required or issued under the provisions of this Ordinance shall be collected by the Department of Buildings and Safety Engineering in advance of issuance and in the amount as established by the City Council. 63.2000 Flood hazard area application information. The following information necessary for administration of the flood hazard area requirements shall be submitted with all permit applications within flood hazard areas. 63.1900 Floodplain management administrative duties. 63.2001 In addition to the information required with an application for a zoning compliance permit, special use permit or any other type of development permission required under this ordinance, the following information shall be submitted as a part of an application for permission to commence any type of development within a flood hazard area: A. The elevation in relation to national geodetic vertical datum of the floor, including basement, of all structures. 63.1901 With regard to the national flood insurance program, and the regulation of development within the flood hazard area as prescribed in Section 49.0000, the duties of the department of buildings and safety engineering and the department of public works shall include, but are not limited to: A. B. eluding basement, of all new or substantially improved structures constructed within the flood hazard area, and in the case of floodproofed structures, the elevation to which the structure was floodproofed. Recording of all certificates of floodproofing and written notification to all applicants to whom modifications are granted in a flood hazard area indicating the terms of the modification, the increased danger to life and property, and that the cost of flood insurance will increase commensurate with the increased flood risk. A record of all modification notifications and modification actions shall be maintained together with the justification for each modification. Notification to adjacent communities and the department of natural resources of the proposed alteration or relocation of any watercourse, and the submission of such notifications to the Federal Insurance Administration. Verification and recording of the actual elevation in relation to national geodetic vertical datum (NGVD) of the lowest floor, in- Supp. No. 3 52 B. Where floodproofing is employed, the elevation, in relation to the national geodetic vertical datum, to which a structure will be flood proofed. C. Where floodproofing will be employed, acertificate from a registered professional engi- II II ' I I I I I �DETROIT ZONING ORDINANCE D. neer or architect that the floodproofing criteria of this ordinance will be met. velopment Department, or any person, firm, organization, or corporation. Where it can be determined that development is proposed within flood hazard areas and floodways on the "FIRM" a certification as required by this ordinance. 64.0300 Petition for amendment. E. A description of the extent to which any watercourse will be altered or relocated as a result of proposed development. F. Proof of development permission from appropriate local, state and federal agencies as required by subsection 49.0302(B), including a floodplain permit, approval, or letter of no authority from the Michigan Department of Natural Resources under Authority of Act 245, Public Acts of 1929, as amended by Act 167, Public Acts of 1968. G. § 64.0000 Petitions for amendments shall be filed with the City Clerk in such form and accompanied by such information as required by the Community and Economic Deve]opment Department or by this Ordinance. 64.0400 Processing of petitions. Before a statutory public hearing is held on any proposed amendment introduced into Council, the petition shall be forwarded to the Community and Economic Development Department with request for recommendations relative thereto. 64.0500 Public hearing required. Base flood elevation data where the proposed development is subject to Public Act 288 of 1967 or greater than five (5) acres in size. No amendment to this Ordinance shall become effective until the Council has held a public hearing at a time and place to be determined by the Council. The hearing shall be conducted and a record of the proceedings shall be preserved in such manner and according to such procedures as the Council shall, by rule, prescribe. H. Additional information which may be reasonably necessary to determine compliance with the provisions of this ordinance. (Ord. No. 449-H, § 1, 7-1-81) 64.0000 Amendments. 64.0600 Notice of hearing. 64.0100 Authority. Not less than fifteen (15) days prior to the hearing the City Clerk shall give notice of the time and place of such hearing by publishing a notice thereof in an official paper or a paper of general circulatioin in the City of Detroit. Not less than fifteen (15) days prior to the hearing the City Clerk shall, by registered mail, notify each public utility company and each railroad company owning or operating any public utility or railroad within the area affected. The City Clerk shall give such additional notice of the hearing as he shall deem necessary. Whenever it is deemed desirable in order to meet the public need, promote the general welfare, conform with good zoning practice and in the intent and purpose of this Ordinance, and adhere to the guiding principles of the Master Plan, the City Council may by Ordinance, after report thereon by the City Planning Commission and subject to the procedures set forth in this Section 64.0000, amend, supplement, change, or repeal the regulations, district boundaries, or classification of property, now or hereafter established by this Ordinance. 64.0700 Action by council. No proposed amendment shall be passed except by a majority vote of the Council, provided that in the event a written protest against a proposed map amendment is presented, duly signed by the owners of (Ord. No. 916-G, § 1, 6-25-74) 64.0200 Initiation of amendment. Amendments may be initiated by the Council, the Community and Economic DeSupp. No. 3 52.1 �§ 64.0000 DETROIT, MICHIGAN twenty (20) percent or more of the frontage proposed to be altered, or by the owners of twenty (20) percent of the frontage immediately in the rear of, or by the owners of twenty (20) percent of the frontage directly opposite the frontage proposed to be altered, such amendment shall not be passed except by a three-fourths vote of the Council. If a petition for a proposed amendment is not acted upon finally by the Council within one hundred tw~nty (120) days of the time of receipt of the Community and Economic Development Department's report, it shall be deemed to have been denied unless extended by resolution of the Council. (Ord. No. 520-G, § 1, 7-21-70; Ord. No. 625-G, § 1, 10-21-71) 65.0000 Permitted with approval uses. 65.0100 Purpose. In the development and execution of this Ordinance, it is recognized that there are some uses which, because of their unique characteristics, cannot be properly classified in any particular district or districts without consideration, in each case, of the impact of those uses upon neighboring uses. Review of dimensional requirements, location, construction, development, and operation of each use is necessary to insure compatibility with the surrounding neighborhood. I I Supp.No.3 52.2 �DETROIT ZONING ORDINANCE 65.0200 Initiation of application. § 65.0000 The notice of application shall inform the recipient of the applicant's name, the applicant's proposal, the local addresst and the lot number and subdivision name of the premises in question and the section of the zoning ordinance under which the proposal is being processed. Such notice shall also invite the expression of comments, statements or opinions either in writing, in person or via telephone within a time period expiring not less than 14 calendar days from the mailing date of such notice. Any person owning or having an interest in the subject property may file an application to use such land for one or more Permitted with Approval uses provided for in this Ordinance in the zoning district in which the land is situated. Such application shall be filed with the Community and Economic Development Department together with tentative plans including site plan, floor plans, elevations, and any other data prescribed by the Community and Economic Development Department. Subsequent to the deadline for response to the Notice of Application, a decision shall be made by the Community and Economic Development Department (Taking into consideration the comments, statements and opinions expressed) to either approve, approve with conditions, or deny the proposal in accordance with the standards set forth in Section 65.0400 of this Ordinance. If no protests to the proposal were received by the Community and Economic Development Department in response to the Notice of Application having been mailed, and if the applicant accepts the decision of the Community and Economic Development Department, this decision shall be deemed final and shall take immediate effect. If, however, a protest was received by the Community and Economic Development Department in response to the Notice of Application having been mailed, this decision shall not take effect until the expiration of the appeal period set forth below. (Ord. No. 916-G, § 1, 6-25-74) 65.0300 Procedure. Upon receiving an application for a permitted with approval use, the Community and Economic Development Department shall conduct necessary field inspections, surveys, and investigations; prepare maps, charts, or other pictorial materials; hold necessary hearings; and otherwise process said applications in order to arrive at a proper decision. Prior to granting such permitted with approval use, the Community and Economic Development Department shall give due notice of receipt of any application under consideration (Notice of Application) to all persons to whom any real property within 300 feet of the premises in question shall be assessed, and to the occupants of all single-, two-, three-, and four-family buildings and to the managers of all multi-unit buildings over four families (who shall be requested to post such notice in an appropriate location within the multi-unit building) and to all places of business within 300 feet, and to any neighborhood improvement organizations known to exist in the area (who have informed the Community and Economic Development Department in writing of their existence). Such notice shall be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment roll. If the tenants name is not known, the term "Occupant" may be used. A copy of the decision of the Community and Economic Development Department shall be mailed to the applicant and to all persons responding to the Notice of Application, within 14 calendar days after the Community and Economic Development Department has mailed a copy of the decision, the applicant or any person owning property, residing, or doing business within 300 feet of the premises in question, or any neighborhood improvement organization in the area, has the right to appeal such decision by filing 53 �§ 65.0000 DETROIT, MICHIGAN 65.0402 That the Permitted with Approval use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes permitted, nor substantially diminish or impair property values within the neighborhood, and a written protest with the Community and Economic Development Department. If a written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the decision of the Community and Economic Development Department shall not take effect, and the written protest, together with the original application and the entire petition file, shall be referred by the Community and Economic Development Department to the Board of Zoning Appeals for the scheduling of a Public Hearing and for further action in addition, if the written protest was filed by other than the applicant or his official representative the Community and Economic Development Department shall inform the applicant that a written protest has been received and, therefore, the original decision will not take effect, and the matter has been referred to the Board of Zoning Appeals for Public Hearing and for further action. It shall be the responsibility of the person or organization who filed the written protest, or his representative to attend the Public Hearing held by the Board of Zoning Appeals and to give proper testimony as to why the original decision of the Community and Economic Development Department should not take effect. 65.0403 That the establishment of the permitted with Approval use will not impede the normal and orderly development and improvement of surrounding property for use permitted in that district; and 65.0404 That adequate utilities, access roads, drainage, and other necessary facilities have been or will be provided; and 65.0405 That adequate measures have been or will be taken to provide ingress and egress designed so as to minimize traffic congestion in the public streets; and 65.0406 That the Permitted with Approval use will in all other respects conform to the applicable regulations of the district in which it is located. (Ord. No. 916-G, § 1, 6-25-74) 65.0500 Conditions, guarantees and modifications. Prior to granting any Permitted with Approval use, the Community and Economic Development Department or the Board may modify any existing requirements or may impose any additional conditions or limitations upon the establishment, location, construction, maintenance, or operation of the Permitted with Approval use as may in its judgment be necessary for the protection of the public interest and to secure compliance with the standards specified in Section 65.0400 above. The Community and Economic Development Department or the Board may require such evidence and guarantees as it deems necessary as proof that the conditions stipulated in connection therewith are being, and will be, fulfilled. (Ord. No. 916-G, § 1, 6-25-74) If, however, no written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the original decision of the Community and Economic Development Department shall be deemed final and shall take effect. (Ord. No. 916-G, § 1, 6-25-74) 65.0400 Standards. No Permitted with Approval use shall be approved by the Community and Economic Development Department or the Board unless all of the following findings are made. 65.0401 That the establishment, maintenance, location, and operation of the Permitted with Approval use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; and 65.0600 Effect of denial. No application for a Permitted with Approval use which has been denied wholly or in 54 ~ I I I �DETROIT ZONING ORDINANCE part by the Community and Economic Development Department or the Board shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of new evidence or proof of changed conditions found to be valid by the Community and Economic Development Department or the Board. § 66.0000 nature, are recognized as having serious objectionable operational characteristics, particularly when several of them are concentrated under certain circumstances thereby having a deleterious effect upon the adjacent areas. Special regulation of these uses is necessary to insure that these adverse effects will not contribute to the blighting or downgrading of the surrounding neighborhood. These special regulations are itemized in this section. The primary control or regulation is for the purpose of preventing a concentration of these uses in any one area (i.e. not more than two such uses within one thousand feet of each other which would create such adverse effects). Uses subject to these controls are as follows: (Ord. No. 916-G, § 1, 6-25-74) 65.0700 Revocation. In any case where a Permitted with Approval use has not been established within six months after the granting thereof then without further action by the Community and Economic Development Department of [or] the Board, the Permitted with Approval use grant shall be null and void. Adult Adult Book Store Adult Motion Picture Theater Adult Mini Motion Picture Theater (Ord. No. 916-G, § 1, 6-25-74) 65.0800 Reconstruction of damaged permitted with approval uses. Cabaret Group "D" Cabaret Nothing in this Ordinance shall prevent the reconstruction, repairing, or rebuilding and continued use of any building or structure damaged by fire, collapse, explosion, or Act of God, which use requires the approval of the Community and Economic Development Department, or the Board provided that the expense of such reconstruction does not exceed sixty (60) per cent of the assessed valuation of the building or structure at the time such damage occurred. And provided, that where the reconstruction, repair, or rebuilding of any such use exceeds the above stated expense the use may be re-established only upon the approval of the Community and Economic Development Department or the Board and further provided, that the re-established use complies with the offstreet parking requirements of Section 47.0100. Establishment for the sale of beer or intoxicating liquor for consumption on the premises. Hotels or motels Pawnshops Pool or billiard halls Public lodging houses Secondhand stores Shoeshine parlors Taxi dance halls (Ord. No. 742-G, § 1, 10-24-72) 66.0100 Procedure. Application to establish any of the above regulated uses shall be made to the Community and Economic Development Department, who shall not approve any such request if there is already in existence two or more such regulated uses within one thousand feet of the boundaries of the site of the proposed regulated uses, excepting as provided for in Section 66.0101. (Ord. No. 916-G, § 1, 6-25-74) 66.0000 Regulated uses. In the development and execution of this Ordinance, it is recognized that there are some uses which, because of their very 55 �§ 66.0000 DETROIT, MICHIGAN the respective owners and if the tenant's name is not known, the term "Occupant" may be used. 66.0101 The Community and Economic Development Department may waive this locational provision for Adult Book Stores, Adult Motion Picture theaters, Adult Mini Motion Picture Theaters, Group "D" Cabarets, establishments for the sale of beer or intoxicating liquor for consumption on the premises, hotels or motels, pawnshops, pool or billiard halls, public lodging houses, second-hand stores, shoeshine parlors or taxi dance halls if the following findings are made: The Notice of Application shall inform the recipient of the applicant's name, the applicant's proposal, the local address and the lot number and subdivision name of the premises in question, and the section of the Zoning Ordinance under which the proposal is being processed. Such notice shall also invite the expression of comments, statements or opinions either in writing, in person or via telephone within a time period expiring not less than 14 calendar days from the mailing date of such notice. a) That the proposed use will not be contrary to the public interest or injurious to nearby properties, and that the spirit and intent of this Ordinance will be observed. Subsequent to the deadline for response to the Notice of Application, a decision shall be made by the Community and Economic Development Department (taking into consideration the comments, statements and opinions expressed) to either approve, approve with conditions, or deny the proposal in accordance with the standards set forth in this section of the Ordinance. If no protests to the proposal were received by the Community and Economic Development Department in response to the Notice of Application having been mailed, and if the applicant accepts the decision of the Community and Economic Development Department, this decision shall be deemed final and shall take immediate effect. If, however, a protest was received by the Community and Economic Development Department in response to the Notice of Application having been mailed, this decision shall not take effect until the expiration of the appeal period set forth below. b) That the proposed use will not enlarge or encourage the development of a "skid row" area. c) That the establishment of an additional regulated use in the area will not be contrary to any program of neighborhood conservation nor will it interfere with any program of urban renewal. d) That all applicable regulations of the Ordinance will be observed. Prior to granting such regulated use, the Community and Economic Development Department shall give due Notice of Receipt of any application under consideration (Notice of Application) to all persons to whom any real property within 300 feet of the premises in question shall be assessed, and to the occupants of all single-, two-, three-, and four-family buildings and to the managers of all multi-unit buildings over four families (who shall be requested to post such notice in an appropriate location within the multi-unit building) and to all places of business within 300 feet, and to any neighborhood improvement organizations known to exist in the area (who have informed the Community and Economic Development Department in writing of their existence). Such notice shall be delivered personally or by mail addressed to A copy of the decision of the Community and Economic Development Department shall be mailed to the applicant and to all persons responding to the Notice of Application. Within 14 calendar days after the Community and Economic Development Department has mailed a copy of the decision, the applicant or any person owning property, residing or doing business within 300 feet of the premises in question, or any neighborhood improve- 56 I I I I �DETROIT ZONING ORDINANCE § 66.0000 66.0,103 It shall be unlawful to hereafter establish any Adult Bookstore, Adult Motion Picture Theatre, Adult Mini Motion Picture Theatre, or Group "D" Cabaret in a B4, B5 or B6 zoned District if the proposed location is within 500 feet of a Residentially Zoned District. This prohibition shall be waived upon the presentment to the Community and Economic Development Department 0 1:~ a validated petition requesting such waiver, signed by 51 % of those persons owning, residing, or doing business within 500 feet of the proposed location. ment organization in the area, has the right to appeal such decision by filing a written protest with the Community and Economic Development Department. If a written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the decision of the Community and Economic Development Department shall not take effect, and the Written protest, together with the original application and the entire petition file, shall be referred by the Community and Economic Development Department to the Board of Zoning Appeals for the scheduling of a Public Hearing and for further action. In addition, if the written protest was filed by other than the applicant or his official representative the Community and Economic Development Department shall inform the applicant that a written protest has been received and therefore, the original decision will not take effect, and the matter has been referred to the Board of Zoning Appeals for Public Hearing and for further action. It shall be the responsibility of the person or organization who filed the written protest, or his representative, to attend the Public Hearing held by the Board of Zoning Appeals and to give proper testimony as to why the original decision of the Community and Economic Development Department should not take effect. The Commissioner [Director] of the Department of Buildings and Safety Engineering shall adopt rules and regulations governing the procedure for securing the petition of consent provided for in this section of the Ordinance. The rules shall provide that the circulator of the petition requesting a waiver shall subscribe to an affidavit attesting to the fact that the petition was circulated in accordance with the rules of the Department of Buildings and Safety Engineering and that the circulator personally witnessed the signatures on the petition and that the same were affixed to the petition by the person whose name appeared thereon. The Community and Economic Development Department shall not consider the waiver of locational requirements set forth in Section 66.0000 to 66.0102 until the above described petition, if required shall have been filed and verified. If, however, no written protest is filed with the Community and Economic Development Department within the allotted 14 calendar days, the original decision of the Community and Economic Development Department shall be deemed final and shall take effect. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 891-G, § 1, 4-23-74; Ord. No. 916-G, § 1, 6-25-74) Case law annotation-Forms of nudity in establishments serving alcoholic beverages may be regulated without violating first amendment rights, Felix v. Young, 536 F.2d 1126 (6th Cir. 1976). 66.0200 Conditions and guarantees. Prior to the granting of a permit for any regulated use, the Community and Economic Development Department or the Board may impose any such conditions or limitations upon the establishment, location, construction, maintenance, or operation of the regulated use as may in its judgment be necessary for the protection of the public interest. Any evidence and guarantee may be required as 66.0102 The Board may waive the locational requirements, upon appeal, of any of the regulated uses if the findings required in Section 66.0lOl(a) through (d) can be made and after receiving a report and recommendation from the Community and Economic Development Department. 57 �§ 66.0000 DETROIT, MICHIGAN 67.0200 Personnel of the committee. proof that the conditions stipulated in connection therewith will be fulfilled. The Industrial Review Committee shall consist of a staff member permanently assigned from each of the following agencies: (Ord. No. 916-G, § 1, 6-25-74) 66.0300 Effect of denial. Community and Economic Development Department Detroit Department of Health-Bureau of Occupational Health Wayne County Department of Health-Division of Air Pollution Control Fire Marshal City Planning Commission No application for a regulated use which has been denied wholly or in part shall be resubmitted for a period of one year from the date of said order of denial, except on the grounds of new evidence or proof of changed conditions. 66.0400 Revocation. The head of the respective agencies shall appoint a qualified representative to serve on the Committee and shall also appoint a qualified alternate representative who shall serve in the absence of the representative. In any case where a permit for regulated use has not been obtained within six months after the granting thereof, the grant shall become null and void. 66.0500 Reconstruction of damaged regulated uses. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 916-G, § 1, 6-25-74) Nothing in this Ordinance shall prevent the reconstruction, repairing, or rebuilding and continued use of any building or structure, the use of which makes it subject to the controls of this Section 66.0000, which is damaged by fire, collapse, explosion, or Act of God, provided that the expense of such reconstruction does not exceed sixty (60) percent of the assessed valuation of the building or structure at the time such damage occurred. Provided, that where the reconstruction, repair or rebuilding exceeds the above stated expense, the re-establishment of the use shall be subject to all the provisions of this Section 66.0000, and further provided, that the re-established use complies with the offstreet parking requirements of Section 47.0100. 67.0300 Officers. The representative from the Community and Economic Development Department shall serve as chairman of the Committee and he shall designate a person to serve as secretary. (Ord. No. 916-G, § 1, 6-25-74) 67.0400 Duties and functions. The Industrial Review Committee shall serve in an advisory capacity to the Community and Economic Development Department and the Board of Zoning Appeals by reviewing and making recommendations regarding the advisability of permitting Permitted with Approval uses to locate in certain industrial areas where specified in Sections 101.0000 through 105.0000, and 116.0000, of this Ordinance. When requested, the Committee shall review and investigate the site plan, the operating characteristics and processes, the type of machinery and equipment proposed or any other facet of the proposed industry, especially as regards external emissions such as noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other 67 .0000 Industrial review committee. 67.0100 Industrial review committee-Creation. There is hereby established an Industrial Review Committee which shall perform its duties and exercise its powers as provided below. 58 I I I �DETROIT ZONING ORDINANCE 68.0000 Fees. discharge or emission that may be harmful to adjacent or surrounding land uses. The Committee shall submit its report to the Community and Economic Development Department or the Board of Zoning Appeals and recommend that the use be permitted, denied, or be permitted subject to certain changes or alterations such as the installation or deletion of mechanical devices or equipment, changes in construction details provision of yards, fencing, setbacks, or any other change deemed desirable to properly blend the proposed use into the area. All applications for amendments, permitted with approval uses, regulated uses, changes, alterations, or appeals, from any person, firm, organization, or corporation, shall be accompanied by any required fee to be used for the purpose of defraying the costs of processing said application. The amount of said fee shall be as fixed by the City Council. 69.0000 Violations and penalties. The enforcing official, through the Corporation Counsel, shall institute any appropriate action or proceeding in law or equity to prevent, restrain, correct, or abate any violation of the provisions of this Ordinance. Any permit approved under the terms of this Ordinance shall be revocable should any of the conditions under which it is issued not be fulfilled. (Ord. No. 916-G, § 1, 6-25-74) 67.0500 Meetings, records, and procedures. The Committee shall meet at the call of the chairman so as to act satisfactorily upon all matters which may properly come before it. Records shall be kept of all meetings of the Committee assembled. Under the direction of the chairman, the Committee may consider proposed uses either in committee assembled or individually. Under the latter procedure, each Committee member shall communicate his findings and recommendations to the chairman who shall keep records of all such findings. In any proceeding for the violation of any provision of this Ordinance by the parking, storing, or placing of a motor vehicle on land or premises, the registration plate displayed on such motor vehicle shall constitute in evidence a prima facie presumption that the owner of such motor vehicle was the person who parked, stored, or placed such motor vehicle at the point where such violation occurred. Each member shall consider only those aspects of the proposed use which relate to his area of special competence. If he determines that the use will not be injurious or obnoxious to other uses, he shall indicate his approval of the proposed use. Any person, firm, or corporation, or anyone acting in behalf of said person, firm, or corporation, violating any provisions of this Ordinance shall, upon conviction, be subject to a fine of not more than five hundred dollars nor less than two hundred and fifty dollars for each offense or to imprisonment in the Detroit House of Correction for a period of not more than ninety (90) days or to both such fine and imprisonment in the discretion of the court. Each day that a violation is continued shall constitute a separate offense. In the case of firms or associations, the penalty may be imposed upon the partners or members thereof, and in the case of corporations, upon the officers thereof. Where necessary and possible, to effectively minimize undesirable characteristics of the proposed use, he shall recommend control devices-mechanical, structural, or other-and recommend approval of the proposed use as adjusted. When all members of the Committee have submitted their reports, the chairman shall compile said reports and submit the Committee's recommendation to the Community and Economic Development Department or the Board of Zoning Appeals, who shall act in accordance with its rules of procedure. If § 69.0000 (Ord. No. 916-G, § 1, 6-25-74) Supp.No.a 69 �§ 69.0000 DETROIT, MICHIGAN The imposing of sentence under this section shall not be construed as excusing or permitting the continuation of any violation. 70.0000 Establishment of districts. designated in this ordinance with the addition of the suffix "H". When a district zoning designation is followed by the letter "H"; E.G. , Rl-H, the property within such area shall also comply with the requirements of the Code of the City of Detroit for the Preservation of Historic Landmarks and Districts (attached to this Ordinance as Appendix "C"). It is included solely for reference purposes and is not, and shall not be construed to be, a part of this ordinance. For the purpose of this Ordinance the City of Detroit is hereby divided into the following districts: Note: Historic districts are further identified on the zoning district maps by use of a pattern of dots. 70.0100 Residential districts. Rl Single-Family Residential District R2 Two-Family Residential District R3 Low Density Residential District R4 Thoroughfare Residential District R5 Medium Density Residential District R6 High Density Residential District (Ord. No. 407-G, § 1, 2-18-69) (Ord. No. 544-G, § 1, 10-27-70) Case law annotation-Zoning spacing requirements upheld; Young v. American Mini Theatre, 427 U.S. 50, 96 S.Ct. 2440, 49 L.ED.2d 310 (1976). ARTICLE VII. ZONING DISTRICTS 71.0000 Maps. The location and boundaries of the zoning districts established by this Ordinance are set forth on the zoning district maps which are contained in Article XV of this Ordinance and are an integral part hereof. 70.0200 Business districts. Bl Restricted Business District B2 Local Business District B3 Shopping District B4 General Business District B5 Major Business District B6 General Services District ARTICLE VIII. RESIDENTIAL DISTRICTS 80.0000 General requirements. 70.0300 Industrial districts. Ml Limited Industrial District M2 Restricted Industrial District M3 General Industrial District M4 Intensive Industrial District M5 Special Industrial District 80.0100 Uses permitted as a matter of right. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 70.0400 Special districts. PD Planned Development District Pl Open Parking District PC Public Center District PCA Restricted Central Business District TM Transitional-Industrial District Wl Waterfront-Industrial District SDl Special Development District SD2 Special Development District Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing non-conforming uses. The growing of vegetables, fruits, flowers, trees, grasses, and shrubs, shall be permitted in all districts, provided such use is not operated for profit. 70.0500 H. historic districts. Any area which has been designated by the City Council as a historic district shall be Supp.No.3 60 I I 1 �--DETROIT ZONING ORDINANCE § 80.0000 date of this Ordinance of a lesser width or area than that required, provided all other requirements of the district in which it is located are met. In no instance, however, shall a two-family dwelling be established on a lot having a width of less than forty (40) feet or an area of less than 4,000 square feet. 80.0300 Permitted with approval uses. Permitted with Approval uses, as hereinafter listed, may be permitted in the districts indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department or Council in accordance with the provisions of Article VI, Section 65.0000. 80.0404 In the R3, R4, R5, and R6 Districts, a multiple-family dwelling may be established on a lot of record on the effective date of this Ordinance of a lesser width or area than that required, provided all other requirements of the district in which it is located are met. In no instance, however, shall a multiple-family dwelling be established on a lot having a width of less than fifty (50) feet or an area of less than 6,000 square feet. 80.0400 Lot size requirements. Lot size requirements are specified under each zoning district in this Article. In addition, the following regulations shall be observed: 80.0401 No use shall be established on a lot platted and recorded after the effective date of this Ordinance which is of less area or width than prescribed hereinafter for such use in the zoning district in which it is to be located. This provision shall not apply where approvals have been given for the division of recorded lots in accordance with the City of Detroit Subdivision Control Ordinance. If parts of two or more parcels of land, any part of which was platted and identified as a single unit on a plat officially approved and recorded prior to the effective date of this Ordinance, are combined to create a zoninglot upon which a building for residential purposes is to be built, the ensuing zoninglots shall be no smaller in width or area than the larger or largest of such parcels which were platted and identified as a single unit on a plat officially approved and recorded prior to the effective date of this Ordinance, excepting that no zoning-lot so created need be larger than the minimum size as specified for the district in which it is located. 80.0405 Unless otherwise specified lot width shall be measured at a distance of twenty (20) feet from the front line of the subject zoning-lot. (Ord. No. 492-G, § 1, 2-10-70) 80.0500 Yard requirements. Yards shall be provided as set forth under each zoning district as hereinafter indicated, or as may be adjusted by the Community and Economic Development Department for permitted with approval uses, and shall be unobstructed from the ground level to the sky, except as permitted in Article IV, Section 45.0800. 80.0501 Exceptions to the Required Depth of Front Yards. Front yards of zoning-lots used for residential purposes shall be increased or may be reduced in accordance with the following conditions: a) In the event one or both of the existing abutting residential dwellings has been erected at the rear one-half of the zoning-lot, said dwelling shall be disregarded for purposes of computing the required front yard and said zoning-lot shall be considered to be vacant for purposes of this section. 80.0402 In the Rl, R2, R3, R4, R5, and R6 Districts, a single-family detached dwelling, parsonage, rectory, or parish house may be established on a lot of record on the effective date of this Ordinance regardless of the size of the lot, provided that all other requirements of this Ordinance are met. 80.0403 In the R2, R3, R4, R5, and R6 Districts, a two-family dwelling may be established on a lot of record on the effective b) In cases wherein residential dwellings having a front yard greater than 61 �§ 80.0000 DETROIT, MICHIGAN front wall of the proposed building shall he located on or to the rear of this line. (3) In such cases where the zoning-lot to he built upon is hounded on one side by a street or alley and on the other side by a zoning-lot already built upon with a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the required minimum depth of the front yard for the zoning-lot to be built upon shall he equal to the existing depth of the front yard on the adjoining lot. twenty (20) feet in depth have been erected on both sides of a zoning-lot, the required front yard of the zoninglot to he built upon shall he at least as large as the smaller front yard of the adjacent residential dwellings. c) In cases wherein residential dwellings having front yards of less than twenty (20) feet or more than twenty (20) feet in depth have been erected on one or both sides of a subject lot, except as regulated in paragraph h) above, the required front yard of the zoning-lot to he built upon may he reduced or shall he increased in accordance with the following rules: 80.0502 Special Provisions for Side Yards for Single- or Two-family Dwellings: (1) In cases where the zoning-lot to he built upon is situated between two zoning-lots both of which have been built upon, and either or both of which has a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the center point of the front wall of the proposed structure shall he located on, or to the rear of, a straight line drawn between the center points of the front walls of the existing buildings on the two zoning-lots above described. (2) In such cases where the zoning-lot to he built upon has a lot on one side not built upon hut there is a zoning-lot on the other side already built upon with a front yard less than twenty (20) feet or more than twenty (20) feet in depth, the required minimum depth of the front yard for the lot to he built upon shall he determined as follows: A straight line shall he drawn between the center point of the front wall of the existing building and a point twenty (20) feet inside of the front lot line and eighty (80) feet distant from the zoning-lot to he built upon and on the other side thereof. The center point of the a) Side yards on zoning-lots of less than minimum width. The required combined width of side yards may he reduced by six inches for each foot or major fraction thereof by which the width of such lot is less than that required, provided that the combined width of both side yards shall not he less than ten feet, six inches (10' 6"), nor shall the width of either side yard he less than three feet. h) Side yards on zoning-lots abutting an alley and whose width is less than thirty-five (35) feet shall he as follows: The required combined width of side yards may he reduced by nine-tenths of a foot for each foot or major fraction thereof by which the width of such lot is less than thirty-five (35) feet, provided that the combined width of both side yards shall not he less than six feet, nor shall the width of either side yard he less than three feet. In no instance, however, shall a two-family dwelling he established on a lot having a width of less than forty feet or an area of less than 4,000 square feet. c) ~hen a single-family detached dwelling 1s constructed having an attached 62 .1 J I �DETROIT ZONING ORDINANCE provide a side yard of not less than twenty (20) feet. garage or carport as part of the principal building, the combined width of the required side yards may be reduced to eight feet. In no case, however, shall either side yard be less than three feet. (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 492-G, § 1, 2-10-70; Ord. No. 515-G, § 1, 6-16-70) 80.0600 Building bulk, yard, and recreational space requirements. d) Side Yard. Each Zoning-Lot upon which a Two-Family Dwelling is placed or erected in which the dwelling units are located one behind the other, shall provide minimum side yards of not less than ten feet on each side. Building bulk, yard, and recreational space requirements are expressed either in terms of mm1mum yard requirements, maximum building height, and maximum lot coverage; or in terms of floor area ratio, recreational space ratio, and minimum yard requirements. The floor area ratio shall determine the maximum permissible floor area for the building or buildings (total floor area of both principal and accessory buildings exept as herein specifically exempted) as related to the area of the zoning-lot, and the recreational space ratio shall determine the minimum amount of recreational space to be provided on the zoning-lot. 80.0503 Rear and Side Yard Exceptions for multiple dwellings. a) Rear Yard. Each zoning-lot upon which a multiple dwelling is placed or erected in which the only entrance of a unit within the structure opens directly on a rear yard, shall provide a rear yard of not less than forty-five (45) feet, and the five feet nearest the structure shall not be used for vehicular parking. If the balance of the yard is utilized for vehicular parking purposes, the five feet or greater space shall be separated from the parking area by precast concrete wheel stops or their equivalent, at least six inches in height, and located on the parking area not less than three feet from the edge of the five feet or greater space. Firmly implanted bumper guards located at the edge of the parking area may be substituted for the above required wheel stops. 80.0601 Bulk Requirements. The following formula shall be used where specified hereinafter for computing the maximum permitted floor area of structures on a zoning-lot. a) b) Side Yard. If any side yard is used in whole or in part for vehicular parking, the five feet nearest the principal building shall not be used for vehicular parking or driveway purposes, and this five feet or greater space shall be separated from the balance of the yard by a barrier as described in a) above. c) Side Yard. Each zoning-lot upon which a multiple dwelling is placed or erected in which the only entrance of a unit within the structure opens directly on a side yard not abutting a street, shall t § 80.0000 The Floor Area Ratio, hereinafter referred to as the FAR, shall be used to determine the maximum amount of floor area which may be built on a zoning-lot. The maximum permitted floor area shall be determined by multiplying the zoning-lot area, in square feet, by the FAR. The resulting figure (the maximum permitted floor area) shall include all the floor areas of all the floors of a building or buildings on the zoning-lot, measured from the exterior faces of exterior walls or from the centerlines of party walls and shall include elevator shafts and stairwells at each floor, interior balconies and mezzanines, and enclosed porches, but need not include the following areas: (1) areas below the first or ground floor not used for living room, dining room, kitchen, or sleeping accommodations; 63 �DETROIT, MICHIGAN § 80.0000 area is an integral part of the principal building, floor areas in accessory parking structures, or any area described in Section 80.0601 a)(l) through (6). Required recreational space shall be determined by multiplying the gross floor area of all existing and proposed structures, by the RSR. The resulting figure ·(the · mi:O:imum required recreational space) shall include only that part of the ground area of a zoning-lot which: (2) attic space providing structural headroom of less than seven feet, six inches; (3) unenclosed steps; (4) any floor area devoted exclusively and permanently to non-commercial recreational use, but not to exceed fifteen (15) percent of the entire floor area of the building; (5) any floor area, on or above the first or ground floor, devoted exclusively and permanently to the housing of building service equipment, including heating, air conditioning, mechanical, electrical, or similar equipment; (6) exterior terraces, balconies and mezzanines, breezeways, and open porches; (7) any space devoted exclusively to off-street parking or loading when said space is an integral part of a principal building unless said building is a parking structure; (8) floor spaces which are not more than twenty (20) feet above established grade and in accessory parking structures. (I) is devoted to outdoor recreational space, greenery, or service space for household activities which are normally carried on outdoors, and (2) is not devoted to private roadways open to vehicular transportation, access drives, accessory off-street parking space or aisles, or accessory off-street loading berths, and (3) contains no structures on the ground except (i) open porches (ii) terraces (iii) recreational or drying yard equipment (iv) arbors, trellises, walls or fences, bird baths, ornamental features, window boxes or other planting boxes (v) flagpoles, and (4) is accessible to the occupants of all dwelling units within the structure, and (5) is located in a side or rear yard and has a mm1mum dimension of eighteen (18) feet if the development it is serving has nine (9) or less dwelling or rooming units, or is so located and has a minimum dimension of twenty-five (25) feet if the development it is serving has ten (IO) or more dwelling or rooming units. All required recreational spaces shall comply with the minimum dimension described above and said dimension shall be measured along a perpendicular drawn The formula is as follows: Maximum Floor Area Floor Area Ratio = Lot Area X 80.0602 Recreational Space Requirements: a) The Recreational Space Ratio, hereinafter referred to as the RSR, shall be used to determine the minimum required amount of recreational space to be provided on a zoning-lot. As used below, gross floor area shall include all the floor areas of all the floors of a building or buildings on the zoning-lot, measured from the exterior faces of exterior walls or from the centerlines of party walls and shall include elevator shafts and stairwells at each floor, interior balconies and mezzanines, and enclosed porches, but need not include any area devoted exclusively to offstreet parking or loading when said 64 �DETROIT ZONING ORDINANCE from any point on one side of the recreational space to the opposite side, and (6) is unobstructed between the ground and the sky, except that not more than twenty-five percent (25 % ) of the total recreational space provided on any zoning-lot may be roofed, and in such case not more than fifty percent (50 % ) of the perimeter of the roofed section shall be enclosed. The Community and Economic Development Department may modify the provisions of this paragraph (6) when said modification may be accomplished without substantially deviating from the spirit, intent, and purpose of this Ordinance. (iii) Design and safety precautions. Such recreational space on a roof shall be suitably surfaced and shall be protected by a parapet or railing in accordance with the safety regulations of the Department of Buildings and Safety Engineering. (iv) Accessibility. Such recreational space shall be accessible to the occupants of all dwelling units within the structure. (2) Substitution of private balcony, private patio, or similar private area. Each square foot of recreational space on a private balcony, private patio, or similar private area, as determined by the enforcing official, may be substituted for one square foot of ground or roof recreational space provided the following conditions are met: (i) Minimum dimension and area. Such areas shall have a minimum dimension of four feet six inches (4'6"), measured perpendicularly from one side to the other side, and a minimum net area of twenty-two and a half (22 ½) square feet. (ii) No obstructions. Such areas shall be free of all obstructions, except arbors, trellises, window boxes or other planting boxes, awnings or canopies, recreational or clothes drying equipment. (iii) Safety precautions. Such areas shall be protected in accordance with the safety regulations of the Department of Buildings and Safety Engineering. Provided, that at least fifty percent of the total required recreational space shall be accessible to all residents and shall be provided on the ground or roof, and further provided, that when a portion of the recreational space is provided on a b) Recreational space on a roof, or private balcony, private patio, or similar private area may be substituted for ground recreational space in accordance with the following: (1) Substitution of roof space. Each square foot of recreational space on a roof may be substituted for one square foot of ground recreational space provided the following conditions are met: (i) Minimum dimension. Such recreational space on a roof shall have a minimum dimension of fifteen feet, measured from inside of parapet or railing to inside of parapet or railing, or to the exterior face of any wall or other obstruction projecting above roof level. (ii) No obstructions. Such recreational space on a roof shall be free of all obstructions, except for arbors, trellises, window boxes or other planting boxes, awnings or canopies, flagpoles, plumbing or air vents, recreational or clothes drying equipment. I § 80.0000 65 �§ 80.0000 DETROIT, MICHIGAN private balcony or similar area, the minimum dimension of the required ground or roof space may be adjusted by the Community and Economic Development Department when this can be accomplished without deviating from the spirit, intent, and purpose of this Ordinance. In no instance, however, shall the minimum ground or roof dimension be less than twelve (12) feet. The formula is as follows: Minimum Recreational Space = Gross Floor Area X Recreational Space Ratio where the zoning-lot abuts or is across a street, alley, easement, or other public rightof-way, for at least fifty (50) feet, either the Detroit River or a public open space, other than a street right-of-way, which is not less than five acres in area and not less than two hundred feet deep, measured perpendicularly to the common zoning-lot or parcel line. 80.0700 Height requirements. Buildings and structures shall comply with height limitations as may be specified in each district. 80.0800 Lot coverage requirements. Buildings and structures shall comply with lot coverage limitations as may be specified in each district. 80.0603 Side Yard Requirements: a) Formula "A" for determining each required side yard shall be computed by adding the length of the building in feet, as measured in overall dimensions along the adjoining zoning-lot line, to twice the height of the building in feet, and dividing the resultant sum by fifteen (15). The formula is as follows: 80.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. 80.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations set forth in Article IV, Section Yard = Length + 2 (height) 15 47.0000. In no instance, however, shall a side yard be less than five feet. 81.0000 Rl Single-family district. b) Formula "B" for determining each required side yard shall be computed by adding the length of the building in feet, as measured in overall dimensions along the adjoining zoning-lot line, to twice the height of the building in feet, and dividing the resultant sum by six. The formula is as follows: residential This district is designed to protect and preserve quiet, low-density residential areas now primarily developed and those areas which will be developed with single-family detached dwellings and characterized by a high ratio of home ownership. The regulations for this district are designed to stabilize and protect the essential characteristics of the district and to promote and encourage a suitable environment for activities associated with family life. To these ends, development is limited to a relatively low concentration and uses permitted as a matter of right are limited to single-family detached dwellings providing homes for the residents of the ·area. Additional related residential uses such as Yard= Length+ 2 (height) 6 In no instance, however, shall a side yard be less than five feet. 80.0604 Floor Area Ratio Bonus When Adjacent to a Large Public Open Space or the Detroit River. The floor area ratio may be increased by fifty (50) percent in all instances 66 I I I �DETROIT ZONING ORDINANCE § 81.0000 c) Where the proposed structure is a single-family detached dwelling and the majority of existing structures are two family detached dwellings, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. religious institutions, neighborhood centers, and utility uses necessary to serve the immediate area may be permitted with approval. 81.0100 Uses permitted as a matter of right. 81.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 81.0200. d) The front and side yards shall be as required in the appropriate sections of this ordinance. 81 .0102 Signs, as regulated by Article XIII e) The rear yard depth shall be within 25 % of the average depth of the rear yards of the eight (8) family units used to calculate the average floor area, as determined under Subsection B above but shall not be less than 30 feet in depth. 81.0103 Uses accessory to single-family detached dwellings when incidental to and on the same zoning-lot as the principal use (Ord. No. 843-G, § 1, 8-14-73) 81.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: f) Driveways, Garages, Parking Spaces: 1. If the dwelling unit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 20 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the parking area shall be from either an adjoining street or alley. 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. a) The proposed dwelling unit shall generally conform to the adjacent detached dwelling structures relative to floor area, volume and use of materials, the floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest dwelling units to the proposed unit. The eight units utilized for the measurements of an average shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwelling units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, side yard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris 67 �§ 81.0000 DETROIT, MICHIGAN 81 .0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permits. 81.0303 Non-profit neighborhood centers 81.0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the City or any other agency aggrieved by a decision of an enforing officer relative to the above compatibility requirements may appeal in writing to the Board of Zoning Appeals. The Board may modify or waive the requirements of this section if its finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 81.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the Rl district upon approval of the Community and Economic Development Department, or Council if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions hereinafter listed. a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. 81.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear 68 I I 1 �II II DETROIT ZONING ORDINANCE zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. § 81.0000 other type of business, shall be conducted from or upon such premises. k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the parking area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. l) f) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. And further provided; that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) No business involving vehicular repair, service, sale or display for sale, or any 69 �§ 81.0000 DETROIT, MICHIGAN by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 81.0305 Open parking lots for private passenger vehicles, when accessory to any non-residential use permitted in this district, and when located on a separate zoning-lot and not involving any trade, business, profession, or occupation, and subject to compliance with the following: f) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. a) A front yard at least twenty (20) feet in depth shall be provided excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property in which case no side yard is required. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. 81.0306 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. 81.0308 Public utility facilities without outdoor storage when operating requirements necessitate location within an Rl District in order to serve the immediate vicinity. e) In all instances required, said protected from ed by vehicles 81.0311 Public or parochial elementary or junior high schools. 81.0307 Parks, playgrounds, or similar recreational areas. 81.0309 Railroad rights-of-way, not including storage tracks, yards, or buildings. 81.0310 Religious institutions, as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats where a wall or fence is wall or fence shall be possible damage inflictusing the parking area 81 .0312 Public or parochial high schools; provided that a written report of the Depart- 70 I I I �DETROIT ZONING ORDINANCE ment's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 81.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 81.0401 Uses Permitted as a Matter of Right. For each single-family detached dwelling, a zoning-lot no less than fifty (50) feet in width and 5,000 square feet in area shall be provided. 81.0403 Permitted with Approval Uses Minimum Minimum Zoning-Lot Zoning-Lot Area Width Detached rectories, parsonages, or parish houses 5,000 sq. ft. 50' Non-profit neighborhood centers 10,000 sq. ft. 70' Religious institutions, except detached rectories, parsonages or parish houses 10,000 sq. ft. 70' Public or parochial schools As determined by the Community and Economic Development Department Bl .0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 81 .0501 Uses Permitted as a Matter of Right. Each single-family detached dwelling shall provide yards in accordance with the following minimum requirements: Front Yard-20' Side Yards-14' combined 4' minimum Rear Y ard-30' 71 § 81.0000 �§ 81.0000 DETROIT, MICHIGAN 81.0503 Permitted with Approval Uses Front Yard Detached rectories, parsonages, or parish houses 20' 20' Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Cemeteries Rear Yard Side Yards 1 30' 14' combined 4' minimum Formula B 30' 30' 20' Formula B When a cemetery abuts or is across a street, alley, or easement from property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 2) that said yard be landscaped with grass and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times As determined by the Community and Economic Development Department Public or parochial schools Non-profit golf courses, tennis courts, swimming pools, or similar uses As determined by the Community Economic Development Department Public utility facilities, without outdoor storage 20' 15' each and 30' 81 .0504 Accessory Uses Side Yard Club houses, bath houses, or similar structures, on the grounds of non-profit golf courses, swimming pools, tennis courts, or similar non-profit uses 15' each Rear Yard 30' In cemeteries-warehouses, storage or maintenance buildings, mausoleums, crematories, or· columbaria Shall be located not less than 150' from the nearest private residential property line Stadiums or grandstands, in athletic fields Seating facilities shall be located not less than 150' from the nearest private residential property line See Section 80.0603 for formulas. 1 72 I �I II DETROIT ZONING ORDINANCE 81.0700 Height limitations. The district regulations are designed to promote a suitable environment for homes and for activities connected with family life. The only uses permitted as a matter of right are single- and two-family dwellings. Additional uses are permitted with approval. Buildings and structures shall comply with the following height limitations: 81.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Accessory uses § 82.0000 82.0100 Uses permitted as a matter of right. 82.0101 Single-family detached dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. 35' 1 story but not exceeding 15' 81.0703 Permitted with Approval Uses 82.0102 Two-family dwellings subject to approval by the enforcing official concerning the compatibility factors set forth in Section 82.0200. Maximum Height Detached rectories, parsonages, or parish houses 35' Non-profit neighborhood centers 35' Religious institutions, except detached rectories, parsonages, or parish houses 45' Public or parochial schools 45' Public utility facilities, without outdoor storage 35' Accessory uses 1 story but not exceeding 15' 82.0103 Signs, as regulated by Article XIII 82.0104 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 843-G, § 1, 8-14-73) 82.0200 Compatibility requirements. The enforcing official shall investigate each proposed dwelling unit for which a permit is being requested to determine compliance with the following listed compatibility requirements: 81.0800 Lot coverage. 81.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. a) Single and two-family construction: 1. The proposed single-family detached dwelling unit shall comply with those requirements stated in Article VIII, Section 81.0200. 2. The proposed two-family dwelling unit shall generally conform to the adjacent two-family structures relative to floor area, volume and use of materials. The floor area used herein refers to habitable floor area and does not include cellars, unfinished attics, porches, attached garages, etc. 81 .0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. 82.0000 R2 Two-family residential district. b) The floor area of the proposed unit shall be no less than 90 % of an average floor area, which average is calculated from the floor areas of the eight (8) nearest This district is designed to protect and enhance those areas developed or likely to develop with single- or two-family dwellings. 73 �§ 82.0000 DETROIT, MICHIGAN 2. If the dwelling unit to be constructed is built with an attached garage, there shall be a solid paved access from the street to the attached garage. Said access shall be paved with a surface having an asphaltic or Portland cement binder. dwelling units to the proposed unit. The eight units utilized for the measurement of an average shall be the eight contiguous units on the same block face as the proposed dwelling unit, where possible, or contiguous units directly across the street from the proposed dwelling unit as may be required to achieve the eight units. Dwellings units immediately adjacent to the proposed dwelling unit shall be given double value and the aggregate total of all values then divided by ten (10) to determine the average floor area. g) The front yard, sideyard and the berm area between the sidewalk and the street paving shall be nursery grown sod installed, on a minimum of four (4) inches of top soil. The rear yard shall be fine graded to insure proper grades and drainage. All construction debris shall be removed. A site drawing indicating proposed site development shall be submitted with the request for permit. c) Where the proposed structure is a two-family detached dwelling unit and the majority of existing structures are single-family detached dwelling units, no restrictions shall be imposed which regulate the floor area or volume of the proposed structure within the context of this section. h) A cellar (basement more than 50 % below grade) or crawl space is mandatory. i) d) The front and side yards shall be as required in appropriate sections of this ordinance. e) The rear yard depth shall be within 25% of the average depth of the rear yards of eight (8) family units used to calculate the average floor area as determined under Sub-section b above, but shall not be less than 30 feet in depth. f) Driveways, Garages, Parking Spaces: 1. If the dwelling 4-nit to be constructed is built without an attached garage, there shall be a solid paved access from the street to a paved parking area, a minimum of 30 feet by 20 feet in size, located completely in the rear yard. Said parking area and access shall be paved with a surface having an asphaltic or Portland cement binder. If the zoning lot is less than 35 feet in width, as measured at the front line of the proposed building, access to the par king area shall be from either an adjoining street or alley. Any person, firm, partnership or corporation, or an officer, department, commission, board or bureau of the city, or any other agency aggrieved by a decision of an enforcing officer relative to the above compatibility requirements may appeal in writing to the board of zoning appeals, the board may modify or waive the requirements .o f this section if it finds that such modification or waiver: (1) will not be injurious to the contiguous property and will not have a detrimental effect on the surrounding property and on the neighborhood and (2) will not substantially diminish or impair property values within the neighborhood. (Ord. No. 843-G, § 1, 8-14-73) 82.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R2 District upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. 74 I I �I II DETROIT ZONING ORDINANCE 82.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. § 82.0000 b) A side yard at least ten feet wide shall be provided between the par king area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. 82.0302 Non-profit golf courses, swimming pools, tennis courts, or similar uses 82.0303 Non-profit neighborhood centers 82.0304 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from, a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) a) A front yard equal to the front yard of the abutting zoning-lot shall be provided. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a 75 �§ 82.0000 DE11l0rl". MICHIGAN permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. And further provided; that a written report of the Department~s decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 83. 0305 Open par king lots accessory to any non-residential use permitted in the R2 District, when located on a separate zoninglot and not involving any trade, business, profession, or occupation, and subject to compliance with the following: k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the par king area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the parking area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. a) A front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property, in which case no side yard is required. Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of 1) 76 ' �I DETROIT ZONING ORDINANCE 82.0309 Railroad rights-of-way, not including storage tracks, yards, or buildings. the parking area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard, and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. 82.0310 Religious institutions, as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 82.0311 Public or parochial elementary or junior high schools e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) § 82.0000 82.0312 Public or parochial high schools; provided that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. 82.0313 Town houses-maximum of eight in any group of attached town houses; provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. 82.0306 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as may be deemed necessary to properly protect the surrounding area. 82.0314 Multiple family dwellings when located on zoning-lots at least seventy (70) feet in width and 7,000 sq. ft. in area and designed for or occupied by not more than eight (8) families, as approved by the Community and Economic Development Department after hearing. Said structures shall have a maximum floor area ratio of 0.5 and minimum side yards of ten feet which shall be increased by one foot for each five feet or part thereof by which the structure exceeds fifty (50) feet in overall dimension along the side yard. Further, there shall be provided a 82.0307 Parks, playgrounds, or similar recreational areas. 82.0308 Public utility facilities without outdoor storage when operating requirements necessitate location within an R2 District in order to serve the immediate vicinity. 77 �§ 82.0000 DETROIT, MICHIGAN Minimum Zoning-Lot Area side yard of not less than thirty (30) feet for multiple dwellings containing principal or secondary entrances to one or more dwelling units along the side yard. A front yard of twenty (20) feet and a rear yard of thirty (30) feet shall be provided. And further provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals, signed by the applicant, or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. Single family detached dwellings Two-family dwellings 5,000 sq. ft. 6,000 sq. ft. Minimum Zoning-Lot Width 50' 55' 82.0403 Permitted with Approval Uses: Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Public or parochial schools Group of attached town houses Each town house Multiple family dwellings (Ord. No. 407-G, § 1, 2-18-69) 82.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' As determined by the Commission 7,000 sq. ft. 2,000 sq. ft. 70' 20' 7,000 sq. ft. 70' 82.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 82.0401 Uses Permitted as a Matter of Right 82.0501 Uses Permitted as Matter of Right. Front Yard Single-family detached dwellings 20' Two-family dwellings 20' Or as provided in Section 80.0502 Side Yards' 14' 4' 14' 4' combined minimum combined minimum Rear Yard 30' 30' 82.0503 Permitted with Approval Uses Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Cemeteries 20' 20' 14' combined 4' minimum Formula B 30' 30' 20' Formula B 30' When a cemetery abuts or is across a street, alley, or easement from private property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 78 I �I I DETROIT ZONING ORDINANCE Front Yard § Side Yard 82.0000 Rear Yard 2) that said yard be landscaped with grass II and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times. As determined by the Community and Economic Development Department Public or parochial schools Non-profit golf courses, tennis courts, swimming pools, or similar uses As determined by the Community Economic Development Department Public utility facilities, without outdoor storage Town houses 20' 20' 15' Each Formula B and 30' 30' 82.0504 Accessory Uses Side Yards Club houses, bath houses, or similar structures on the grounds of non-profit golf courses, swimming pools, tennis courts, or similar non-profit uses 15' each In cemeteries-warehouses, storage or maintenance buildings, mausoleums, crematories, or columbaria Rear Yard 30' Shall be located not less than 150' from the nearest private residential property line Seating facilities shall be located not less than 150' from the nearest private residential property line Stadiums or grandstands, in athletic fields 1 See Section 80.0603 for formulas. (Ord. No. 545-G, § 1, 10-27-70) 82.0703 Permitted with Approval Uses 82.0700 Height limitations. Maximum Height Buildings and structures shall comply with the following height limitations: Detached rectories, parsonages, or parish houses Non-profit neighborhood centers Religious institutions, except detached rectories, parsonages, or parish houses Town houses 82.0701 Uses Permitted as a Matter of Right Maximum Height Single-family detached dwellings Two-family dwellings Accessory uses " 35' 35' 1 story but not exceeding 15' 79 35' 35' 45' 35' �§ 82.0000 DETROIT, MICHIGAN Maximum Height Public or parochial schools Public utility facilities, without outdoor storage Accessory Uses intended that this district be used primarily on local thoroughfares thereby encouraging a suitable environment for family life. Uses permitted as a matter of right include single and two-family dwellings, town houses, multiple-family dwellings, and community facilities necessary to serve a residential district. 45' 35' 1 story but not exceeding 15' 83.0100 Uses permitted as a matter of right. 82. 0800 Lot coverage. 83.0101 Single-family detached dwellings 82.0801 Uses Permitted as a Matter of Right. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirtyfive (35) percent of the area of the zoning-lot, provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for detached single-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided, that on zoning-lots less than 4,000 square feet in area the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. 83.0102 Two-family dwellings 83.0103 Town houses-maximum of ten in any group of attached town houses 83.0104 Multiple-family dwellings in which less than fifty (50) percent of the units in the structure are efficiency units 83.0105 Home occupations in conjunction with a dwelling unit subject to the following conditions: a) The entrance to the space devoted to such occupation shall be only from within the dwelling, the rear, or from a side entrance which is adjacent to a non-residential district. b) No external alteration to the dwelling shall be permitted which is not customary in residential buildings. c) No parking or storage of commercial vehicles on the premises. d) No articles are sold excepting those produced on the premises. 82.0803 Permitted with Approval Uses. The combined area occupied by all buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot. e) No exterior display, or display of goods visible from outside the dwelling is permitted. f) 83.0000 R3 Low density residential district. No unreasonable use of lights, or nighttime operations shall be permitted. g) Signs shall be classified and permitted in accordance with the provisions of Article XIII. This district is designed as a low-density multiple-family district providing densities of approximately thirty units per acre. The regulations are designed to promote and encourage town or terrace house development, courts, and garden apartments. It is h) No such home occupation shall be noxious or offensive by reason of emission of noise, vibration, smoke, dust or other particulate matter, odor80 I ' �DETROIT ZONING ORDINANCE ous matter, heat, humidity, glare, refuse, or other objectionable emissions. 83.0000 83.0301 Cemeteries, including those containing mausoleums, crematories, or columbaria; Provided, that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 83.0106 Homes, centers, or schools for the care, boarding, or teaching of children I § 83.0107 The following residentially related uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses h) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 83.0302 Fire or police stations 83.0303 Fraternity or sorority houses 83.0304 Multiple-family dwellings in which fifty (50) percent or more of the units are efficiency units. B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. Non-profit neighborhood centers 83.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools. 83.0306 Off-street parking on the following described property and subject to the enumerated conditions: Where a zoning-lot abuts, or is separated by an alley or easement along its side zoning-lot line from a business or industrial zone, that part of said zoning-lot abutting the business or industrial zone, alley, or easement, that is not less than thirty (30) feet wide nor more than seventy (70) feet wide, as measured from the district boundary at a point twenty (20) feet distant from the front line of rectangular shaped property, or if irregularly shaped property that portion abutting or across an alley or easement from the district boundary comprising a maximum area of 8,500 square feet may be used for the parking of private passenger vehicles, provided that any off-street parking spaces so furnished shall not in any way be considered as supplying required off-street parking facilities for new, converted, or expanded uses, as required under Section 47.0100 of this Ordinance, and further provided: C. Uses similar to the above specified uses 83.0108 Signs as regulated by Article XIII. 83.0109 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 83.0300 Permitted wi th approval uses. The following uses, and uses accessory thereto, shall be permitted in the R3 district upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. a) A front yard equal to the front yard of the abutting zoning-lot shall be provid- 81 �§ 83.0000 DETROIT, MICHIGAN horticultural materials, a water bib or other means of supplying water shall be provided. ed. In those instances where the abutting lot or parcel of property is vacant, or where the principal building is located on the rear one-half of the lot, a front yard twenty (20) feet in depth shall be provided. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided between the parking area and the zoning-lot line separating the parking area from any abutting property zoned in a residential district classification. c) An opaque fence or wall of wood or masonry construction, not less than four feet in height nor more than six feet in height, as measured from the surface of the parking area, shall be constructed and maintained in a neat and orderly appearance on the rear zoning-lot line abutting, or along any alley or easement separating, the parking area from property zoned in a residential district classification. h) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. i) Signs shall be classified and permitted in accordance with the provisions of Article XIII. j) d) A wall, four feet in height, as measured from the surface of the parking area, shall be constructed between the parking area and all required front or side yards. Said wall shall be constructed entirely of brick or have brick facing. e) No business involving vehicular repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. k) All ingress and egress to the parking area shall be over or across business or industrially zoned property, or from an alley separating the business or industrially zoned property from the par king area. Where no alley exists, and it is impossible or impractical to secure access over or across business or industrially zoned property, ingress and egress to the par king area shall be restricted to a strip of property, not more than twenty (20) feet in width, which abuts the business or industrial zone. In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 1) f) All required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental 82 Where application of the width or area restrictions of this section prohibit the use of an entire zoning-lot which was in single ownership on the effective date of this Ordinance, the maximum permitted width or area may be increased; provided, that the portion of the zoning-lot in excess of the permitted width or area has a frontage of less I J �DETROIT ZONING ORDINANCE I Ill § 83.0000 than forty (40) feet as measured at a point twenty (20) feet distant from the front lot line or an area of less than 4,000 square feet. maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. m) The Community and Economic Development Department may modify these requirements where a finding can be made that such modification will not be injurious to the contiguous or surrounding property and not contrary to the intent of the provisions of this Ordinance. d) An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and each front and side yard and on any rear or side zoning-lot line abutting or along any alley or easement separating the parking area from property zoned in a residential district classification. Said wall or fence shall have only such openings as may be required for ingress or egress. And further provided; that a written report of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 83.0307 Open parking lots for private passenger vehicles, when located on a separate zoning-lot and not involving any trade, business, profession, or occupation, and when accessory to uses permitted in this district, and subject to compliance with the following: f) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. a) A front yard at least twenty (20) feet in depth shall be provided, excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Section 80.0501. g) The parking area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) A side yard at least ten feet wide shall be provided on each side, except that side which abuts an alley or non-residentially zoned property in which case no side yard is required. c) The required front and side yards shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly 83.0308 Open parking lots for private passenger vehicles only, provided the parking lot is located within an area designated on the generalized land use plan of the Master Plan as non-residential. Such grants shall be subject to any conditions or restrictions as 83 �§ 83.0000 DETROIT, MICHIGAN may be deemed necessary to properly protect the surrounding area. 83.0400 Lot size requirements. Zoning-lot size requirement.s shall be as hereinafter specified for the indicated uses: 83.0309 Public utility facilities without outdoor storage when operating requirements necessitate location within an R3 District in order to serve the immediate vicinity. 83.0401 Uses Permitted as a Matter of Right 83.0310 Rooming houses Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 5,000 6,000 7,000 2,000 7,000 sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 20' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Multiple-family dwellings in which 50 percent or more of the units are efficiency units Rooming houses Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 83.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84 I �DETROIT ZONING ORDINANCE § 83.0000 83.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Non-profit swimming pools 20' Side Yards' Rear Yard 30' 20' 20' 14' combined 4' minimum Formula A Formula A 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 30' 30' 20' Formula B 30' 20' Formula B 30' No public outdoor swimming pool shall be constructed less than forty (40) feet from any property line abutting private property zoned in a residential district classification other than a railroad right-of-way 83.0503 Permitted with Approval Uses Front Yard Public utility facilities, without service or storage yards Cemeteries Side Yards 1 Rear Yard 20' 15' each 30' When a cemetery abuts or is across a street, alley, or easement from private property zoned in a residential district classification, a twenty (20) foot yard shall be provided subject to the following conditions: 1) that no burials be permitted in said yard; and 2) that said yard be landscaped with grass and trees, shrubs, or other ornamental horticultural materials; and 3) that said yard be maintained in a neat and orderly condition at all times. 20' 15' each 30' Fire or police stl;ltions Multiple-family dwellings in which 50 percent or more of the units are efficiency units 20' 85 Formula A 30' �§ 83.0000 DETROIT, MICHIGAN Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Front Yard Side yard Rear Yard 20' 20' Formula A Formula B 30' 30' 20' Formula B 30' See Section 80.0603 for formulas. 1 83.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar acc,essory uses in the R3 District. 83.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 83.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings with less than 50 percent efficiency units per structure Homes, centers, or schools for the care, boarding, or teaching of children Religious ipstitutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Max. FAR 1 Min. RSR 1 35' .70 .70 .12 .70 .70 .70 .70 .70 One story but not exceeding 15' 83.0603 Permitted with Approval Uses Max. FAR' Public utility facilities, without service or storage yards Fire or police stations Multiple-family dwellings in which 50 percent or more of the units are efficiency units Min. RSR 1 .70 .70 .70 86 .12 I I J �DETROIT ZONING ORDINANCE § 84.0000 Max. FAR 1 II Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Rooming houses Min. RSR 1 .70 .70 .70 .12 1 See Sections 80.0601 and 80.0602 for formulas. which can function most advantageously when located on these thoroughfares. Medical and dental clinics, motels or hotels, and certain types of non-profit uses may be permitted with approval subject to appropriate findings and compliance with required standards. 83.0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot, provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 84.0000 R4 Thoroughfare district. 84.0100 Uses permitted as a matter of right. 84.0101 Single-family detached dwellings 84.0102 Two-family dwellings 84.0103 Town houses-maximum of ten in any group of attached town houses 84.0104 Multiple-family dwellings 84.0105 Rooming houses 84.0106 Fraternity or sorority houses 84.0107 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 84.0108 Homes, centers, or schools for the care, boarding, or teaching of children 84.0109 The following residentially related uses: A. Open uses residential The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 1. This district is designed to be used primarily on major or secondary thoroughfares wherein the major use of the property would be for low-medium density residential dwellings characterized, primarily, by rental apartment dwellings. Uses permitted as a matter of right include multiple family dwellings, single and two-family dwellings, and certain other residentially related uses 87 �DETROIT, MICHIGAN § 84.0000 Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: B. Community facilities 1. Religious uses as follows: 2. 3. 4. 5. a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 84.0301 Fire or police stations 84.0302 Hospitals, sanatoriums, convalescent, nursing, or rest homes 84.0303 Medical or dental clinics 84.0304 Motels or hotels, as regulated by Section 66.0000 84.0305 Non-profit educational institutions other than penal or correctional institutions or trade schools C. Uses similar to the above specified uses 84.0110 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g. 84.0306 Non-profit private clubs, lodges, or similar uses 84.0111 Signs, as regulated by Article XIII. 84.0112 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 84.0307 Public utility facilities without outdoor storage when operating requirements necessitate location within an R4 District in order to serve the immediate vicinity. 84.0300 Permitted with approval uses. 84.0400 Lot size requirements. The following uses and uses accessory thereto shall be permitted in the R4 District upon approval by the Community and Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 84.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwelling Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Detached rectories, parsonages, or parish houses Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries ft. ft. ft. ft. ft. ft. ft. 50' 55' 70' 20' 70' 70' 70' 7,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 6,000 7,000 2,000 7,000 7,000 7,000 88 sq. sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width I I j �I I § 84.0000 DETROIT ZONING ORDINANCE Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Minimum Zoning-Lot Area Minimum Zoning-Lot Width 10,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 84.0403 Permitted with Approval Uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 84.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 84.0501 Uses Permitted as a Matter of Right Front Yard Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses 1 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A Formula B 20' Formula B 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers See Section 80.0603 for formulas- 89 Side Yard' Rear Yard 30' 30' 30' 30' �DETROIT, MICHIGAN § 84.0000 84.0503 Permitted with Approval Uses Front Yard Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or other similar uses Motels or hotels 1 Side Yards 1 Rear Yard 20' 15' each 30' 20' 20' 15' each Formula B 30' 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' See Section 80.0603 for formulas. 84.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R2 District (Section 82.0504) shall apply to similar accessory uses in the R4 District. 84.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 84.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Group of attached town houses Multiple-family dwellings Rooming houses Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses One story but not exceeding 15' 1 See Sections 80.0601 and 80.602 for formulas. 90 Max. FAR 1 Min. RSR 1 35' 1.00 1.00 1.00 1.00 .10 .10 1.00 1.00 1.00 1.00 1.00 I I �I DETROIT ZONING ORDINANCE § 85.0000 84.0603 Permitted with Approval Uses Max.FAR' Fire or police stations Public utility facilities, without service or storage yards Medical or dental clinics Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Motels or hotels Hospitals, sanatoriums, convalescent, nursing, or rest homes 1 Min. RSR' 1.00 1.00 1.00 1.00 1.00 1.00 1.00 See Sections 80.0601 and 80.0602 for formulas. 84.0800 Lot coverage. The combined area occupied by all buildings used for singlefamily detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. mary use in this district will be the rental apartment structure. In addition to permitted residential uses, certain specified non-residential uses which can be properly blended into this district may be permitted. 85.0100 Uses permitted as a matter of right. 85.0101 Single-family detached dwellings 85.0102 Two-family dwellings 85.0103 Town houses-maximum of twelve (12) in any group of attached town houses 85.0104 Multiple-family dwellings 85.0105 Medical or dental clinics 85.0106 Home occupations in conjunction with a dwelling unit subject to the conditions specified in Section 83.0105 85.0107 Homes, centers, or schools for the care, boarding, or teaching of children 85.0108 Rooming houses 85.0109 Fraternity or sorority houses 85.0110 Non-profit educational institutions other than penal or correctional institutions or trade schools 85.0000 R5 Medium density residential district. 85.0111 Non-profit private clubs, lodges, or similar uses This district is designed to provide for a range of residential development from the single-family detached dwelling to mediumdensity multiple-family dwellings. The pri- 85.0112 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g 91 �§ 85.0000 DETROIT. MICHIGAN upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed: 85.0113 Hospitals, sanatoriums, convalescent, nursing, or rest homes 85.0114 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer sub-stations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers 85.0301 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings, or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants, which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to C. Uses similar to the above specified uses 85.0115 Signs, as regulated by Article XIII. 85.0116 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 85.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R5 District 92 I I J �DETROIT ZONING ORDINANCE any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. § 85.0000 of the Department's decision shall be filed with the Board of Zoning Appeals, which shall become final 30 days after the filing thereof unless within that time a protest against such decision is filed with the Board of Zoning Appeals signed by the applicant or by an owner of property within 300 feet of the premises in question. In such event the Board of Zoning Appeals shall approve or disapprove such use. 85.0302 Fire or police stations 85. 0303 Marinas 85.0304 Motels or hotels as regulated by Section 66.0000 85.0400 Lot size requirements. 85.0305 Parking structures Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 85.0306 Trailer courts, not including sales or service, and provided, that a written report 85.0401 ·use Permitted as a Matter of Right Minimum Zoning-Lot Area Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house Medical or dental clinics Multiple-family dwellings Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 93 5,000 sq. 6,000 sq. 7,000 sq. 1,800 sq. 7,000 sq. 7,000 sq. ft. ft. ft. ft. ft. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �DETROIT, MICHIGAN 185.0000 85.0403 Permitted with Approval Uses Minimum Zoning-Lot Width Minimum Zoning-Lot Area 70' 7,000 sq. ft. Motels or hotels Trailer courts, not including sales or service Two (2) acres per trailer court and at least 3,000 sq. ft. per trailer space Court must have at least 100 feet of frontage on a major thoroughfare and each trailer space must be at least 30 feet wide as measured at a point 20 feet from the primary access drive 85.0500 Yards Yard shall requirements. be provided for each use in accordance with the following minimum requirements: 85.0501 Uses Permitted as a Matter of Right Front Yard Side Yards' Rear Yard dwellings; two-family Single-family detached dwellings; detached rectories, parsonages, or 20' 14' combined 4' minimum 30' parish houses Town houses Multiple•family dwellings Medical or dental clinics Homes, centers or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade 20' 20' 20' Formula A Formula A Formula B 30' 30' 30' 20' 20' 20' Formula B Formula A Formula B 30' 30' 30' 20' 20' Formula B Formula B 30' 30' schools Non-profit private clubs, lodges, or similar uses I See Section 80.0603 for formulas- 1 94 ------------ �§ 85.0000 DETROIT ZONING ORDINANCE Front Yard Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Rear Yard Side Yards' 20' Formula B 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 85.0503 Permitted with Approval Uses Front Yard Fire or police stations Marinas Motels or hotels Parking structures Trailer courts 20' 20' 20' 20' 20' Rear Yard Side Yards' 15' each 20' each Formula B Formula B 2 25' each 30' 30' 512 30' 'See Section 80.0603 for formulas. 2 No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 85.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R5 District. Buildings or structures accessory to uses first permitted in the R5 District shall comply with the following minimum requirements: Buildings or Structures Accessory to: Side Yards 50' each Trailer courts 95 Rear Yard 50' �§ 85.0000 DETROIT, MICHIGAN 85.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for i>rincipal and accessory uses shall be as hereinafter specified: 85.0601 Uses Permitted as a Matter of Right Max. Ht. Single-family detached dwellings; two-family dwellings; detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Homes, centers, or schools for the care, boarding, or teaching of children Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Non-profit private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Religious institutions, excepting detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated voca. tional or trade schools Non-profit neighborhood centers Public utility facilities, without service or storage yards Accessory uses to: single-family dwellings; two-family dwellings, detached rectories, parsonages, or parish houses Max.FAR Min. RSR 1 35' 1.50 1.50 1.50 .085 1.50 1.50 1.50 .085 1.50 1.50 1.50 1.50 1.50 1.50 1.50 1.50 One story but not exceeding 15' 85.0603 Permitted with Approval Uses Max. FAR 1 Motels or hotels Parking structures Fire or police stations Min. RSR 1 1.50 1.50 1.50 I See Sections 80.0601 and 80.0602 for formulas. 1 96 �DETROIT ZONING ORDINANCE § 86.0000 85.0800 Lot coverage. 86.0100 Uses permitted as a matter of right. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet, with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 86.0101 Town houses-maximum of twelve (12) in any group of attached town houses 86.0102 Multiple-family dwellings. 86.0103 Medical or dental clinics 86.0104 Home occupations in conjunc ~ion with a dwelling unit subject to the conditions specified in Section 83.0105 86.0105 Rooming houses 86.0106 Fraternity or sorority houses 86.0107 Non-profit educational institutions other than penal or correctional institutions or trade schools 86.0108 Homes, centers, or schools for the care, boarding, or teaching of children 86.0109 Hospitals, sanatoriums, convalescent, nursing, or rest homes 86.0110 Non-profit private clubs, lodges, or similar uses 86.0111 Open parking lots for private passenger vehicles, subject to the provisions of Section 82.0305, paragraphs a through g 86.0000 R6 High density residential district. 86.0112 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats This district is designed as a high-density multiple dwelling district to be used primarily in areas adjacent to the Central Business District, the New Center area, the Cultural Center, the waterfront, certain large city parks, and other areas which have a high concentration of persons and land values. This district will permit a range of living accommodations, from the low-density dwelling up to very high-density dwellings, including institutions and residentially related uses, and will permit certain specified service and convenience-type commercial uses of a character unlikely to develop excessive traffic but which will serve the residents of the immediate area. Single-family detached and two-family dwellings will not be permitted in this district as a matter of right but may be allowed as permitted with approval uses. 97 �§ 86.0000 DETROIT, MICHIGAN b) Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000, or delicatessens, which uses shall have a gross floor area of not over 2,000 square feet each, or restaurants which may include the sale of liquor in connection therewith, also as regulated by Section 66.0000, when such uses are located in motel or hotels as may be approved, or in permitted multiplefamily dwellings. Provided, that said structures shall contain not less than fifty (50) dwelling or rooming units, and further provided, that the only access to any of the above mentioned uses is from the interior of the building and there is no advertising or display of said uses visible from the exterior of the building other than as permitted in Article XIII. 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 86.0113 In order to provide urban amenities in a convenient and orderly manner for residents of medium- and high-density residential areas, certain service and retailing activities as listed below may be permitted in multiple residential structures. These services are intended as a convenience for the residents of the structures in which they are permitted and for other residents within easy and convenient walking distance of these uses. The uses and applicable restrictions are as follows: 86.0114 Signs, as regulated by Article XIII 86.0115 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 86.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted in the R6 District upon approval by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Article VI, Section 65.0000 and to all conditions as hereinafter listed. a) Coffee shops, cleaning or pressing shops, laundry pick-up stations, barber or beauty shops, tobacco or newspaper stands or shops, gift shops, telegraph offices, or similar commercial uses when located in permitted multiplefamily dwellings or in motels or hotels as may be approved; provided, such business is conducted primarily as a service to the occupants of the building and provided there is no entrance to such place of business except from within the building, and provided there is no advertising or display of said uses visible from outside the building other than as permitted in Article XIII. 86.0301 Single or two-family dwellings 86.0302 Fire or police stations 86.0303 Marinas 86.0304 Motels or hotels as regulated by Section 66.0000 86.0305 Parking structures 98 �DETROIT ZONING ORDINANCE § 86.0000 86.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 86.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Group of attached town houses Each town house Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 7,000 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. ft. 70' 18' 70' 70' 70' 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 10,000 sq. ft. 5,000 sq. ft. 70' 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 5,000 sq. ft. 6,000 sq. ft. 70' 50' 55' 86.0403 Permitted with Approval Uses Hotels or motels Single-family detached dwellings Two-family dwellings 86.0500 Yard requirements. yards shall be provided for each use in accordance with the following minimum requirements: 99 �§ 86.0000 DETROIT. MICHIGAN 86.0501 Uses Permitted as a Matter of Right Front Yard Detached rectories, parsonages, or parish houses 20' Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools, for the care, boarding, or teaching of children. Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges or similar uses Religious institutions, excepting detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Side Yards 1 Rear Yard 30' 20' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula B Formula A Formula B 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 20' Formula B 30' 20' 15' each 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' 30' 30' 30' 30' 30' 86.0503 Permitted with Approval Uses Hotels or motels Fire or police stations Parking structures Marinas Single-family detached dwellings; two-family dwellings Front Yard Side Yards' 20' Formula B 20' 15' each 20' Formula B 2 20' 20' each 20' 14' combined 4' minimum Rear Yard 30' 30' 30' See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half its length a building conforming as to use which itself has no yard at the point of abutment. 1 2 86.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R4 District (Section 84.0504) shall apply to similar accessory uses in the R6 District. For structures accessory to marina uses the followin~ minimum requirements shall be observed: a) Front yard-20' l b) Side yards-20' each 100 �§ 86.0000 DETROIT ZONING ORDINANCE 86.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 86.0601 Uses Permitted as a Matter of Right Detached rectories, parsonages, or parish houses Town houses Multiple-family dwellings Medical or dental clinics Rooming houses Fraternity or sorority houses Non-profit educational institutions other than penal or correctional institutions or trade schools Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Non-profit private clubs, lodges, or similar uses Religious institutions, except detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Public utility facilities, without servfoe or storage yards Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers Accessory uses to: Detached rectories, parsonae:es, or parish houses Max. Ht. 35 Max. FAR' 2.00 2.00 2.00 2.00 2.00 Min. RSR 1 .07 .07 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 2.00 One story but not exceeding 15' 86.0603 Permitted with Approval Uses Max. Ht. Single-family detached dwellings; two-family dwellings Hotels or motels Parking structures Fire or police stations Accessory uses to: single or two-family dwellings 1 See Sections 80.0601 and 80.0602 for formula. Sapp. No. 1 101 Max. FAR' 35' 2.00 2.00 2.00 One story but not exceeding 15' Min. RSR 1 �§ 86.0000 DETROIT, MICHIGAN indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department or Board of Zoning Appeals in accordance with the provisions of Article VI, Section 65.0000. 86.0800 Lot coverage. The combined area occupied by all buildings used for single-family detached dwellings, detached rectories, parsonages, or parish houses, and buildings accessory to these uses shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots less than 4,000 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,000 square feet with a maximum coverage in any such case not in excess of forty-five (45) percent. The combined area occupied by all buildings used for two-family dwellings and accessory buildings shall not exceed thirty-five (35) percent of the area of the zoning-lot; provided, that on zoning-lots of less than 4,300 square feet in area, the allowable percentage of lot coverage may be increased by one percent for each one hundred square feet by which the area of the zoning-lot is less than 4,300 square feet, with a maximum coverage in any case not in excess of forty-five (45) percent. 90.0400 Lot size requirements. Where necessary, minimum zoning-lot sizes are specified for uses permitted as a matter of right and permitted with approval in the zoning district regulations in this Article. In addition, the following regulations shall be observed: 90.0401 No use shall be established after the effective date of this Ordinance on a zoning-lot which is smaller in area or width than prescribed hereinafter for such use in the zoning district in which it is to be located, except that this provision may be modified for permitted residential uses in accordance with the provisions of Article VIII, Section 80.0400. 90.0402 Lot width shall be measured at the front line of the zoning-lot excepting for residential uses where lot width shall be measured at a distance of twenty (20) feet from the front zoning-lot line. ARTICLE IX. BUSINESS DISTRICTS 90.0000 General requirements. 90.0500 Yard requirements. 90.0100 Uses permitted as a matter of right. Where specified, yards shall be provided as set forth under each zoning district as hereinafter indicated or as may be required by the Community and Economic Development Department and shall be unobstructed from the ground level or other specified level to the sky, except as permitted in Article IV, Section 45.0800. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. 90.0501 The required depth of front yards for zoning-lots used for residential purposes may be reduced or shall be increased in accordance with the provisions of Article VIII, Section 80.0501. Uses existing on the effective date of this Ordinance and rendered non-conforming by the provisions hereof shall be subject to the regulations of Article V governing such non-conforming uses. 90.0502 Where business uses are situated on through-lots so that the rear of the business structure is opposite the front yard of residential structures, the rear wall of the commercial structure shall be finished with 90.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts 102 I ,J 1 �DETROIT ZONING ORDINANCE § 91.0000 brick or a similar veneer. Parking, service, or other open spaces at the rear of the structure shall be maintained in a neat and orderly condition. adjacent to residential property, again with provision for Community and Economic Development Department adjustment where desirable. 90.0503 Where a dwelling unit is erected, located, or placed above another type of use in a B2 or B4 District, no yards shall be required for the dwelling unit except a rear yard which may begin at the lowest floor occupied for. dwelling purposes. 91.0100 Uses permitted as a matter of right. Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- 90.0600 Building bulk limitations. reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings Building bulk limitations, where utilized, are usually expressed as stated in Article VIII, Section 80.0600. 90.0700 Height requirements. Buildings and structures shall comply with the height limitations as may be specified in each district. B. Community facilities 90.0900 Signs. 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. Public utility facilities, without service or storage yards, including the following: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers Signs shall be classified and permitted in accordance with the provisions of Article XIII. 90.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the provisions set forth in Article IV, Section 47.0000. 91.0000 Bl Restricted business district. The B 1 District is designed to provide an adequately controlled transition in land use from residential to business and commercial uses and is mapped accordingly. Permitted uses are limited to those which are desirable and can be fitted into such a transitional pattern of land use. Front, side, and rear yards are required of all permitted uses, both residential and commercial, subject to possible adjustment by the Community and Economic Development Department in cases where this is desirable to achieve a better blending in the pattern of physical development. To protect adjacent housing, a lot line wall is required of non-residential uses where C. Uses similar to the above specified uses Business or professional offices Banks Homes, centers, or schools for the care, boarding, or teaching of children 103 �§ 91.0000 DETROIT, MICHIGAN and Economic Development Department subject to compliance with the provisions and standards as set forth in Section 65.0000. Hospitals, sanatoriums, convalescent, nursing, or rest homes Institutions of an educational character other than penal or correctional institutions or trade schools Medical or dental clinics Parking lots or parking structures for private passenger vehicles Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses Research laboratories, excepting those utilizing large animals Signs as regulated in Article XIII Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 91.0300 Permitted with approval uses. Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h Town houses Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Single- or two-family dwellings combined in structures with permitted commercial uses Rooming houses Hotels or motels as regulated by Section 66.0000. Fraternity or sorority houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I. 91.0400 Lot size requirements. · Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: The following uses, and uses accessory thereto, shall be permitted by the Community 91.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. Use Group I Homes, centers, or schools for the care, boarding, or teaching of children Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area Minimum Zoning-Lot Width 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 50' 55' 70' 91.0403 Permitted with Approval Uses Single-family detached dwellings Two-family dwellings Group of attached town houses 104 q I ,J ' �DETROIT WNING ORDINANCE § 91.0000 Minimum Zoning-Lot Area Each town house Multiple-family dwellings Rooming houses Hotels or motels Fraternity or sorority houses 1,800 7,000 7,000 7,000 7,000 sq. sq. sq. sq. sq. Minimum Zoning-Lot Width ft. ft. ft. ft. ft. 18' 70' 70' 70' 70' 91.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 91.0501 Uses Permitted as a Matter of Right Front Yard Side Yards' Rear Yard Yard requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0501. 20' Formula A 2 30' 2 Group I All other uses permitted as a matter of right 91.0503 Permitted with Approval Uses Single- or two-family dwellings 20' All other uses permitted with approval 20' Provided, that the Community and Economic Development Department may adjust or waive the requirements of Section 91.0501 and 91.0503 to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that 14' combined 4' minimum Formula A 30' 30' existing structures and uses provide lesser yards or no yards, and upon making a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. See Section 80.0603 for formulas. No rear yard required for parking lots. Parking structures shall provide side and rear yards of five feet with permitted exceptions as indicated in Section 85.0503. 1 2 105 �§ 91.0000 DETROIT, MICHIGAN adjacent to the wall or fence is used for parking purposes, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. No fence or wall shall be required on that portion of the zoning-lot line where there is a building serving the same purpose. 91.0600 Building bulk limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 91.0603 Permitted with Approval Uses Maximum FAR' Multiple-family dwellings 1.00 See Section 80.0601 for formulas. 1 91.0802 Vehicular access to the premises shall be permitted only by way of the front or side of the zoning-lot, except for vehicles servicing the premises. 91.0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The Community and Economic Development Department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: 92.0000 B2 Local business and residential district. The B2 Local Business and Residential District provides for the day-to-day consumer goods and services required to serve a small residential area. High traffic generating and traffic oriented uses are restricted because of their obvious undesirable influence on adjacent residential areas. a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; 92.0100 Uses permitted as a matter of right. 92.0105 Banks, except those having drivein facilities Business or professional offices c) That existing structures and uses will not be adversely affected by such height increase. 92.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 91.0800 Site regulations. All non-residential uses hereafter established in a Bl District shall comply with the following regulations; provided, that the Community and Economic Development Department may adjust these requirements upon making a finding that no adjacent or abutting properties will be adversely affected by such adjustment. 92.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning. 91.0801 There shall be provided an opaque fence or wall of wood or masonry construction not less than four nor more than six feet in height along all lot lines abutting or adjacent to r.~ sidentially zoned or developed property; provided, that if the Bl zoned property 92.0130 Greenhouses or nurseries with stock for retail sales, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers. 106 �DETROIT ZONING ORDINANCE 192.0000 c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 92.0135 Homes, centers, or schools, for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes 92.0140 Institutions, of an educational character other than penal or correctional institutions or trade schools B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service of storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants. d) Telephone exchange buildings 6. Non-profit neighborhood centers 92.0155 Medical or dental clinics 92.0160 Newspaper distribution stations 92.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel truck, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted this Zoning District Parking structures Personal Service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Private clubs, lodges, or similar uses C. Uses similar to the above specified uses 92.0173 Radio, television, or household appliance repair shops Research laboratories, excepting those utilizing large animals 92.0197 Uses similar to the above specified uses 92.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 92.0180 Signs as regulated in Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77) 92.0191 Use Group I, which shall be limited to the following uses: 92.0300 Permitted with approval uses. A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or, upon appeal, by the Board of Zoning Ap- Supp.No.4 107 �nETROrr. MICHIGAN t 92.0000 peals and subject to compliance with provisions' and standards as set forth in Article VI, Section 65.0000. 92. 0302 Arcades, when located a minimum distance of five hundred (500) feet from the nearest point of an elementary, junior high, or senior high school site, and five hundred (500) feet from a residentially zoned district. The prohibition relating to distance from residentially zoned districts shall be waived upon presentation to the community and economic development department a t'petition to establish an arcade" , signed by at least fifty-one (51) per cent of the persons residing, owning property or doing business within a radius of five hundred (500) feet of the proposed location or any part thereof, indicating their approval of the proposed use, such petition having first been duly verified by a department designated by the mayor for the authenticity of signatures and support 92.0355 Mortuary 92.0359 Multiple-family dwellings, containing non-residential uses as specified in Article VIII, Section 86.0113 92.0365 Offices or shops for plumbing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provided that the size of the building shall be limited to a maximum floor area of 6,000 square feet. All truck parking shall be screened from view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 92.0370 Photo engraving. The building size shall not exceed 4,000 sq. ft. Police or fire stations or other public buildings or uses not enumerated in Use Group I Printing or engraving. The building size shall not exceed 6,000 sq. ft. 92.0305 Banks having drive-in facilities Blueprinting shops, the building size shall not exceed 4,000 sq. ft 92.0375 Radio or television stations Rooming houses 92.031 0 Confection manufacturing and bakeries which shall include retail sales. The building size shall not exceed 6,000 sq. ft 92.0379A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to the following requirements except as may be adjusted by the Community and Economic Development Department 92.0315 Dental, surgical or optical goods manufacturing. The building size shall not exceed 4,000 sq. ft 92.0325 Fraternity or Sorority houses 92.0335 Handcraft jewelry manufacturing. The building size shall not exceed 4,000 sq. ft. Hotels or motels as regulated by Section 66.0000 a) Freeway-type metal bumper guards, eighteen (18) inches in height shall be installed and properly maintained along the entire length of the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property, except 92.0340 Indoor commercial recreation, excluding poolhalls, public dance halls, taxi dance halls and arcades 92.0350 Lithographing. The building size shall not exceed 4,000 sq. ft. Supp.No.4 108 - - - ~=;;;;;;;;;;;__;;iiiiiii.ii.iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii '1 �DETROIT ZONING ORDINANCE where the restaurant building is located on this line, or except across necessary points of ingress and egress where the parking spaces to serve an existing building are accessible only via crossing this property line. b) Concrete curbing, six (6) inches in height shall be properly placed and maintained along or parallel to the outside edges of parking areas or driveways, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed of opaque masonry materials a minimum of four (4) feet and a maximum of Supp.No. 4 108.1 § 92.0000 �II -J DETROIT ZONING ORDINANCE six (6) feet in height and shall be provided with opaque gates of the same height. compliance with this prohibition, the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. Such signs shall be posted within the building near the checkout counter of the restaurant and also within the parking area so as to be clearly visible from all vehicles on the premises. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. j) e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92.0379B Restaurants, carry-out, when located on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. f) All lighting located on the premises shall be shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. a) Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the parking area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of three (3) parking spaces shall be provided for the first one thousand (1000) square feet of gross floor area of the restaurant building, plus one (1) additional parking space for each one hundred (100) square feet in excess of the first one thousand square feet. i) § 92.0000 b) Concrete curbing six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over the public right-of-way and to prevent vehicular encroachment onto or over Food consumption upon the premises outside the restaurant building shall be prohibited, and, where deemed advisable by the enforcing official to assure 109 �§ 92.0000 DETROIT, MICHIGAN prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant, and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the ·s ame height as and of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of par king lots. j) e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) 92.0379C Restaurants, fast-food, when lo- cated on a street designated on the Master Plan of Trafficways as a major or secondary thoroughfare, subject to the following requirements except as may be adjusted by the Community and Economic Development Department. a) Unpierced opaque masonry walls, a minimum of four (4) feet in height and a maximum of six (6) feet in height, shall be constructed and properly maintained along the rear or side property lines where adjoining or across a street or alley from residentially zoned or developed property; provided, that in all instances where a wall is required or installed, said wall shall be protected from possible damage inflicted by vehicles using the par king area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. b) Concrete curbing, six (6) inches in height, shall be properly placed and maintained along or parallel to all property lines, except where bumper guards are required and except across approved driveways, so as to prevent vehicular encroachment onto or over h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. Food consumption upon the premises outside the restaurant building shall be 110 "II -I I I I �DETROrI' ZONING ORDINANCE the public right-of-way and to prevent vehicular encroachment onto or over the adjoining property, or vehicular damage to the adjoining buildings. c) All outside trash receptacles shall be located within an enclosure constructed the same height as and of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. d) Points of vehicular ingress and egress (except as provided for in a) above) shall be limited to the adjacent thoroughfare having business-zoned frontage only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways and for layout of parking lots. e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with . lawn or other horticultural materials, maintained in neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) All lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. Supp. No. 4 111 I 12.0000 i) Food consumption upon the premises outside the restaurant building shall be prohibited and the premises shall be properly posted with signs stating that the consumption of foods, frozen desserts, or beverages within vehicles parked upon the premises is unlawful and that violators are subject to fines as prescribed by law. A minimum of two (2) such signs shall be posted within the building near the checkout counter of the restaurant and a minimum of four (4) such signs shall be posted within the parking area so as to be clearly visible from all vehicles on the premises. j) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high, or senior high school site. 92.0380 Single- or two-family dwellings combined in structures with permitted commercial uses Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b through h 92.0385 Town Houses 92. 0395 Veterinary clinic for small animals but excluding outdoor kennels Wholesaling, warehousing, storage or transfer buildings; but excluding steel warehousing, excluding storage of bulk petroleum or related products and excluding garbage or rubbish. All materials must be completely enclosed within a building with walls on all sides. Size of the building shall be limited to a maximum floor area of 10,000 square feet. Loading and unloading operations shall be entirely contained on the site. All truck parking shall be screened so as not to be viewed from residentially zoned �f 92.0000 DETROIT, MICHIGAN (Ord. No. 807-G, § 1, 3-6-73; Ord. No. 862-G, § 1, 11-20-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H, § 1, 12-14-77; Ord. No. property. All lighting shall be directed so as not to shine upon residentially zoned property 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 92.0397 Uses similar to the above specified uses 92.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified or as required by the Community and Economic Development Department, for the indicated uses: 92.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. 92.0401 Uses Permitted as Matter of Right Homes, centers or schools for the care, boarding, or teaching of children Institutions of an educational character other than penal or correctional institutions or trade schools Private clubs, lodges, or similar uses Use Group I Minimum Zoning-Lot Area Minimum Zoning-Lot Width 7,000 sq. ft. 70' 7,000 sq. ft. 70' 7,000 sq. ft. 70' As specified in the R5 District, Section 85.0401 Adequate for off-street parking, loading, and other site requirements All other uses permitted as a matter of right 92.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses Single-family detached dwellings Two-family dwellings Group of attached town houses Each town house 7,000 7,000 7,000 7,000 5,000 6,000 7,000 1,800 92.0500 Yard requirements. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. Minimum Zoning-Lot Width 70' 70' 70' 70' 50' 55' 70' 18' "II a I Yards shall be provided for each use in accordance with the following minimum requirements: I Supp.No.4 112 I I �DETROIT ZONING ORDINANCE § 92.0000 92.0501 Uses Permitted as Matter of Right Front Yard Homes, centers or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Use Group I 20' Side Yards' Formula A Rear Yard 30' 20' Formula A 30' As specified in the R5 District, Section 85.0501 Institutions of an educational character other than penal or correctional institutions or trade schools 20' Formula A 30' 92.0503 Permitted with Approval Uses Front Yard Fraternity or sorority houses Hotels or motels Multiple-family dwellings Rooming houses Single- or two-family dwellings 20' 20' 20' 20' 20' Town houses 20' Formula A Formula A Formula A Formula A 14' combined 4' minimum Formula A Rear Yard 30' 30' 30' 30' 30' 30' uses provide lesser yards or no yards, and upon making a finding that the structure or use under consideration is such that adjusting or waiving the yard requirements will not be detrimental to its occupancy or use. Provided, that the Community and Economic Development Department may adjust or waive these requirements to facilitate a better blending of new construction or alteration with existing structures and uses, upon making a finding that existing structures and 1 Side Yards 1 See Section 80.0603 for formulas. (Ord. No. 228-H, § 1, 12-14-77) Supp. No. 2 113 �DETROIT, MICHIGAN § 92.0000 92.0600 Building bulk limitations. 93.0100 Uses permitted as a matter of right: Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 93.0105 Banks, except those having drivein facilities Business or professional offices 92.0601 Uses permitted as a matter of right 93.0115 Dry cleaning and laundry establishments which shall include a retail service and which employ a maximum of 10 persons. The building size shall not exceed 4,000 sq. ft. 92.0603 Permitted with Approval Uses Maximum FAR' 1.50 Multiple-family dwellings 93.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 93.0155 Medical or dental clinics 93.0160 Newspaper distribution stations 93.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pick up trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Uses of a similar nature Private clubs or lodges 93.0175 Radio, television, or household appliance repair shops. Signs, as regulated by Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise See Section 80.0601 for formulas. 1 (Ord. No. 228-H, § 1, 12-14-77) 92.0700 Height limitations. The maximum height for each principal use shall not exceed thirty-five (35) feet. The Community and Economic Development Department may allow a greater height to facilitate a better blending of new construction or alteration with existing structures or uses, provided all of the following findings are made: a) That existing structures exceed thirtyfive (35) feet in height; b) That it is useful and desirable for the structure in question to be erected to a height greater than thirty-five (35) feet, and; c) That existing structures and uses will not be adversely affected by such height increase. 93.0000 B3 Shopping district. The B3 Shopping district provides for a range of convenience and comparison shopping goods stores, generally grouped into neighborhood and community shopping centers, depending on the size of the area so mapped. Uses permitted are inclusive enough to allow for the provisions of a broad range of goods and services for the consumer, and to allow for as much freedom and healthy competion in the commercial real estate market and commercial activities as is consonant with other community values. Supp. No. 2 I I 114 1 ~ - = = =~ iiiiaiiiiiiii_ _ _ _ _ _ _ _ _iiiiiMii_ _ __ �DETROIT ZONING ORDINANCE IJ a) 93.0185 Theaters, excluding drive-in theaters 93.0197 Uses similar to the above specified uses 93.0198 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 228-H~ § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80) § 93.0000 Minimum lot size and frontage: There shall be a minimum zoning-lot area of 12,000 square feet. There shall be a minimum lot frontage of 120 feet. A maximum of two service bays and two pump islands may be erected and used on such minimum zoning-lot. One service bay or one pump island may be added for each 2,000 square feet of zoning-lot area in excess of the above minimum requirements. b) Building setback: Any building or structure, excepting gasoline pumps and pump islands, attached or detached canopies, compressed air connections, and similar equipment shall be set back a minimum of forty (40) feet from all street right-of-way lines, and a minimum of ten feet from all property lines abutting any property zoned in a residential district classification. 93.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or the Board of Zoning Appeals if specified, and subject to compliance with provisions and standards set forth in Section 65.0000 and to all conditions hereinafter listed. 93. 0302 Arcades, subject to compliance with all c) Curbing: A raised curb at least six inches in height shall be erected adjacent to all landscaped areas required in paragraph d) hereinafter, and also along all street property lines except for approved driveway openings. of the requirements of Section 92.0302 93.0305 Banks having drive-in facilities Business colleges or other commercially operated vocational or trade schools 93.0320 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 d) Paving: The entire service area shall be paved with a permanent surface of concrete or asphaltic cement and shall be drained so as to dispose of all surface water. Any unpaved areas of the site shall be landscaped, maintained in a neat and orderly fashion, and separated from the paved area by a raised curb or equivalent barrier. 93.0330 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers e) Equipment Setback: Gasoline pumps and pump islands, compressed air connections, and similar equipment shall be set back a minimum of fifteen (15) feet from any street right-of-way line. 93.0335 Hotels or motels, as regulated by Section 66.0000 93.0356 Motor vehicle filling and service stations, subject to the following regulations except where modifie_d by the Community and Economic Development Department and subject to the requirements of Section 42.0600: O Equipment enclosure: Hydraulic hoists, pits, Supp.No.4 115 and all lubrication, greasing, �§ 93.0000 DETROIT, MICHIGAN automobile washing, or repairing equipment shall be entirely enclosed within a building. Any such building or portion of a building, which faces, abuts, or is adjacent to residentially zoned property shall consist of a solid blank wall with no openings other than those required by applicable building codes. g) Fencing: An opaque fence or wall of wood or masonry construction not less than four feet in height nor more than six feet in height shall be constructed and maintained in a neat and orderly appearance along all property lines abutting or across a street or alley from any property zoned in a residential district classification, except that no fence or wall shall be required where adjacent to the front yard of a building existing on the adjacent residentially zoned property. Where the adjacent residentially zoned property is vacant, or where the subject property is opposite or abutting a rear or side yard of an existing structure situated on residentially zoned property, the fence or wall may begin at a point twenty feet from the street right-of-way line. Provided, that if the paving extends to such a wall or fence it shall be protected by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. And further provided, that no fence or wall shall be required when the subject property is across a street from the side or rear yard of an existing structure on residentially zoned property. h) Parking: Off-street parking shall be provided in accordance with the provisions of Section 47.0100. i) Lighting: Lighting shall be screened to prevent all direct light rays from falling upon any property zc.1ed in a residential district classification. Supp.No.4 116 j) Signs: Signs on the premises shall be arranged so that they do not obstruct visibility of drivers or pedestrians, and shall be in accordance with the provisions of Article XIII. 93.0365 Offices or shops for plumbing, electrical, heating or air-conditioning and similar uses, providing all material is stored within an enclosed building with walls on all sides, and provided that the size of the building shall be limited to a maximum floor area of six thousand (6,000) square feet. All truck parking shall be screened for view from residentially zoned property. All lighting shall be directed so as not to shine upon residentially zoned property 93.0370 Police or fire stations or other public buildings or uses not enumerated in Use Group I Pool or billiard halls, as regulated by Section 66.0000 Public dance halls 93. 0379A Restaurants, standard which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve table-seated dining patrons subject to Section 66.0000 and subject to compliance with all of the provisions of Section 92.0379A except as may be adjusted by the community and economic development department. 93.0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the community and economic development department. 93. 0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the community and economic development department. 93. 0380 Salesroom or sales lots for new/used motor vehicles and accessory service facilities ~hoeshine parlors, as regulated by Section 66.0000 ' I I J �DETROIT ZONING ORDINANCE 93.0400 Lot size requirements. 93. 0391 Use Group I, which shall be limited to the following uses: Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: A. Open uses -If § 93.0000 93.0401 Uses permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide for off-street parking, loading, and ot!ier site requirements as may be required by this or other applicable ordinances and statutes. 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 93.0403 Permitted with Approval Uses Minimum Zoning-Lot Area B. Community facilities: Use Group I 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers Hotels or motels Motor vehicle filling and service stations Minimum Zoning-Lot Width Lot size requirements for uses in Use Group I shall be as set forth in Article VIII, Section 85.0401. 7,000 sq. ft. 70' 12,000 sq. ft. 120' (Ord. No. 228-H, § 1, 12-14-77) 93.0500 Yard requirements. Yards shall be provided for each use in accordance with the following requirements or as required by the Community and Economic Development Department. 93.0501 Uses Permitted as a Matter of Right. No minimum requirements. 93.0503 Permitted with Approval Uses. Yards shall be approved by the Community and Economic Development Department to insure a satisfactory blending of the proposed structure or use with existing structures or uses. (Ord. No. 228-H, § 1, 12-14-77) C. Uses similar to the above specified uses 93.0700 Height limitations. 93. 0397 Uses similar to the above specified use .The maximum height for each principal use shall not exceed thirty-five (35) feet; Provided, 93. 0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Community and Economic Development Department (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. NO. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) Supp.No.4 117 �I 93.0000 DETROIT, MICHIGAN uses permitted as a matter of right are permitted with approval. (Ord. No. 228-H, § 1, 12-14-77) may permit a greater height, provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. 94.0100 Uses permitted as a matter of right: b) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more from all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 94.0115 Dry cleaning or laundry establishments employing a maximum of twenty-five (25) persons on site 94.0101 Armories Assembly halls 94.0105 Banks, except those having drivein facilities Blueprinting shops Business or professional offices Business colleges or commercial trade schools 94.0120 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning 94.0125 Food catering establishments c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than an Rl, R2, or R3 District, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. 94.0130 Greenhouses or nurseries with stock for retail sale, which uses may contain outdoor display and sale of merchandise if all soil materials are enclosed or in containers 94.0135 Heating plants with underground or indoor fuel storage Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 228-H, § 1, 12-14-77) 94.0140 Indoor commercial recreation, other than pool or billiard halls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 94.0000 B4 General business district. The B4 General Business District provides for business and commercial uses of a thoroughfare oriented nature. In addition to these uses, other businesses which may benefit by drawing part of their clientele from passing traffic are permitted. Additional uses which may be successfully blended with those 94.0155 Marinas Medical or dental clinics Mortuaries 94.0160 Newspaper distributing stations Supp.No.4 118 I I I �DETROIT ZONING ORDINANCE 94.0163 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides Open air display for rental or sale of householder's pneumatic tired two- and four-wheeled utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half (3 ½) cubic feet and capable of being towed by a passenger automobile, and wheelbarrows. The area to be so used shall have an area of not less than 6,000 square feet, shall be used exclusively for the foregoing purposes, and shall be maintained with a stable surface that will not retain water and treated so as to prevent the raising of dust or loose particles. Such surfacing may be constructed of crushed stone, slag, gravel, cinders, or any type of permanent surfacing drained away from all adjacent lots and streets. The owner or operator of an area so used shall erect and maintain on such area a permanent type building at least 400 square feet in area for the purpose of servicing such equipment. He shall also erect and maintain a barrier type fence not less than eighteen (18) inches in height on the boundaries on the area with only such openings as may be necessary for ingress and egress. Open air sale or rental of trailer coaches or boats I 94.0000 trucks and truck tractors except panel trucks, pickup trucks, school buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District. Parking structures Personal service establishments; Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses not enumerated in Use Group I Private clubs or lodges 94.0175 Radio or television stations Radio, television, or household appliance repair shops Research or testing laboratories excepting those utilizing large animals 94.0179A Restaurants, standard, which may include the sale of beer or intoxicating liquor for consumption on the premises via a service bar only, and when the primary use of the license is to serve tableseated dining patrons subject to Section 66.0000 and subject to the requirements of Section 92.0379A, except as may be adjusted by the Community and Economic Development Department. 94.0180 Salesroom or sales lots for new or used motor vehicle and accessory service facilities provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. 94.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all Supp.No.4 119 �I H.0000 DETROIT, MICHIGAN Signs, as regulated by Article XIII Storage of new or used motor vehicles-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor areas shall be either landscaped or hard surfaced. Stores of a generally recognized retail nature whose primary business is the sale of new merchandise c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers C. Uses similar to the above specified uses 94.0195 Vending machine commissaries Veterinary clinics for small animals 94.0197 Uses similar to the above specified uses 94.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80) 94.0191 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf Courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 94.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department or, upon appeal, by the Board of Zoning Appeals, and subject to compliance with provisions and standards as set forth in Article VI, Section 65.0000. B. Community facilities 94.0301 Adult Book Stores as regulated by Section 66.0000 Adult Motion Picture Theaters as regulated by Section 66.0000 Adult Mini Motion Picture Theaters as regulated by Section 66.0000 94. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 1. Religious uses as follows: 2. 3. 4. 5. I I I a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convent, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards a) Electric transformer substations b) Gas regulator stations 94.0305 Banks having drive-in facilities 94.0310 Cabaret, Group "D", as regulated by Section 66.0000 Confection manufacture 94.0315 Dental products, surgical, or optical goods manufacture 94.0320 Establishments for the sale of beer or intoxicating liquor for con- Supp.No.4 120 I I I I I I I I I I I I I I �' 'II DETROIT ZONING ORDINANCE sumption on the premises, as regulated by Section 66.0000 94.0325 Fraternity or Sorority houses 94.0330 Go-cart II - tracks, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. a) Parking areas shall be surfaced with gravel, slag, or other comparable material and treated so as to prevent the raising of dust. b) Ingress, or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. § 94.0000 h) All light standards, poles, or other appurtenances shall be effectively padded or screened so as to prevent injury to drivers of the vehicles; baled hay or other suitable shock absorbing material shall be placed around all turns or curves in the track. i) All vehicles shall be provided with mufflers to eliminate objectionable noise. The Community and Economic Development Department may require a change in mufflers to reduce exhaust noises if, in its opinion, such noise becomes a nuisance. j) Permitted hours of operation shall be 10:00 A.M. to 10:00 P.M. Monday through Saturday, and 12:00 noon to 10:00 P.M. on Sunday. 94.0345 Jewelry manufacture 94.0350 Lithographing d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 94.0355 Miniature golf courses, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. a) Parking areas shall be surfaced with gravel, slag, or other comparable material an_d treated so as to prevent the raising of dust. b) Ingress or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded and focused away from all dwellings. d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of f) No part of the driving track shall be within 300 feet of property zoned in a residential district classification. g) Any track surface or other area to be used for the operation of a go-cart shall be of an asphaltic or concrete material. 121 �§ 94.0000 DETROIT, MICHIGAN consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted and provided further, that all open storage of vehicles awa.i ting repairs or service be enclosed by an opaque wall or fence of masonry or wood construction six feet in height and maintained in a neat and orderly fashion at all times. Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing-provided that six-foot high opaque walls or fences shall be erected where adjacent to residential zoning; provided that all lighting shall be directed so as not to shine upon residentially zoned property; and provided that all outdoor area shall be either landscaped or hard surfaced. Motor vehicle washing or steam cleaning, except where there are facilities for the washing or cleaning of two or more vehicles simultaneously, or where facilities are provided for coin-operated or self-service washing of motor vehicles. the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. f) Loudspeakers or public address systems may be used only for control purposes, shall play no music, and shall be removed if, in the opinion of the Community and Economic Development Department, such operation constitutes a nuisance. g) No part of the playing surface of a miniature golf course shall be located within fifty (50) feet of any property zoned in a residential district classification. h) Permitted hours of operation shall be 8:00 A.M. to 10:30 P.M. Monday through Saturday, and 12:00 noon to 10:30 P.M. Sunday. Motels or hotels, as regulated by Section 66.0000 Motorcycles, motor scooters or bicycles with motor attached; retail sales, rental or service subject to provisions of Ordinance 192-G 94.0358 Motor vehicle laundries or wash- racks where facilities are provided for the washing or cleaning of two or more motor vehicles simultaneously or where facilities are provided for coin-operated or self-service washing of motor vehicles subject to the following conditions: 94.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0500 and 93.0356. 94.0357 Motor vehicle body or fender bumping and painting shops and major motor repairing provided that all operations are conducted entirely within a building, and further provided that any wall facing, abutting, or adjacent to residentially zoned property shall a) A hard surfaced driveway of one or more lanes shall be constructed on the zoning-lot in such manner as to provide for a continuous movement of vehicles into the wash-rack. b) The driveway so provided shall be not less than ten feet wide for a single lane 122 I I I I �I DETROIT ZONING ORDINANCE and not less than ten additional feet in width for each additional lane. § 94.0000 purpose of a wall. Provided, that in all instances where a wall is required or a building serving the purpose of a wall exists, said wall or building shall be protected from possible damage inflicted by vehicles operating adjacent thereto, by means of pre-cast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or building, or by other suitable barriers. c) Where only a single lane is provided it shall be used for no other purpose than to provide access to the wash-rack. All lanes provided shall be suitable protected from incursions by other traffic. d) The total length of the required lane or lanes so provided shall be determined by the overall length of the wash line measured from the point that washing or cleaning begins to the end of the washing or drying operation. In any development where the washing operation moves in other than a straight line, the length of the building or wash line for purposes of this section shall be the distance measured along the centerline of the conveyor or wash line. The greater of the above measurements shall be used in the determination of the length of the required lane or lanes. The overall length of the required lane or lanes, as measured along the centerline, shall be determined in accordance with the following formula: Where the building or total length of all wash lines is eighty (80) feet or less in overall length, the total required lane or lanes exclusive of the wash line shall be not less than 200 feet in length. Where the building or total length of all wash lines exceed eighty (80) feet in length, the length of the required lane or lanes exclusive of the wash line shall be increased twenty (20) feet for each ten feet or fraction thereof by which the building or wash lines exceed -e ighty (80) feet in overall length. f) A barrier, a minimum of eighteen (18) inches in height, shall be constructed and maintained on all lot lines except where openings are needed to provide for permanent means of access and except where the above required masonry wall is constructed on the lot line. g) The lot to be built upon shall be located on a street designated on the master plan of trafficways as a major or secondary throughfare and all means of vehicular ingress and egress shall be located on a major or secondary thoroughfare. h) The operating equipment shall be located or baffled so as to prevent a noise nuisance to nearby properties. i) The Community and Economic Development Department, upon application by the owner of the wash-rack, may modify the above requirements where, in unusual circumstances, undue hardship would be suffered or no good purpose served by compliance with such requirements. 94.0350 Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. e) An unpierced masonry wall six feet in height shall be constructed on all sides of the premises that are contiguous to or across a street or alley from property zoned in a residential district classification; provided, that no wall shall be required on that portion of the lot line where there is a building serving the 94.0370 Pawnshops, as regulated by Section 66.0000 Photoengraving Pool or billiards halls, as regulated by Section 66.0000 Supp. No. 2 123 �§ 94.0000 DETROIT, MICHIGAN Printing or engraving shops Public dance halls Public lodging houses, as regulated by Section 66.0000 g) No rebound tumbling apparatus or part thereof shall be located within one hundred feet of any property zoned in a residential district classification. 94.0375 Rebound tumbling centers, subject to the following requirements, except as may be adjusted by the Community and Economic Development Department. h) Permitted hours of operation shall be 8:00 A.M. to 10:30 P.M. Monday through Saturday, and 12:00 noon to 10:30 P.M. Sunday. Residential uses combined in structures with permitted commercial or other uses Rooming houses a) Parking areas shall be surfaced with gravel, slag, or other comparable material and treated so as to prevent the raising of dust. 94.0379B Restaurants, carry-out, subject to compliance with all of the provisions of Section 92.0379B except as may be adjusted by the Community and Economic Development Department. b) Ingress or egress shall be only from the principal street side of the property as may be determined by the Community and Economic Development Department. c) If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. 94.0379C Restaurants, fast-food, subject to compliance with all of the provisions of Section 92.0379C except as may be adjusted by the Community and Economic Development Department. d) An opaque fence or wall of wood or masonry construction, six feet in height, shall be constructed between the approved site and any adjacent property zoned in a residential district classification. If such fence is of wood construction, the design and type of fence shall be subject to the approval of the Community and Economic Development Department. 94.0379D Restaurants, drive-in, when located on a street designated on the Master Plan of Trafficways as a major thoroughfare subject to the following requirements except as may be adjusted by the Community and Economic Development Department. e) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking area by means of pre-cast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. a) Unpierced masonry walls six (6) feet in height shall be constructed and properly maintained on all sides of the premises so used, except across approved points of vehicular and pedestrian access; provided that wire mesh fencing six (6) feet in height, not exceeding two inch mesh and made of number nine or heavier wire, may be used in lieu of the required masonry wall on those lot lines not adjacent to a street or alley but contiguous to property zoned in a business or industrial district classification; and further provided that no wall or fence shall be O Loudspeakers or public address systems may be used only for control purposes, shall play no music, and shall be removed if, in the opinion of the Community and Economic Development Department, such operation constitutes a nuisance. Supp. No. 2 124 Ill II II II 'I I I I I I ~ - =~~iiiiiiiiiiiiii~iiiiiiiiiiiiiiiii_ _ _ _ _ _ __ �DETROIT ZONING ORDINANCE required on that portion of a lot line where there is a building or structure serving the purpose of a wall; and further provided that on the side of the property abutting the access street, the above described wall may be reduced to a height of two feet six inches (2'6"). g) Exhaust and filtration systems from food preparation areas shall be installed after review by the Air Pollution Control Division, Wayne County Department of Health, to assure compliance with appropriate regulations. h) A minimum of one (1) parking space shall be provided on site for each one hundred (100) square feet of gross floor area of the restaurant building. b) In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the par king area by means of properly installed and maintained freeway-type metal bumper guards, eighteen (18) inches in height. i) A minimum distance of five hundred (500) feet shall exist between the subject site and the nearest point of an elementary, junior high or senior high school site. c) All outside trash receptacles (except those intended for use by the customer) shall be located within a six (6) foot high enclosure constructed of the same opaque masonry materials as the aboverequired opaque masonry walls and shall be provided with opaque gates of the same height. 94.0380 Secondhand stores, as regulated by Section 66.0000 Shoeshine parlors, as regulated by Section 66.0000 Single- or two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraph b through h Special small tool, die, and gauge manufacturing employing not more than 15 persons in manufacturing operations d) Points of vehicular and pedestrian ingress and egress shall be limited to the adjacent major and/or secondary thoroughfares only, and site plans shall be reviewed by the Department of Transportation for location and design of curb cuts and driveways. 94.0385 Taxi dance halls, as regulated by Section 66.0000 Theaters, excluding drive-in theaters Toiletries or cosmetics goods manufacture Town houses e) The entire parking area shall be paved with a permanent surface of concrete or asphaltic cement and shall be graded and drained in accordance with the City Plumbing Code. Any unpaved area of the site shall be landscaped with lawn or other horticultural materials, maintained in a neat and orderly fashion at all times, and separated from the paved parking or driveway area by a raised curb or other equivalent barrier. f) § 94.0000 94.0395 Wearing apparel manufacture Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products, or garbage or rubbish. All materials must be completely enclosed within a building Any lighting located on the premises shall be properly shaded and screened so as to be directed away from all adjoining residentially zoned or developed property. 94.0397 Uses similar to the above specified uses Supp. No.4 12fi �DETROIT, MICHIGAN f 94.0000 94.0398 Uses accessory to any of the above uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 726-G, § 1, 9-5-72; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 228-H, § 1, 12-14-77; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 94.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 94.0401 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. Minimum Zoning-Lot Area Use Group I Homes, centers, or schools for the care, boarding, or · teaching of children Fraternity or sorority houses Motels or hotels Motor vehicle filling and service stations Multiple-family dwellings Rooming houses Group of attached town houses Each town house Lot size requirements shall be as specified in Article VIII, Section 85.0401. Minimum Zoning-Lot Area 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 7,000 sq. ft. 70' 70' 12,000 sq. ft. 120' 7,000 sq. ft. 7,000 sq. ft. 70' 70' 7,000 sq. ft. 70' 1,800 sq. ft. 18' (Ord. No. 228-H, § 1, 12-14-77) 94.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements, or as may be required by the Community and Economic Development Department. Front Yard Use Group I 7,000 sq. ft. Minimum Zoning-Lot Width 94.0501 Uses Permitted as a Matter of Right. For other than those uses listed below, there shall be no yard requirements excepting as may be provided elsewhere in this or other applicable ordinances or statutes. Minimum Zoning-Lot Width 70' 94.0403 Permitted with Approval Uses. For other than those uses listed below, there shall be no minimum requirements, excepting that lot sizes shall be adequate to provide offstreet parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes, or as may be required by the Community and Economic Development Department. Single-family dwellings Two-family dwellings Minimum Zoning-Lot Area Minimum Zoning-Lot Width 50' 55' Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Side Y ards 1 Rear Yard Yard requirements shall be as specified in Article VIII, Section 83.0501. 20' Formula A 30' 20' Formula A 30' 94.0503 Permitted with Approval Uses. For other than uses listed below, there shall be no yard requirements excepting as may be provided elsewhere in this or other applicable ordinances or statutes, or as may be required by the Community and Economic Development Department. •I I I I ~ I Supp.No.4 126 �§ 95.0000 DETROIT ZONING ORDINANCE Front Yard Single-family dwellings 20' Two-family dwellings 20' Fraternity or sorority houses Motels or hotels Multiple-family dwellings Rooming houses Town houses 20' 20' 20' 20' 20' Side Yards 1 Rear Yard 14' combined 4' minimum 14' combined 4' minimum Formula A Formula A Formula A Formula A Formula A 30' 30' 30' 30' 30' 30' 30' (Ord. No. 228-H, § 1, 12-14-77) See Section 80.0603 for formulas. 1 width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more than all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 94.0600 Building bulk limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: 94.0603 Permitted with Approval Uses Maximum FAR 1 Multiple-family dwellings 1 2.00 See Section 80.0601 for formulas. c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. (Ord. No. 228-H, § 1, 12-14-77) 94.0700 Height limitations . The maximum height for each principal use, other than multiple dwellings, shall not exceed thirtyfive (35) feet; Provided, a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Community and Economic Development Department may permit a greater height, provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. b) If the zoning-lot fronts on a street which is eighty (80) feet or more in (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 228-H, § 1, 12-14-77) 95.0000 B5 Major business district. This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be Supp. No. 2 127 �§ 95.0000 DETROIT, MICHIGAN when located on property fronting on the following parks, streets or public areas, or on the following described street frontages: successfully utilized in other regionally oriented shopping and office areas. 95.0100 Uses permitted as a matter of right: 95.0101 Assembly halls a) Grand Circus Park 95.0105 Banks Blueprinting shops Business colleges or commercial trade schools Business or professional offices b) Capitol Park c) Times Square Park d) Kennedy Square e) Harmonie Park 95.0115 Dry cleaning or laundry establishments employing a maximum of 25 persons on the site. f) Downtown Branch-Public Library g) Both sides of Washington Boulevard between Michigan Avenue and Park Avenue 95.0120 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines for family washing or dry cleaning h) Both sides of Madison Avenue between Randolph and Witherell i) North side of Cadillac Square between Monroe and Randolph j) 95.0125 Food catering establishments South side of W. Grand Boulevard between Third and Cass. k) North side of W. Grand Boulevard between Third and the alley first west of Woodward 95.0130 Governmental Service Agency 95.0135 Heating plants with underground or indoor fuel storage Hospitals, sanatoriums, convalescent, nursing, or rest homes Hotels or motels, as regulated by Section 66.0000 1) I South side of the Fisher Freeway between Second and point 200 feet east of Woodward 95.0160 Newspaper distributing stations 95.0140 Indoor commercial recreation, other than pool or billiard haJls, public dance halls or taxi dance halls Institutions of an educational character other than penal or correctional institutions 95.0165 Offices or shops for plumbing, electrical, heating or air conditioning, furniture repair or upholstery, tool sharpening, cabinet making, custom decorative wrought iron shops doing assembly work only, and similar uses, providing all material is stored within an enclosed building with walls on all sides. 95.0155 Marinas Medical or dental clinics Mortuaries 95.0157 Motor vehicle services, excluding body or fender bumping or painting shops or major motor repairing 95.0170 Parking lots or parking areas for the storage or parking of operable motor vehicles, but excluding all trucks and truck tractors except panel trucks, pickup trucks, school busses and those motor 95.0159 Multiple-family dwellings, which may be combined in structures with permitted commercial uses. Supp. No. 2 128 I I I �DETROIT ZONING ORDINANC~ 196.0000 Signs as regulated by Article XIII Stores of a generally recognized retail nature whose primary business is the sale of new merchandise Storage of new or used operable motor vehicles vehicles necessary and accessory to the operation of uses permitted in this Zoning District Parking structures Pawnshops, as regulated by Section 66.0000 Personal service establishments: Dry cleaning or laundry pick-up stations Barbershops Beauty shops Shoe repair shops Use of a similar nature Police or fire stations or other public building or public uses or public utility buildings and uses not enumerated in Use Group I Pool or billiard halls, as regulated by Section 66.0000 Printing or engraving shops Private clubs or lodges Publishing or printing of daily newspapers 95.0185 Theaters, excluding drive-in theaters 95.0191 Use Group I, which shall be limited to the following uses: A. Open uses 1. The following non-commercial rec- reational uses: a) Golf courses b) Outdoor tennis courts c) Swimming pools d) Ice skating rinks 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings 95.0175 Radio or television stations B. Community facilities Radio, television, or household appliance repair shops Research laboratories 1. Religious uses as follows: 95.0179A Restaurants, standard, subject to the requirements of Section 92.0379A, Paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 2. 3. 4. 95.0179B Restaurants, carry-out, subject to the requirements of Section 92.0379B, paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 5. 95.0179C Repealed 95.0180 Salesroom or sales lots for new or used motor vehicles and accessory service facilities Secondhand stores, as regulated by Section 66.0000 Shoeshine parlors, as regulated by Section 66.0000 6. a) Churches, chapels, temples, or synagogues b) Rectories, parsonages or parish houses c) Monasteries, convents, seminaries, or religious retreats. Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 95.0195 Vending machine commissaries Supp.No.4 129 �§ 95.0000 DETROIT, MICHIGAN and not contrary to the spirit, intent, and purpose of this district 95.0197 Uses similar to the above specified useR 95.0198 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 95.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0600 and 93.0356 (Ord. No. 534-G, § 1, 10-6-70; Ord. No. 679-G, § 1, 4-18-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77; Ord. No. 279-H, § 1, 10-4-78; Ord. No. 384-H, § 1, 3-12-80) 95.0357 Motor vehicle body or fender bumping and painting shops and major motor repairing provided that all operations are conducted entirely within a building, and further, provided, that any wall facing, abutting, or adjacent to residentially zoned property shall consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted, and provided further, that all open storage of vehicles awaiting repairs or service shall be enclosed by an opaque wall or fence six feet in height and maintained in a neat and orderly fashion at all times 95.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions hereinafter listed. 95.0301 Adult book stores, as regulated by Section 66.0000 Adult motion picture theaters, as regulated by Section 66.0000 Adult mini motion picture theaters, as regulated by Section 66.0000 95. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 95.0310 Cabaret, Group "D", as regulated by Section 66.0000 95.0359 Multiple-family dwellings, which may be combined in structures with permitted commercial uses 95.0370 Public dance halls Public lodging houses, as regulated by Section 66.0000 95.0325 Restaurants, fast-food, subject to the requirements of Section 92.0379C, Paragraphs a) through g) except as may be adjusted by the Community and Economic Development Department 95.0375 Rooming houses 95.0385 Taxi dance halls, as regulated by Section 66.0000 Town houses 95.0395 Wholesaling, warehousing, storage, or transfer buildings, but excluding steel warehousing, storage of bulk petroleum or related products: or garbage or rubbish. All material must be completely enclosed within a building. 95.0335 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the Community and Economic Development Department and upvn finding that such use is suitable in relation to the features and objectives of the Master Plan The following manufacturing uses: Wearing apparel manufacturing Supp.No.4 130 I I ' I I I �DETROIT ZONING ORDINANCE II I I ■ •Ill Confection manufacturing Dental products, surgical, or optical goods manufacturing Jewelry manufacturing Toiletries or cosmetic manufacturing Similar manufacturing uses as determined by the Community and Economic Development Department. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 742-G, § 1, 10-24-72; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 279-H, § 1, 10-4-78; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 95.0400 Lot size requirements. The following uses shall comply with the lot size requirements as established for these uses in the R6 District., Article VIII, Section 86.0401: Multiple-family dwellings Rooming houses Town houses 95.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 95.0501 Uses Permitted as a Matter of Right Rear Yard 20' Multiple-family dwellings 95.0503 Permitted with Approval Uses Side Yards ' Multiple-family dwellings Rooming houses Town Houses Formula A Formula A Rear Yard § 96.0000 95.0601 The following uses shall comply with bulk requirements as established for these uses in the R6 District, Article VIII, Section 86.0601. Rooming houses Town houses 95.0602 All other uses located in this district shall be subject to the following provisions: No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of such building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein, provided that the greatest horizontal dimension of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from any other tower on the same building or structure: The community and economic development department may increase the permitted cubicaJ content to such amount as it deems necessary for the best development of the district and the city. 20' 20' 20' See Section 80.0603 for formulas. 96.0000 B6 General services district. 95.0600 Building Bulk Limitations. Building bulk limitations for principal and accessory uses shall be as hereinafter specified: Supp.No.4 131 This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the �I 96.0000 DETROIT, MICHIGAN adjacent to residentially zoned property shall consist of a solid blank wall with no openings whatsoever, excepting that a required secondary exit door, of minimum requirements, shall be permitted, and provided further, that all open storage of vehicles awaiting repairs or service be enclosed by an opaque wall or fence of masonry or wood construction six feet in height and maintained in a neat and orderly fashion at all times city. Office, retail, service, and other uses normally desiring to locate in this type of district are also permitted. (Ord. No. 545-G, § 1, 10-27-70) 96.0100 Uses permitted as a matter of right. 96.0101 All those uses permitted as a matter of right in the B4 district (excepting hospitals; sanatoriums; convalescent, nursing, or rest homes; and, homes centers, or schools for the care, boarding, or teaching of children) subject to the same specified requirements, if any 96.0158 Motor vehicle washing and steam cleaning in accordance with the requirements of Section 94.0158 96.0106 Bakeries Bailing of waste paper or rags if operations are completely enclosed in a building Banks Bottling of alcoholic products Business or professional offices 96.0160 Newspaper distributing stations 96.0165 Open air display for rental or sale of householders pneumatic tired two- and four-wheel utility trailers, pneumatic tired cement mixers having a capacity of not more than three and one-half cubic feet and capable of being towed by a passenger automobile, and wheelbarrows subject to the requirements of Section 94.0165 96.0110 Cold storage plants Confection manufacture Creameries 96.0115 Dry Cleaning or carpet cleaning 96.0120 Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Establishments utilizing customer operated automatic washer, dryer, or dry cleaning machines 96.0170 Parking lots or parking structures Personal Service establishments: Dry cleaning or laundry pickup stations Barbershops Beauty shops Shoe repair shops Uses of a similar nature Police or fire stations or other public buildings or public uses or public utility buildings and uses not enumerated in Use Group I Power or heating plants with fuel storage on site Private clubs or lodges Produce or food markets, wholesale or retail 96.0125 Food catering establishments Food products manufacturing or processing, but excluding slaughtering or rendering 96.0130 Governmental Service Agency 96.0150 Laundries 96.0157 Motor vehicle services provided that body or fender bumping and painting shops and major motor repairing be conducted entirely within a building, and provided that any wall facing abutting or 96.0175 Railroad transfer or storage tracks Research or testing laboratories Supp.No.4 132 I I I ' �DETROIT ZONING ORDINANCE B. Community facilities 96.0179A Restaurants, standard, subject to the requirements of Section 92.0379A, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department I I ■ ■ § 96.0000 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish 96.0179B Restaurants, carry-out, subject to the requirements of Section 92.0379B, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 2. 3. 4. 5. 96.0179C Restaurants, fast-food, subject to the requirements of Section 92.0379C, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 96.0179D Restaurants, drive-in, subject to the requirements of Section 94.0379D, Paragraphs a) through j) except as may be adjusted by the Community and Economic Development Department 6. houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities, without service or storage yards. a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, filtration plants d) Telephone exchange buildings Non-profit neighborhood centers C. Uses similar to the above specified uses 96.0180 Signs as regulated in Article XIII. Soda water or soft drink manufacturing or bottling establishments Storage or killing of poultry or small game for direct, retail sale on the premises or for wholesale trade Stores of a generally recognized retail nature 96.0195 Vending machine commissaries Wholesaling, warehousing, storage, or transfer buildings but excluding steel warehousing, storage of bulk petroleum related products, or garbage or rubbish. All materials must be completely enclosed within a building 96.0185 Trucking terminals 96.0197 Uses similar to above specified uses 96.0191 Use Group I, which shall be limited to the following uses A. Open uses 1. The following non-commercial recreational uses: a) Golf Courses b) Outdoor tennis courts c) Ice Skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage, tracks, yards, or buildings 96.0198 Uses accessory to the above permitted uses when incident to and on the same zoning-lot as the principal use. (Ord. No. 515-G, § 1, 6-16-70; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 545-G, § 1, 10-27-70; Ord. No. 807-G, § 1, 3-6-73; Ord. No. 215-H, § 1, 11-23-77) 96.0300 Permitted with approval uses. The following uses, and uses accesaory thereto, shall be permitted by the Community Supp.No.4 133 �§ 96.0000 DETROIT, MICHIGAN and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as specified in Section 65.0000 and to all conditions hereinafter listed. 96.0301 Adult book stores, as regulated by Section 66.0000 Adult motion picture theaters, as regulated by Section 66.0000 Adult mini motion picture theaters, as regulated by Section 66.0000 96. 0302 Arcades, subject to compliance with all of the requirements of Section 92.0302 96.0310 Cabaret, Group "D", as regulated by Section 66.0000 96.0335 Heliports, which may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other discharge or emission or other operating characteristic peculiar to this use Hotels or motels, as regulated by Section 66.0000 96.0356 Motor vehicle filling and service stations subject to the regulations and requirements of Sections 42.0600 and 93.0356 96.0370 Penal or correctional institutions Public dance halls 96.0375 Residential uses combined in structures with pnmitted commercial or other uses Rooming houses (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 807-G, § 1, 3-6-73; Ord. NO. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 96.0401 Uses Permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide offstreet parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. 96.0403 Permitted with Approval Uses Minimum Zoning-Lot Area Hotels or motels Penal or correctional institutions Rooming houses Minimum Zoning-Lot Width 7,000 sq. ft. 70' As determined by the Community and Economic Development Department 7,000 sq. ft. 70' 96.0500 Yard requirements. 96.0501 Uses Permitted as a Matter of Right. No minimum requirements. 96.0503 Permitted with Approval Uses. Yards shall be provided as required by the Community and Economic Development Department to insure a satisfactory blending of the proposed structure or use with existing structures or uses. 96.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet. ARTICLE X. INDUSTRIAL DISTRICTS 100.0000 General requirements. 100.0100 Uses Permitted as a matter of right. 96.0400 Lot size requirements. Permitted uses of land or buildings, as hereinafter listed, shall be permitted in the districts indicated under the conditions specified. No building, structure, or zoning-lot shall be devoted to any use other than a use permitted hereinafter in the zoning district in which such building, structure, or land is located. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: Uses existing on the effective date of this Ordinance and rendered nonconforming by Supp.No.4 134 ~ I -I I I I I I I ' �■ DETROIT ZONING ORDINANCE II the provisions hereof shall be subject to the regulations of Article V governing such nonconforming uses. 100.0300 Permitted with approval uses. Permitted with approval uses, as hereinafter listed, may be permitted in the districts indicated under the conditions specified or any other conditions as may be required by the Community and Economic Development Department in accordance with the provisions of Article VI, Section 65.0000. 100.0400 Lot size requirements. There shall be no minim um zoning-lot size requirements for uses permitted as a matter of right in these districts. Permitted with approval uses shall provide zoning-lots as specified by the Community and Economic Development Department. 100.0500 Yard requirements. Except as provided in Section 100.0501, no front, rear, or side yards shall be required in industrial districts. 100.0501 Yard Requirements for Boundary Lot Lines. Except as provided in Section 101.0500, yards shall be provided in industrial districts when abutting or across a street, from property zoned in a residential district classification, or a residentially developed PD district, in accordance with the following: a) When an industrial district is separated by a public street from the front yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such industrial district where contiguous to the street separating such districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said separating right-of-way to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one Supp. No.4 135 § 100.0000 hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than fifteen (15) feet. b) Where an industrial district is separated by a public street from the side yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a ten foot yard in such industrial district where contiguous to the street separating such residential and industrial districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than five feet. c) Where an industrial district abuts property zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such industrial district where contiguous to the lot line separating the districts; Provided, that if the lots or parcels of land in the industrial district measure less than one hundred feet from the property line along said residential district to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one �§ 100.0000 '• ~oETROIT, MICHIGAN 100.0700 Height requirements. hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than ten feet. Buildings and structures shall comply with the height limitations as specified in each district. 100.0900 Signs. Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. d) Nothing in this Section shall prevent the alteration, improvement, or increase in bulk of a structure existing at the effective date of this ordinance; Provided, that any addition resulting in an increase in coverage of ground area by the structure shall conform to the following requirements: 100.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. (1) If the addition exceeds the existing structure in dimensions along a street, alley, or other public rightof-way, or abuts property zoned in a residential district classification, such addition shall conform to the provisions of this Section. (2) If the addition is less than or equal to the existing structure in dimensions along a street, alley, or other right-of-way, or abuts property zoned in a residential district classification, the minimum yard of the addition shall be not less than the yard of the existing structure; Provided, that if the existing structure exceeds the yard requirements of this Section, the addition shall be subject only to the minimum yard requirements of this Section. 101.0000 Ml limited industrial district. This district is used primarily along major and secondary thoroughfares in blocks which contain older, vacant structures, mixed land uses, or other deficiencies, and in which the Master Plan indicates industrial development to be the desirable ultimate use. The purpose of the district is to permit these vacant structures to be used for necessary economic activities, and to encourage the transition of the area to warehousing, wholesaling, and light industrial uses. 101.0100 Uses permitted as a matter of right. All uses permitted as a matter of right in the B4 or B5 Districts excepting new residential uses and hospitals or other institutions for the care of humans; hotels or motels; and provided, that the provisions of Section 66.0000 shall also apply to this Section 101.0100. e) All portions of the above required yards shall be kept free of refuse and debris and all portions not used for access shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. Arcades, subject to compliance with all of the requirements of Section 92.0302. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 487-H, § 1, 2-19-82) 101.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and (Ord. No. 407-G, § 1, 2-18-69; Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 136 a I I I j i I �■ ■ I DETROIT ZONING ORDINANCE 1101.0000 101.0700 Height limitations. subject to compliance with the provisions and standards as specified in Section 65.0000 and to all conditions hereinafter listed. The maximum height for each principal use shall not exceed thirty-five (35) feet; Provided: Adult Book Stores as regulated by Section 66.0000. Adult Motion Picture Theaters as regulated by Section 66.0000. Adult Mini Motion Picture Theaters as regulated by Section 66.0000. Group "D" Cabarets as regulated by Section 66.0000. Uses permitted as a matter of right in the M2 district. Hotels or motels as regulated by Section 66.0000. Public dance halls. a) If the street on which the zoning-lot fronts has a right-of-way of sixty-six (66) feet or more, the Commw ity and Economic Development Department may permit a greater height provided that a finding is made that the increased height is necessary to serve the function for which the building is intended, and that said increase will not be injurious to the contiguous or surrounding property and not contrary to the spirit and purpose of this Ordinance. (Ord. No. 891-G, § 1, 4-23-74; Ord. No. 384-H, § 1, 3-12-80) b) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the proposed building on said zoning-lot is forty (40) feet or more from all Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty ( 80) feet. In no case, however, shall the building exceed eighty (80) feet in height. 101 .0400 Lot size requirements. 101.0401 Uses permitted as a Matter of Right. No minimum requirements, except that lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. 101 .0403 Permitted with Approval Uses. No minimum requirements except as follows: a) Lot sizes shall be adequate to provide for off-street parking, loading, and other site requirements as may be required by this or other applicable ordinances or statutes. c) If the zoning-lot fronts on a street which is eighty (80) feet or more in width, and is designated by the Master Plan as a major or secondary thoroughfare, and if the zoning-lot abuts or is adjacent to any zoning district other than Rl, R2, and R3 Districts, the maximum height may be increased, as a matter of right, one foot for each one foot of street width greater than eighty (80) feet, regardless of the location of the proposed structure. In no case, however, shall the building exceed eighty (80) feet in height. b) Hotels or motels shall provide lot sizes as required by the Community and Economic Development Department. 101.0500 Yard requirements. 101 .0501 Uses Permitted as a Matter of Right. No Minimum requirements. 101.0503 Permitted with Approval Uses. No minimum requirements except that hotels or motels shall provide yards as required by the Community and Economic Development Department. (Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 137 �1102.0000 DETROIT, MICHIGAN Any use permitted as a matter of right in the M3 district Adult Book Stores as regulated by Section 66.0000 Adult Motion Picture Theaters as regulated by Section 66.0000 Adult Mini Motion Picture Theaters as regulated by Section 66.0000 Group "D" Cabarets as regulated by Section 66.0000 Heliports Hotels or motels Public dance halls. 102.0000 M2 Restricted industrial district. This district is designed for a wide range of industrial and related uses which can function with a minimum of undesirable effects. Industrial establishments of this type provide a buffer between residential districts and intensive industrial districts. New residential development is excluded from this district, both to protect residences from undesirable environment and to insure reservation of adequate areas for industrial development. 102.0100 Uses permitted as a matter of right. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 891-G, § 1, 4-23-74; Ord. No. 384-H, § 1, 3-12-80) Uses permitted as a matter of right in the B4 or B5 districts, except public or private elementary, junior high, or high schools; new residential uses: hotels or motels, hospitals or other institutions for the care of humans; and provided, that the provisions of Section 66.0000 shall also apply to this Section 102.0100. 102.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding forty (40) feet except for structures accessory to airports. 103.0000 M3 General industrial district. Uses permitted as a matter of right in the B6 district except wholesale or retail produce markets, storage or killing of poultry or small game for retail or wholesale trade, and meat or fish products manufacture or processing; and provided, that the provisions of Section 66.0000 shall also apply to this Section 102.0100. This district is composed of property so situated as to be suitable for industrial development, but where the modes of operation of the industry may affect any nearby residential uses. The purpose of this district is to permit the normal operation of a majority of industries, subject only to those regulations needed to control congestion and to protect nearby residential districts. No new residences are permitted. Arcades, subject to compliance with all of the requirements of Section 92.0302. (Ord. No. 742-G, § 1, 10-24-72; Ord. No. 487-H, § 1, 2-19-82) 103.0100 Uses permitted as a matter of right. 102.0300 Permitted with approval uses. Uses permitted as a matter of right in the M2 district The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions ~nd standards as set forth in Article VI, Sect10n 65.0000 and to any other conditions hereinafter listed. For heliports and industrial uses, the Community and Economic Development Department may approve the use only af~er a report and recommendation has been received from the Industrial Review Committee. Arcades, subject to compliance with all of the requirements of Section 92.0302 Automatic screw machine operations Automobile accessory manufacture (not including tires, heat treating, or foundry work) Automotive, agricultural, or other heavy machinery manufacturing or assembly Brewing or distilling of malt beverages or liquors Supp.No.4 138 I I I ., �•I ■. DETROIT ZONING ORDINANCE § 104.0000 103.0300 Permitted with approval uses. Bolt or nut manufacture (not including heat The following uses and uses accessory treating) thereto shall be permitted by the Community Book publishing, printing, or engraving and Economic Development Department, or Brake debonding Buffing shop Board of Zoning Appeals if specified, and Business machines or equipment manufacsubject to compliance with the provisions and ture standards as set forth in Article VI Section Can, barrel, drum, or pail manufacture 65.0000 and to any other conditions hereinafCanning factories, excluding fish products ter listed. For heliports and industrial uses, Chemical materials. blending or compoundthe Community and Economic Development ing but not involving chemicals manufacDepartment may approve the use only after a turing, and subject to the approval of the report and r~commendation has been received Division of Air Pollution Control from the Industrial Review Committee. Construction equipment, repair or service Any use permitted as a matter of right in Die casting the M4 district Disinfectant or insecticide manufacture Heliports Distilling of alcoholic products Hotels or motels Electric fixtures, batteries, or other electriPublic dance halls cal apparatus manufacture, but excluding battery rebuilding (Ord. No. 446-G, § 1, 6-26-69; Ord. No. Emery cloth or sandpaper manufacture 384-H, § 1, 3-12-80) Furniture manufacture 103.0700 Height limitations. Heating or ventilating apparatus manufacture or assembly No building or structure, or part thereof, Iron, custom decorative wrought ircn shops shall be erected or altered to a height Machine shops exceeding eighty (80) feet. Mattress manufacture Ground or free-standing signs shall not Meat products manufacturing or processing exceed seventy (70) feet in height. Millwork, lumber, or planing mills Monument works 104.0000 M4 Intensive industrial disPainting or varnishing shops trict. Paper box or cardboard products manufacThis district will permit uses which are ture usually objectionable, and because of this the Plastic products manufacture district is rarely, if ever, located adjacent to Plating or anodizing residential districts. A broad range of uses is Re plating permitted in this district. New residences are Sheet metal works prohibited. Steel warehousing Tank storage of bulk oil or gasoline 104.0100 Uses permitted as a matter of right. Tire recapping Uses permitted as a matter of right in the M3 Wholesaling, warehousing, storage, or District transfer buildings, but excluding storage of garbage or rubbish. All materials must Adult: be completely enclosed within a building Adult Book Stores as regulated by Section Welding shops 66.0000 Uses similar to the above specified uses Adult Motion Picture Theaters as regulated by Section 66.0000 Accessory uses, incidental to and on the Adult Mini Motion Picture Theaters as regusame zoning-lot as the principal use lated by Section 66.0000 (Ord. No. 487-H, § 1, 2-19-82) Supp.No.4 139 �I lOU>OOO DETROIT, MICHIGAN Rug manufacture Salt works Sewage disposal plants Shoe polish manufacture Soap manufacture Starch manufacture Steam generating plants Sugar refining Terra cotta manufacture Tire manufacture Turpentine manufacture Wall board manufacture Wholesaling, warehousing, storage, or transfer building Wire manufacture Yeast manufacture Uses similar to the above specified uses Cabaret: Group HD" Cabarets as regulated by Section 66.0000 Abrasives manufacture Acetylene manufacture Ammonia manufacture Annealing or heat treating plants Arcades, subject to compliance with all the requirements of Section 92.0302 Balls or bearings manufacture Battery rebuilding Bed spring manufacture Bleaching powder manufacture Boiler works Bolts or nuts manufacture Brick or building block manufacture Candle manufacture Carbonic gas manufacture or storage Carbonic ice manufacture Cattle or sheep dip manufacture Cellophane or celluloid manufacture Ceramic products manufacture Chlorine gas manufacture Clay products manufacture Concrete batching plants Concrete pipe or concrete pipe products manufacture Dextrine manufacture Docks (waterway shipping) Dyestuffs manufacture Elevators, grain Engine manufacture Feed or grain mill Felt manufacture Glass manufacture Glucose manufacture Graphite manufacture Gutta percha manufacture or treatment Ink manufacture (from basic substance) Jute fabrication Open storage of equipment or supplies for building or construction contractors Pharmaceutical products manufacture Phenol manufacture Pyroxylin plastic manufacture or processing Roofing materials manufacture excluding tar products Rope manufacture Accessory uses, incidental to and on the same zoning lot as the principal use (Ord. No. 891-G, § 1, 4-23-74; Ord. No. 487-H, § 1, 2-19-82) 104.0300 Permitted with approval uses. Any use permitted with approval in the M5 District and subject to the same conditions and requirements as stated for these uses in the M5 District. The following use and uses accessory thereto are permitted in the M4 District providing the Community and Economic Development Department finds such use will not be injurious to the surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance, and provided, that any action of the Community and Economic Development Department shall be subject to the approval of the Board of Zoning Appeals. Drive-in theaters 104.0700 Height limitations. No building or structure, or part thereof, shall · be erected or altered to a height exceeding eighty (80) feet, provided, that in any portion of an M4 District 150 feet or more from all Rl, R2, R3, R4, RS, and R6 Districts there shall be no limitation on the height of buildings or structures. Supp.No.4 140 i i i I �• • DETROIT ZONING ORDINANCE Ground or free-standing signs shall not exceed seventy (70) feet in height. 105.0000 M5 Special industrial district. This district is composed primarily of property located deep within other industrial districts and indicates areas of the city which Supp.No.4 140.1 § 105.0000 �DETROIT ZONING ORDINANCE are best suited for development with intensive uses which are or can be objectionable or hazardous. Inasmuch as this district also permits less intensive industrial uses, the potentially objectionable or hazardous uses are placed under the "permitted with approval" category in order to guarantee a review of their operating characteristics to insure that other industrial uses will not be unduly injured by the establishment of a potentially objectionable use in the same area. Even though some of these objectionable or hazardous uses may also be permitted in other districts, every attempt will be made to assure their location in an M5 district. It should be noted that there are two uses, abattoirs and rendering plants, which must, under Michigan State law, receive City Council approval in addition to Community and Economic Development Department approval. § 105.0000 noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat or other discharge or emission or other operating characteristic peculiar to any of the following uses: Acid manufacture Alkali manufacture Asphalt manufacture Beryllium storage, handling, or processing Carbide manufacture Cement, lime, gypsum, or plaster of paris manufacture Ceramic glaze or porcelain enamel frit manufacture Chemical manufacture (from raw substances) Coke ovens Crushing, grading, and screening of rock, stone, slag, clay, or concrete Distillation of coal, petroleum, bones, tar, or refuse Dog or cat food cannery or manufacture Drop forge plants Explosives (storage only) Fertilizer manufacture Fish oil or meal manufacture Fish smoking, curing, canning, or cleaning Garbage, offal, or dead animal reduction Glue manufacture (using animal products) Heliports Junkyards Lampblack manufacturing Paper manufacturing or reclaiming Petroleum refining or processing Radioactive waste handling Radio isotope fabrication or use Smelting or refining of metals or ores Steel barrel, drum, or pail renovation or reclaiming Steel mills Stockyards Tanning, curing, or storage of raw hides or skins Tar products manufacture Transfer stations for garbage or rubbish Wool pulling 105.0100 Uses permitted as a matter of right. Uses permitted as a matter of right in the M4 district. 105.0300 Permitted with approval uses. 105.0301 The following uses and uses accessory thereto may be permitted by the Division of Air Pollution Control if found to comply with all the requirements, regulations, and ordinances of that office. Accoustical material manufacture Airplane manufacture Automobile body plant Bituminous concrete manufacture Charcoal or fuel briquette manufacture Coal or coke yard Foundry, ferrous or non-ferrous Insulation manufacture Linoleum manufacture Paint, enamel, oil, shellac, lacquer, varnish, or synthetic resin manufacture Stamping or pressing plants 105.0302 The following uses and uses accessory thereto may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of All other uses not prohibited by law or other ordinances and non-specifically mentioned elsewhere in this Ordinance. Supp. No. 2 141 �§ 105.0000 DETROIT, MICHIGAN 105.0700 Height limitations. Accessory uses, incidental to and on the same zoning-lot as the principal use. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet; provided, that in any portion of an M5 district 150 feet or more from all Rl, R2, R3, R4, R5, or R6 Districts there shall be no limitation on the height of buildings or structures. 105.0303 The following uses may be permitted in this district under the same requirements as specified in Section 105.0302, and in addition, must receive approval from the City Council as required by Act 251 of the Public Acts of 1959 of the State of Michigan. Ground or free-standing signs shall not exceed seventy (70) feet in height. Abattoirs Rendering plants 105.0304 The following uses and uses accessory thereto may be permitted by the City Council, after public hearing, upon finding that said uses will not be contrary to the spirit and purpose of this Ordinance, and will be non-injurious to the surrounding property, after receiving a report and recommendation from the Community and Economic Development Department, who, prior to making their recommendation, shall receive a report from the Industrial Review Committee regarding items of concern to that Committee. ARTICLE XI. SPECIAL DISTRICTS 110.0000 PD Planned development district. This district will permit planned developments throughout the city and will be particularly useful in urban renewal areas. Such planned developments shall be substantially in accord with the goals and objectives of the Master Plan, having a major land use which corresponds to the most general category of land use, i.e., residential, business, industrial, etc., proposed in the Master Plan for the area involved, and satisfying criteria for development as stated in the Community and Economic Development Department Policy. Such planned developments shall provide a desirable environment for the uses proposed and shall not be out of harmony with their general surroundings. The regulations of the district are designed to accomplish this by permitting flexibility in over-all development while insuring adequate safeguards· and standards for public health, safety, convenience, and general welfare. Incinerator Plants. Toxic substance disposal facilities, including existing facilities intended to be used for the disposal, incineration, or destruction of "PCB" or "PBB" substances. The disposal, incineration, or destruction of such toxic substance in conjunction with the operation of any existing use shall not be considered accessory or incidental to the existing use, and shall therefore be processed as provided for in this section. No toxic substance disposal facility shall be located within 1,000 feet of any residentially zoned property unless the City Council specifically waives said distance requirements for just cause. 110.0100 Procedures. Petitions requesting a rezoning to a Planned Development District classification shall be submitted in accordance with the provisions and procedures as established under Article VI, Section 64.0000. In addition, the following procedures shall be followed as appropriate to each specific case. 105.0305 Public dance halls, subject to compliance with the provisions and standards as specified in Section 65.0000. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 234-H, § 1, 2-22-78; Ord. No. 384-H, § 1, 3-12-80) Supp. No. 2 142 •I - I .. I �■ DETROIT ZONING ORDINANCE I • 110.0101 For Areas Other Than Urban Renewal Areas. All petitions requesting a rezoning to a Planned Development District classification, for all areas other than an urban renewal area, shall be accompanied by a site plan, elevations, and other data in sufficient detail to permit the Community and Economic Development Department to review the proposed development to the degree specified in Section 110.0300, Department Policy, and shall be in accord with the Supp. No. 2 142.1 § 110.0000 �DETROIT ZONING ORDINANCE regulations specified in Section 110.0200. The site plan, building elevations, and other development proposals, including proposed uses, must be reviewed by the Department and approved by the Council. Upon approval by the Council of the Ordinance amendment, the site plan, building elevations, and other development proposals, including proposed uses, shall become an integral part of the zoning amendment and for purposes of recordation, shall be referred to as "Planned Development#-," which number shall correspond to the number of the amending Ordinance. All approved plans and development proposals shall be filed with the Community and Economic Development Department and the Department of Buildings and Safety Engineering. § 110.0000 Economic Development Department and approval by the City Council provided that the major land use shall correspond to the most general category of land use proposed in the Master Plan, i.e., residential, business, industrial, etc., for the area involved. 110.0202 Yards, Density, Off-Street Parking and Loading, and Other Requirements. All such regulations, and others as may be suitable and desirable, shall be as established by the Community and Economic Development Department, subject to the approval of City Council. 110.0203 Site Plan and Development. A site plan and development proposal including proposed uses, building elevations, and appearance, shall be subject to review by the Community and Economic Development Department and approval by the City Council. 110.0102 For Urban Renewal Areas. In urban renewal areas the Land Use Development Plan and the Declaration of Restrictions, indicating uses, setbacks, etc., shall be filed with the petition for rezoning to a Planned Development District classification. Upon approval by the Council, the Land Use and Development Plan and the Declaration of Restrictions shall constitute the Planned Development District regulations and shall be recorded and numbered as indicated for private developments in Section 110.0101. Ultimate development of a renewal area, or parcel thereof, shall conform in all respects to the Land Use and Development Plan and Declaration of Restrictions, and in addition, shall be subject to site plan and other review as indicated in Section 110.0200 paragraphs .0202, and .0203, only. 110.0300 Department policy. The Community and Economic Development Department shall develop a policy statement to guide prospective developers in accord with the objectives of this specialized district, and shall provide for adequate publication and circulation of this policy statement. 110.0400 Modification of approved plans. All approved site plans, elevations, and other development proposals, including proposed uses, may be amended, pursuant to the same procedure and subject to the same limitations and requirements by which said plans and proposals were initially approved; however, minor changes may be permitted by the Community and Economic Development Department subject to a finding that such change will not cause any of the following: 110.0103 Developers in both private and urban renewal areas are advised to confer with the renewal authority or the Community and Economic Development Department before investing large amounts of time and energy in preparing plans and proposals. a) A change in character of the development. b) An increase in the ratio of gross floor area to zoning-lot area. (Ord. No. 446, § 1, 6-26-69) 110.0200 Regulations. c) An increase in coverage by structure unless justified by changes in other factors. 110.0201 Uses permitted. Any and all uses subject to review by the Community and 143 �§ 110.0000 DETROIT, MICHIGAN d) A reduction in approved open space or off-street parking and loading space unless justified by changes in other factors. Section 65.0000 and subject to all regulations hereinafter provided. I I 111.0301 Storage of new, operable, passenger vehicles, not previously used. e) The creation of or increase in injurious effects to adjacent or contiguous land uses. 111.0400 Use limitations. 111.0401 Parking area shall be used for parking or storage of private passenger vehicles only. 110.0500 Abandonment. Upon the abandonment of a particular project approved under this section, or upon the expiration of three years from the effective date of approval of a planned development wherein the planned development has not been completed (or commenced and an extension of time granted by the Community and Economic Development Department), the authorization shall expire and the zoning shall be reviewed by the Community and Economic Development Department and amended by the Council to a suitable zoning district classification. 111. 0402 No charge shall be made for parking or storage. 111 .0403 No business involving vehicle repair, service, sale or display for sale, or any other type of business, shall be conducted from or upon such premises. 111.0404 No structures other than those required by this Ordinance or specifically permitted herein shall be erected or placed on the premises. 111.0405 No buildings other than those for shelter of attendants shall be erected or placed upon said premises, and there shall be not more than two such buildings in any one area and each building shall be not more than fifty (50) square feet in area nor shall each exceed fifteen (15) feet in height. 111.0000 Pl Open parking district. This district is designed for off-street parking of private passenger vehicles on property which abuts, or is separated by an alley or easement from, a non-residential district. The regulations permit the establishment of parking facilities to serve the non-residential uses, and at the same time do not permit the non-residential uses per se to extend into residential areas. The district will assist in reducing traffic congestion caused by non-residential uses and at the same time will protect abutting residential areas from the deleterious effects of adjacent vehicular parking areas. 111.0406 No sign shall be erected or placed on the premises except that not more than one directional sign at each point of ingress or egress may be erected or placed. This sign may also bear the name of the operator of the parking area and enterprise it is intended to serve. Such signs shall not exceed twenty (20) square feet in area nor fifteen (15) feet in height. Such signs shall not project beyond the property line when opposite Rl, R2, R3, R4, R5, R6, or residential PD districts. 111.0100 Uses permitted as a matter of right. Premises in this district shall be used only for vehicular par king areas, subject to all regulations hereinafter provided. 111.0500 Ingress and egress. Adequate ingress and egress shall be provided and shall be by means of streets or alleys adjacent to or extending through SD2, Bl, B2, B3, B4, B5, B6, Ml, M2, M3, M4, M5, Wl, or TM Districts, or by private roadways extending through or abutting such districts. All such roadways shall be surfaced in a 111.0300 Permitted with approval uses. The following uses shall be permitted by the Community and Economic Development Department subject to compliance with the provisions and standards as set forth in 144 ' �DETROIT ZONING ORDINANCE manner at least equivalent to that which is hereinafter required for the parking or storage area. 111.0600 Yard requirements. 111.0601 Side Yards. Where the Pl District is contiguous to or across a public right-ofway from side zoning-lot lines of property zoned in a residential district classification, there shall be provided a side yard, not less than ten feet in width, between the parking or storage area and said zoning-lot line or between the parking or storage area and said public right-of-way. 1111.0000 scaping, the yard may be surfaced with suitable decorative surfacing or other architectural treatment as may be approved by the Department of Parks and Recreation [Recreation Department]. 111.0800 Protective wall. A continuous masonry wall not less than four feet in height, nor more than six feet in height, as measured from the surface of the parking or storage area, shall be provided between the parking or storage area and the above required yards and along the rear lot line when the abutting or adjacent property is zoned in a residential district classification. Provided, that where the Pl District is contiguous to property zoned in a residential district classification which has common frontage on the same block with the Pl District, or is across a street and opposite property zoned in a residential district classification wherein the lots front upon such street, the portion of the wall paralleling the street and portion of the wall adjoining a contiguous side yard shall be constructed of brick or have brick facing. 111.0602 Front Yard. Where the Pl District is contiguous to property zoned in a residential district classification which has common frontage on the same block with the Pl District, a front yard equal to the front yard of the abutting lot shall be provided, excepting in those instances where residential structures have been erected on the rear one-half of the zoning-lot. In such instances, and in those cases wherein the abutting lot or parcel is vacant, a front yard of twenty (20) feet in depth shall be provided. Where the Pl District is across a street and opposite a residentially zoned district, wherein the lots in said residential district front upon such street, there shall be provided a front yard, not less than twenty (20) feet in width, between the par king or storage area and said street. In all instances where a wall or fence is required, said wall or fence shall be protected from possible damage inflicted by vehicles using the parking or storage area by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 111.0700 Yard treatment. 111.0801 In all cases where a wall extends to an alley which is a means of ingress or egress to the parking or storage area, it shall be permissible to end the wall not more than ten feet from such alley line in order to permit a wider means of access to the parking or storage area. All required yards shall be kept free of refuse or debris and shall be landscaped with lawn and other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn and other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. All planting plans shall be submitted to the Department of Parks and Recreation [Recreation Department] for approval as to suitability of plant materials and arrangement thereof. In lieu of the above required lawn and land- 111.0900 Surface of parking or storage area. The parking or storage area shall be provided with pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Supp.No.4 145 �I § 111.0000 DETROIT, MICHIGAN Public recreation areas Statuary Other similar uses when found by the Community and Economic Development Department to be consistent with the general character of this district Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. Code so as to dispose of all surface water within the parking or storage area. 111.1000 Lighting. If lighting is provided, all such lighting shall be subdued, shaded, and focused away from all dwellings. 111.1100 Modifications. The Community and Economic Development Department, upon application by the owner of the par king or storage area, may modify the above requirements where, in unusual circumstances, undue hardship would be suffered or no good purpose would be served by compliance with such requirements. 112.0000 PC Public center district. This district includes areas used or to be used for governmental, recreational, and cultural purposes of particular or special civic importance. All construction or other improvement within this district requires Community and Economic Development Department review and recommendation so as to insure a completely harmonious, pleasing, and functional public center. 112.0100 Uses permitted as a matter of right. Arcades, subject to compliance with all of the requirements of Section 92.0302 Boat terminals Educational or cultural buildings Heliports, subject to the approval of the City Council after report and recommendation from the Detroit Aviation Comm1ss1on and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the Master Plan and not contrary to the spirit, intent, and purpose of this district. Open uses normally a part of and consistent with a public center Public auditoriums or arenas Public offices, convention, or exhibit buildings Public parking areas, structures, or garages (Ord. No. 487-H, § 1, 2-19-82) 112.0200 Department review. The exterior design, appearance, and location of any proposed building, or exterior alteration of any existing building, structure, or premises, or part thereof, including any exterior signs, and parking, loading, or unloading areas, shall be reviewed by the Community and Economic Development Department to insure harmony with the public center within which it is located and consistency with the spirit, intent, and purpose of this Ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposed use, facility, or alteration, and recommending any changes deemed necessary to insure conformity with the spirit, intent, and purpose of this district. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendation. 112.0300 Bulk limitations. No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of said building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; Provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein, Supp.No.4 146 I I �DETROIT ZONING ORDINANCE provided that the greatest horizontal dimension of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from every zoning-lot line and at least sixty (60) feet distant from any other tower on the same building or structure. The Community and Economic Development Department may increase the permitted cubical content to such an amount as it deems necessary for the best development of the district and the City. § 113.0000 Indoor commercial recreation, provided that pool or billiard halls or taxi dance halls shall be subject to the regulations of Section 66.0000 Marinas Motor vehicle filling and service stations, subject to the approval of the City Council, after report and recommendation from the Community and Economic Development Department, when found to be essential to public convenience or general welfare, and when found to be non-injurious to the contiguous or surrounding property and in harmony with the existing or proposed development of the area Multiple-family dwellings, which may be combined in structures with permitted commercial uses Open parking lots for self-propelled passenger vehicles when found by the Community and Economic Development Department to be necessary to the public convenience and not contrary to the spirit and purpose of this ordinance Parking garages or structures Passenger transportation terminals 113.0000 PCA Restricted central business district. This district includes property in close proximity to the Public Center District, and the controls specified herein are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. 113.0100 Uses permitted as a matter of right. Arcades, subject to compliance with all of the requirements of Section 92.0302 Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs or lodges Publishing or printing of daily newspapers and facilities for the delivery, transfe; and storage of newsprint and other materials required for that use providing all material is completely enclosed within a building Radio or television stations Restaurants excluding drive-in restaurants provided that restaurants which > h ave ~ lot area which exceeds five times the gross floor area of the building existing or proposed to be erected on the lot shall be permitted only with the approval of the Community and Economic Development Department after finding that such Banks Blueprint shops Business or professional offices Business schools or colleges Churches, chapels, temples, or s~agogues Establishments for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000 Heliports, subject to the approval of the City Council after report and recommendations from the Detroit Aviation Comm1ss1on and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the Master Plan and not contrary to the spirit, intent, and purpose of this district Hotels or motels, as regulated by Section 66.0000 Supp.No.4 147 �I 113.0000 DETROrI', MICHIGAN use will not operate as a drive-in restaurant as defined in Section 32.0032 of this Ordinance Salesroom or sales lots for new or used motor vehicles and accessory service facilities Signs, as regulated by Article XIII Stores of a generally recognized retail nature Theaters Vehicular tunnel plaza and terminal Other similar uses when found by the Community and Economic Development Department to be consistent with the general character of this district Uses acceSBory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 534-G, § 1, 10-6-70; Ord. No. 807-G, § 1~ 3-6-73; Ord. No. 893-G, § 1, 4-23-74; Ord. No. 487-H, § 1, 2-19-82) 113.0100A Permitted with approval uses. Public dance halls, subject to compliance with the provisions and standards as specified in Section 65.0000 (Ord. No. 384-H, § 1, 3-12-80) 113.0200 Department review. The exterior design, appearance, and location of any proposed building, or exterior alteration of any existing building, structure, or premises, or part thereof, and the location and design of any proposed sign, parking facilities or loading and unloading areas shall be reviewed by the Community and Economic Development Department for consistency with the spirit, purpose, and intent of this Ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposal and recommending any changes deemed necessary to insure conformity with the spirit, intent, and purpose of this district. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendation. (Ord. No. 446-G, § 1, 6-26-69) Supp.No.4 113.0300 Bulk limitations. No building or structure, or part thereof, shall be erected, altered, or enlarged to such a size or height that the cubical content of said building or structure above the average established grade shall exceed the volume of a block or prism having a height equal to three times the width of the widest street abutting the zoning-lot upon which the building or structure is located or to be located, and a base equal to the area of the zoning-lot; provided, that this limitation shall not apply to towers as hereinafter specified, and further provided, that enclosed vehicular parking or loading areas may be excluded from the above volume computations. Towers may be erected over and above the cubical content limit established herein· provided that the greatest horizontal dimen~ sion of such tower does not exceed sixty (60) feet, that the total gross area of all such towers on any one building or structure at any one horizontal plane does not exceed twenty-five (25) percent of the area of the zoning-lot upon which the building or structure is situated, and that each tower shall be at least sixty (60) feet distant from every zoning-lot line and at least sixty (60) feet distant from any other tower on the same building or structure. The Community and ~conomic Development Department may increase the permitted cubical content to such an amount as it deems necessary for the best development of the district and the City. 114.0000 TM Transitional-industrial district. This district is a special transitional di_strict c~vering areas currently developed with a mixture of uses, among which is a relatively large amount of residential use and which the Master Plan of Land Use indicates is to be developed eventually in industrial us~s. The district regulations provide for a gmded change to the terminal land use, while at t~e same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the I I I �DETROIT ZONING ORDINANCE existing residential development will not be considered non-conforming. As the area changes from a residential to a non-residential character, a rezoning to the appropriate industrial classification will be effectuated. 114.0100 Use permitted as a matter of right. 114.0101 All residential uses existing at the effective date of this Ordinance shall be conforming uses and shall be subject to all conditions and requirements of the district in which they are first permitted as a matter of right. Supp.No.4 148.1 § 114.0000 �DETROIT ZONING ORDINANCE I I I I § 114.0000 residences than would result if the expansion were carried out under normal circumstances in compliance with this provision. 114.0102 New construction, alteration, extension, or conversion to uses permitted as a matter of right in the M2 District provided: a) The zoning-lot to be developed or converted to the proposed use lies wholly or predominantly in an area designated for industrial use by the Land Use Plan of the Master Plan 114.0103 New construction, alteration, extension, or conversion to uses permitted as a matter of right in the M4 District provided: a) The zoning-lot to be developed or converted lies wholly or predominantly in an area designated for heavy industrial use by the Land Use Plan of the Master Plan. b) The zoning-lot consists of a parcel of land containing a minimum of ten thousand square feet, except when involving the expansion of an existing use located within TM District boundaries and complying with the other provisions of this Section, in which case the combined area of the original parcel and extension shall contain a minimum of ten thousand square feet. Provided, that the Community and Economic Development Department may reduce this minimum in cases where conditions are such that the areas of platted lots or other circumstances affecting the ownership or control of parcels of land serve to increase substantially the costs and difficulties in assembling a parcel with an area equal to or greater than the minimum. b) The zoning-lot consists of a parcel of land containing a minimum of fifteen thousand square feet, except when involving expansion of an existing use located within TM district boundaries and complying with the other provisions of this Section, in which case the combined area of the original parcel and the extension shall contain a minimum of fifteen thousand square feet. Provided, that the Community and Economic Development Department may reduce this minimum in cases where conditions are such that the areas of platted lots or other circumstances affecting the ownership or control of parcels of land serve to increase substantially the costs and difficulties in assembling a parcel with an area equal to or greater than the minimum. c) That for a continuous segment of its perimeter equal to or greater than one-eighth the length of its total perimeter, the zoning-lot abuts or is directly across a street, alley, or other public right-of-way from any M (Industrial) or Wl (Waterfront-Industrial) District classification. · c) That for a continuous segment of its perimeter equal to or greater than one-eighth the length of its total perimeter, the zoning-lot abuts or is directly across a street, alley, or other public right-of-way from any M (Industrial) or Wl (Waterfront-Industrial) District. d) That if an existing industrial use within the TM District is expanding, its side lot line abuts the side lot line of the parcel upon which it will expand. Provided, that in unusual circumstances the Community and Economic Development Department may modify this requirement if it determines that the expansion can be accomplished in such a manner that greater harm or inconvenience will not result for nearby d) That if an existing industrial use within the TM District is expanding, its side lot line abuts the side lot line of the parcel upon which it will expand. Provided, that in unusual circumstances the Community and Economic 149 �§ 114.0000 DETROIT, MICHIGAN Development Department may modify this requirement if it determines that the expansion can be accomplished in such a manner that greater harm or inconvenience will not result for nearby residences than would result if the expansion were carried out under normal circumstances in compliance with this provision. openings as may be required for access. Provided, that said wall or fence shall be protected from possible damage inflicted by vehicles using the par king areas by means of precast concrete wheel stops at least six inches in height, or by firmly implanted bumper guards not attached to the wall or fence, or by other suitable barriers. 114.0104 Public buildings, public utilities, railroads, power stations and substations, and similar uses. d) The location of all entrances and exits shall be determined or approved by the Department of Streets and Traffic [Department of Transportation]. 114.0105 Warehousing or storage completely enclosed within a building. e) No signs shall be permitted other than unlighted entrance and exit markers, not exceeding ten square feet in area, and located at points of ingress or egress. 114.0106 Off-street parking of private passenger vehicles, provided: a) A front yard at least twenty (20) feet in depth shall be provided excepting that the depth of the required front yard may be adjusted in accordance with the provisions set forth for residential dwellings in Article VIII, Section 80.0501. f) The parking area shall be provided with a pavement having an asphaltic or Portland cement binder so as to provide a permanent, durable, and dustless surface. It shall be graded and drained in conformance with the requirements of the City Plumbing Code so as to dispose of all surface water accumulation within the parking area. b) The required front yard shall be kept free of refuse or debris and shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. g) The Community and Economic Development Department may modify any of the above conditions where undue hardship would be suffered or no good purpose served by compliance with such requirements. 114.0107 Signs, as regulated in Article XIII. c) An opaque fence or wall of wood or masonry construction not less than four feet in height, nor more than six feet in height, as measured from the surface of the par king area, shall be constructed and maintained in a neat and orderly appearance between the parking area and the front yard and on each side zoning-lot line abutting residentially developed property and each alley or easement separating the parking area from residentially developed property. Said wall or fence shall have only such. 114.0108 Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. 114.0300 Permitted with approval uses. The following uses, and uses accessory thereto, shall be allowed in the TM District upon approval of the Community and Economic Development Department subject to compliance with all specified conditions and with the provisions and standards as set 150 I i i I I I �I I I I I I DETROIT ZONING ORDINANCE forth in Article VI, Section 65.0000. All industrial uses considered under this Section of the Ordinance shall be reviewed by the Industrial Review Committee and a report and recommendation forwarded to the Community and Economic Development Department. 114.0301 Uses permitted as a matter of right in the M2 District may be located anywhere in the TM District provided: a) The Land Use Plan of the Master Plan indicates that the parcel is in an area designated for industrial use. b) The parcel for development is smaller than one acre in size. no c) A finding can be made that such use will be successfully blended into the district so as to be non-injurious to the contiguous or surrounding land uses. The Community and Economic Development Department may impose any conditions or requirements which, in its judgment, are necessary to insure a satisfactory development which will not be injurious to the surrounding area. 114.0302 Uses permitted as a matter of right in the M4 District may be located anywhere in the TM district provided: a) The Land Use Plan of the Master Plan indicates that the parcel is in an area designated for heavy industrial use. b) The parcel for development is smaller than one acre in size. no c) A finding can be made that such use will be successfully blended into the district so as to be non-injurious to the contiguous or surrounding land uses. The Community and Economic Development Department may impose any conditions or requirements which, in its judgment, are necessary to insure a satisfactory development which will not be injurious to the surrounding area. 114. 0303 Arcades, subject to compliance with all of the requirements of Section 92.0302 except as may be adjusted by Supp.No.4 151 § 114.0000 the community and economic development department. (Ord. No. 487-H, § 1, 2-19-82) 114.0500 Yard requirements. 114.0501 Uses Permitted as a Matter of Right. Uses permitted as a matter of right shall comply with the following yard requirements: a) Where a side zoning-lot line coincides with a side or rear zoning-lot line of an existing residential use, a yard shall be provided along such zoning-lot line. The minimum width of such yard shall be determined by Formula B (see Section 80.0603). b) Where a rear zoning-lot line coincides with a side zoning-lot line of an existing residential use, a yard shall be provided along such rear zoning-lot line. The minimum width of such yard shall be ten feet. c) Where a rear zoning-lot line coincides with a rear zoning-lot line of an existing residential use, a yard shall be provided along such rear zoning-lot line. Such yard shall be not less than thirty (30) feet in depth, but may begin at a height of twenty-five (25) feet or one story above grade, whichever is lower. In no case, however, shall the rear yard at grade level be less than ten feet. d) Where the extension of a front or side zoning-lot line coincides with a front zoning-lot line of an adjacent zoninglot developed with a residential use, a yard equal in depth to the minimum front yard of the adjoining residential use shall be provided. A yard in excess of twenty (20) feet need not be provided. e) Where a residential use exists, at right angles across a street or other public right-of-way, for one-half or more of its frontage from subject parcel, a yard shall be provided. Such yard shall be twenty (20) feet in depth unless any adjoining residentially developed prop- �§ 114.0000 DETROIT, MICHIGAN tions established in the district in which they are first permitted as a matter of right. erty provides a front yard less than twenty (20) feet in depth, in which case the required yard may be adjusted in accordance with the provisions of Article VIII, Section 80.0501. f) 114.0603 Permitted with Approval Uses. Building bulk and height limitations shall be as required by the Community and Economic Development Department. No off-street parking or off-street loading shall be permitted in the above required front or side yards. However, access drives to parking and loading facilities may be permitted through these yards. 114.0503 Permitted with Approval Uses. Permitted with approval uses shall provide yards as required by the Community and Economic Development Department. 114.0600 Bulk and height limitations. Building bulk and height limitations for principal and accessory uses shall be as hereinafter specified: 114.0601 Uses Permitted as a Matter of Right: 114.0900 Signs. I Signs shall be classified and permitted in accordance with the regulations specified in Article XIII. I 114.1000 Off-street parking and loading requirements. I Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. I 115.0000 PR Parks and recreation. I The intent of the Parks and Recreation District is to retain insofar as is practicable and desirable, publicly owned lands in excess of four (4) acres in size already improved for or intended to be improved for recreational uses and/or to be preserved as open space. The restrictions of this classification are intended to encourage preservation of these lands and to permit development in keeping with the natural amenities of these areas. In addition to those uses allowed as a matter of right, commercial recreational facilities may be permitted upon approval of the City Council. a) No building or structure within one hundred feet of an existing residential use shall exceed thirty-five (35) feet in height, excepting that in the event there is an existing building or structure of greater height between the parcel in question and the existing residential use within the one hundred feet, or in the event there is an adjacent residential structure greater than thirty-five (35) feet in height, the proposed building or structure shall be permitted to a height not to exceed by more than five feet the height of the adjacent or intervening building or structure. In no case, however, shall the height or bulk of the proposed building or structure exceed the limitations set forth in this Ordinance for the identical use in the district in which it is first permitted as a matter of right. 115.0100 Uses permitted as a matter of right. Public parks, playgrounds, playfields and recreational areas and facilities, and such buildings, structures and uses as are related thereto Public utilities when operating requirements necessitate location within a Parks and Recreation District in order to serve the immediate vicinity uses accessory to any of the above permitted uses when incidental to and on the same Zoning Lot as the practical use b) Buildings or structures or uses of land which are farther than one hundred feet from existing residential uses shall conform to the bulk and height limitaSupp. No. 4 152 �I I I I I DETROIT ZONING ORDINANCE § 116.0000 on water transportation for receipt or shipment of goods or products. Boat or ship yards or sales Car ferries Customs offices Docks or wharves Fuel docks Grain storage or processing Open storage of bulk or general cc rgo Repair or storage of boats or ships, but not including small craft Shipbuilding Storage of sand, gravel, cement, or other aggregates Terminals for passenger or excursion vessels Transit sheds, storage bins, or storage tanks Water works or water pumping stations Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use 115.0200 Community and Economic Development Department review. The appropriateness of commercial recreational facilities, the design, appearance, and location [of] such facilities, and the location and design of signs and parking areas in conjunction therewith shall be reviewed by the Department for consistency with the spirit, purpose, and intent of this ordinance. A written report shall be filed with the City Council recommending approval or disapproval of the proposal and recommending any changes deemed necessary to insure conformity with the spirit, purpose, and intent of this ordinance. The Council shall, in each case, by resolution, approve, disapprove, or adjust said recommendations. 115.0900 Signs. Only non-flashing identification and directional signs are permitted, subject to approval by the Recreation Department. 116.0200 Uses permitted subject to the approval of the division of air pollution control. Uses permitted in Section 105.0301 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes or are dependent on water transportati~n for receipt or shipment of goods or products, and when found by the Division of Air Pollution Control to comply with all the requirements, regulations, and ordinances of that office. 115.1000 Off-street parking. Off-street parking shall be provided in the amount deemed appropriate by the Recreation Department. (Ord. No. 283-H, § 1, 11-1-78) 116.0000 Wl Waterfront-industrial district. Because of the limited amount of water frontage, and the even more limited amount of frontage that is suitable or adaptable to shipping activities or other water-oriented uses, these areas will be subject to controls that will provide for their development with uses that must rely on or that will be benefitted most by such a location. 116.0300 Permitted with approval uses. Uses permitted in Section 105.0302 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes, or are dependent on water transportation for receipt or shipment of goods or products. All industrial uses considered under this section of the Ordinance shall be reviewed by the Industrial Review Committee, and a report forwarded to the Community and Economic Development Department with a recommendation as to its disposition. 116.0100 Uses permitted as a matter of right. Uses permitted in Section 104.0100 and which require large quantities of raw water for cooling, condensing, washing, or other mill purposes, or are dependent Supp. No. 1 153 �§ 116.0000 DETROIT, MICHIGAN all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than fifteen (15) feet. The Community and Economic Development Department may deny or approve the use as submitted or subject to any conditions deemed necessary to properly blend said use into the area. Business uses as may be necessary to serve the uses permitted in this district. b) Where a waterfront-industrial district is separated by a public street from the side yard of lots zoned in a residential district classification, or a Residential PD District, there shall be provided a ten foot yard in such waterfront-industrial district where contiguous to the street separating such districts; provided, that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effective date of this Ordinance. However, in no instance shall the yard be reduced by more than five feet. Heliports, which may be permitted by the Community and Economic Development Department after a report and recommendation has been received from the Industrial Review Committee relative to the external effects of noise, vibration, smoke, odor, noxious gas, dust, dirt, glare, heat, or other discharge or emission or other operating characteristic peculiar to this use. (Ord. No. 446-G, § 1, 6-26-69) 116.0500 Yard requirements. Except as provided in Section 116.0501, no front, rear, or side yards shall be required in waterfront-industrial districts. 116.0501 Yard Requirements for Boundary Line Lots. Yards shall be provided in this district when adjacent to or across a street, alley, or other public right-of-way from property zoned in a residential district classification in accordance with the following: a) When a waterfront-industrial district is separated by a public street from the front yard of lots zoned in a resideiitial district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such waterfront-industrial district where contiguous to the street separating such districts; provided that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along said separating street to the property line opposite therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, c) Where a waterfront-industrial district abuts property zoned in a residential district classification, or a Residential PD District, there shall be provided a twenty (20) foot yard in such waterfrontindustrial district where contiguous to the lot line separating the districts; provided, that if the lots or parcels of land in the waterfront-industrial district measure less than one hundred feet from the property line along and residential district to the property line opposing therefrom, the required yard may be reduced one foot in depth for each one foot or fraction thereof by which the maximum depth of such lot or parcel is less than one hundred feet, Supp. No. 1 154 I I I I J �I I I I I I DETROIT ZONING ORDINANCE § 118.0000 f) One non-flashing identification sign, not exceeding 35 feet in height or 32 square feet in area, shall be permitted on each yard required in Sections 116.0501 a) and 116.0501 b). Directional signs, if required, may be provided as specified in Section 130.0202 b), or as may be approved by the Community and Economic Development Department. all as indicated on a plat of record in the case of subdivided property, or a deed of record in the case of unsubdivided property, as recorded at the effecttive date of this Ordinance. However, in no instance shall the yard be reduced by more than ten feet. d) Nothing in this Section shall prevent the alteration, improvement, or increase in bulk of a structure existing at the effective date of this Ordinance; provided, that any addition resulting in an increase in ground area of the structure shall conform to the following requirements: (Ord. No. 446-G, § 1, 6-26-69) 116.0700 Height limitations. No building or structure, or part thereof, shall be erected or altered to a height exceeding eighty (80) feet, provided that in any portion of a Wl District 150 feet or more from all Rl, R2, R3, R4, R5, and R6 Districts there shall be no limitation on the height of buildings or structures. (1) If the addition exceeds the existing structure in dimensions along a street, alley, or other public rightof-way, or abuts property zoned in a residential district classification, such addition shall conform to the provisions of this Section. (2) If the addition is less than or equal to the existing structure in dimensions along a street, alley, or other right-of-way, or abuts property zoned in a residential district classification, the minimum yard of the addition shall be not less than the yard of the existing structure; provided, that if the existing structure exceeds the yard requirements of this Section, the addition shall be subject only to the minimum yard requirements of this Section. Ground or free-standing signs shall not exceed seventy (70) feet in height. 116.0900 Signs. Signs shall be classified and permitted in accordance with the provisions of Article XIII. 116.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. 118.0000 SDI Special development district. e) All portions of the above required yards shall be kept free of refuse and debris and all portions not used for access shall be landscaped with lawn or other ornamental horticultural materials which are to be maintained in a healthy, neat, and orderly condition at all times. If necessary to properly maintain the lawn or other ornamental horticultural materials, a water bib or other means of supplying water shall be provided. The SD 1 District is designed for areas of the city in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The SDl District is designed to encourage one portion of this development. It 155 �§ 118.0000 DETROIT, MICHIGAN Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. will permit high intensity residential development, with a carefully controlled mix of low-rise office, commercial, and service facilities. 118.0200 Uses permitted subject to department review of site plan. 118.0100 Uses permitted as a matter of right. Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113. Institutions of an educational character other than penal or correctional institutions or trade schools. Use Group I, which shall be limited to the following uses: The following uses, differing in various degrees from the primary residential use of this district, require site plan review to assure a satisfactory blending of the building, structure, or use into the contiguous and adjacent area. In compliance with this objective, the Community and Economic Development Department may impose conditions it deems necessary to insure that the building, structure, or use will be non-injurious to contiguous uses and not contrary to the spirit and purpose of this Ordinance: A. Open uses 1. The following non-commercial recreational uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings. Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pick Up Trucks, School Buses and those motor vehicles necessary and accessory to the operation or uses permitted in this Zoning District. Parking Structures Personal service establishments: Dry cleaning or laundry pick-up stations Barber shops Beauty shops Shoe repair shops Private clubs, lodges, or similar uses Radio or television stations Signs, as regulated by Article XIII Uses similar to the above specified uses. Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use B. Community facilities 1. Religious uses as follows: a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats 2. Public libraries or museums 3. Non-commercial art galleries 4. Schools, excepting commercially operated vocational or trade schools 5. The following public utility facilities, without service or storage yards: a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings 6. Non-profit neighborhood centers (Ord. No. 679-G, § 1, 4-18-72) C. Uses similar to the above specified uses 156 I I I f �I I I I I I § 118.0000 DETROIT ZONING ORDINANCE users and residents of this area, the following uses may be permitted by the Community and Economic Development Department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purposes of this district: 118.0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Council if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed. Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000. Stores of a generally recognized retail nature whose primary business is the sale of new merchandise. Radio, television or household appliance repair shops Uses similar to the above specified uses Single- and two-family dwellings, which may contain home occupations as regulated in Section 83.0105, paragraphs b) through h) Town houses, maximum of twelve (12) in any group of attached town houses Hotels or motels as regulated by Section 66.0000 Rooming houses Police or fire stations or other public buildings or public uses not enumerated in Use Group I Research laboratories, except those utilizing large animals (Ord. No. 764-G, § 1, 10-31-72) 118.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 118.0310. In order to provide urban amendities in a convenient and orderly manner for 118.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Multiple-family dwellings Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 157 Minimum Zoning-Lot Width 7,000 sq. ft. 70' 10,000 sq. ft. 70' 5,000 sq. ft. 50' 10,000 sq. ft. 70' 10,000 sq. ft. 7,000 sq. ft. 70' 70' �§ 118.0000 DETROIT, MICHIGAN 118.0402 Uses Permitted Subject to Department Review of Site Plan Minimum Zoning-Lot Area 7,000 sq. ft. Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescant, nursing, or rest homes Private clubs, lodges, or similar uses Minimum Zoning-Lot Width 70' 7,000 sq. ft. 70' 7,000 sq. ft. 7,000 sq. ft. 70' 70' Minimum Zoning-Lot Area 5,000 sq. ft. 6,000 sq. ft. 7,000 sq. ft. 1,800 sq. ft. 7,000 sq. ft. 7,000 sq. ft. Minimum Zoning-Lot Width 50' 55' 70' 18' 70' 70' 118.0403 Permitted with Approval Uses Single-family detached dwellings Two-family dwelling Group of attached town houses Each town house Hotels or motels Rooming houses 118.0500 Yard requirements. Yards shall be provided for each use in requirements: accordance with the following minimum 118.0501 Uses Permitted as a Matter of Right Front Yard Multiple-family dwellings Religious institutions excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public utility facilities, without service or storage yards Institutions of an educational character other than penal or correctional institutions or trade schools Public libraries or museums; non-commercial art galleries Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 158 Side Yards' Rear Yard 20' Formula A 30' 20' 20' Formula B 14' combined 4' minimum 30' 30' 20' 15' each 30' 20' Formula B 30' 20' Formula B 30' 20' 20' Formula B Formula B 30' 30' I I I �I I I I I I I § 118.0000 DETROIT ZONING ORDINANCE 118.0502 Uses Permitted Subject to Department Review of Site Plan Front Yard Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Marinas Medical or dental clinics Private clubs, lodges, or similar uses Parking lot Parking structures Personal service establishments Side Yards 1 Rear Yard 20' 20' Formula B Formula A 30' 30' 20' Formula A 30' 20' 20' 20' 20' 20' 20' 20' Formula 20' each Formula Formula Formula Formula Formula B 30' B B A B2 B 30' 30' 512 30' Side Yard 1 Rear Yard 118.0503 Permitted with Approval Uses Front Yard Single- and two-family dwellings 20' 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each Hotels or motels Rooming houses Town houses Police or fire stations or other public buildings Research laboratories, excepting those utilizing large animals Commercial uses provided for in Section 118.0310 20' 20' Formula B Formula B 30' 30' 30' 30' 30' 30' 'See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 2 159 �Max. Ht. 118.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 District (Section 85.0504) shall apply to similar accessory uses in the SDl District. Uses accessory to single- and two-family dwellings 118.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: .07 118.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the regulations specified in Article IV, Section 47.0000. Min. RSR' 119.0000 SD2 Special development district. 1.00 1.00 The 8D2 District is designed for areas of the City in which there is much investment interest and activity and great development potential. Generally, in these areas, private developers have been active in changing the character of the area by increasing the intensity of development and converting land to higher intensity uses, both residential and commercial. The 8D2 District is designed to encourage one portion of this development. It will permit high-rise office and commercial structures, with a controlled mix of transient and permanent residential facilities, together with appropriate service and retailing facilities. 1.00 1.00 1.00 1.00 1.00 1.00 118.0603 Permitted with Approval Uses Single- and two-family dwellings Town houses Hotels or motels Rooming houses Police or fire stations or other public buildings Research laboratories Max. FAR' Min. RSR' 35' 1.50 2.00 1.50 2.00 The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoning-lot, excepting as provided in Section 82.0801. 118.0602 Uses Permitted Subject to Department Review of Site Plan Max. Ht. Commercial uses Provided for in Section 118.0310 118.0800 Lot coverage. 1.00 As specified in R6 District, Section 86.0601 Business or professional offices Fraternity or sorority houses Homes, centers, or schools for the care, boarding, or teaching of children Hospitals, sanatoriums, convalescent, nursing, or rest homes Medical or dental clinics Private clubs, lodges, or similar uses Parking structures Personal service establishments One story (Ord. No. 764-G, § 1, 10-31-72) Max. FAR' Min. RSR 1 Max. FAR' Min. RSR 1 'See Sections 80.0601 and 80.0602 for formulas. 118.0601 Uses Permitted as a Matter of Right 2.00 Max. FAR' but not exceeding 15' (Ord. No. 764-G, § 1, 10-31-72) Multiple-family dwellings Institutions of an educational character Use Group I I DETROIT, MICHIGAN § 118.0000 .07 119.0100 Uses permitted as a matter of right . Use Group I, which shall be limited to the following uses; 1.00 1.00 160 I .. I I I �I I I •I DETROIT ZONING ORDINANCE located on or below the ground floor of business or professional offices, provided that the Community and Economic Development Department may approve such uses being located elsewhere in the A. Open uses 1. The following non-commercial rec- reation uses: a) Golf courses b) Outdoor tennis courts c) Ice skating rinks d) Swimming pools 2. Parks or playgrounds 3. Railroad rights-of-way, not including storage tracks, yards, or buildings structure in accordance with the provisions of Section 65.0000 Medical or dental clinics Institutions of an educational character other than penal or correctional institutions or trade schools Parking Lots or Parking Areas for the storage or parking of operable motor vehicles, but excluding all Trucks and Truck Tractors except Panel Trucks, Pickup Trucks, School Buses and those motor vehicles necessary and accessory to the operation of uses permitted in this Zoning District Parking Structures Personal service establishments: Dry Cleaning or Laundry Pick-up stations B. Community facilities 1. Religious uses as follows: II - 2. 3. 4. 5. 6. 1119.0000 a) Churches, chapels, temples, or synagogues b) Rectories, parsonages, or parish houses c) Monasteries, convents, seminaries, or religious retreats Public libraries or museums Non-Commercial art galleries Schools, excepting commercially operated vocational or trade schools The following public utility facilities without service or storage yards a) Electric transformer substations b) Gas regulator stations c) Water works, reservoirs, pumping stations, or filtration plants d) Telephone exchange buildings Non-profit neighborhood centers Barbershops Beauty shops Shoe repair shops Radio or television stations Research laboratories, excepting those utilizing large animals Signs, as regulated by Article XIII Uses similar to the above specified uses Uses accessory to any of the above permitted uses when incidental to and on the same zoning-lot as the principal use. C. Uses similar to the above specified uses (Ord. No. 679-G, § 1, 4-18-72) Business or professional offices, which may contain delicatessens or restaurants and which may sell liquor in conjunction therewith, or establishment for the sale of beer or intoxicating liquor for consumption on the premises, as regulated by Section 66.0000; provided, that each of these uses shall have a maximum gross floor area of 2,000 square feet, coffee shops; cleaning or pressing shops; laundry pick-up stations; barber or beauty shops; tobacco or newspaper stands or shops; gift shops; telegraph offices; drugstores; or similar commercial uses when 119.0300 Permitted with approval uses. The following uses and uses accessory thereto shall be permitted by the Community and Economic Development Department, or Board of Zoning Appeals if specified, and subject to compliance with the provisions and standards as set forth in Section 65.0000 and to all conditions as hereinafter listed. Arcades, subject to compliance with all of the requirements of Section 92.0302 Single or two-family dwellings, which may contain home occupations as regulated by Section 83.0105, ·paragraphs b) through h) Supp.No.4 161 �1119.0000 I DETROIT, MICHIGAN Town houses, maximum of twelve (12) in any group of attached town houses Police or fire stations or other buildings or public uses not enumerated in Use Group I Fraternity or sorority houses Hotels or motels as regulated by Section 66.0000 Heliports, subject to the approval of the Board of Zoning Appeals after report and recommendation from the Detroit Aviation Commission and the Community and Economic Development Department and upon finding that such use is suitable in relation to the features and objectives of the master plan and not contrary to the spirit, intent, and purpose of this District Motor vehicle filling and service stations subject to the requirements as stated in Article IX, Section 93.0300 Motor vehicle services excluding body or fender bumping or painting shops or major motor repairing Rooming houses Theaters, excluding drive-in theaters Private clubs, lodges, or similar uses Public dance halls Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings, which may contain non-residential uses as specified in Article VIII, Section 86.0113 Uses similar to the above uses. 119.0310 In order to provide urban amenities in a convenient and orderly· manner for users and residents of this area, the following uses may be permitted by the Community and Economic Development Department provided a finding is made that such uses will not have a deleterious effect upon the contiguous uses nor be contrary to the character and intended purpose of this district. Restaurants, standard Establishments for the sale of beer or intoxicating liquor for consumption on the premises as regulated by Section 66.0000 Stores of a generally recognized retail nature whose primary business is the sale of new merchandise Radio, television or household appliance repair shops Uses similar to the above specified uses. (Ord. No. 446-G, § 1, 6-26-69; Ord. No. 764-G, § 1, 10-31-72; Ord. No. 384-H, § 1, 3-12-80; Ord. No. 487-H, § 1, 2-19-82) 119.0400 Lot size requirements. Zoning-lot size requirements shall be as hereinafter specified for the indicated uses: 119.0401 Uses Permitted as a Matter of Right Minimum Zoning-Lot Area Minimum Zoning-Lot Width Religious institutions, excepting detached rectories, parsonages, or parish houses Detached rectories, parsonages, or parish houses Public libraries or museums; non-commercial art galleries 10,000 sq. ft. 5,000 sq. ft. 10,000 sq. ft. 70' 50' 70' Schools, excepting commercially operated vocational or trade schools Non-profit neighborhood centers 10,000 sq. ft. 7,000 sq. ft. 70' 70' Supp.No.• 182 I I I �I I I I I DETROIT ZONING ORDINANCE § 119.0000 119.0403 Permitted with Approval Uses Minimum Zoning-Lot Width Minimum Zoning-Lot Area Single-family dwellings Two-family dwellings Group of attached town houses Each town house Fraternity or sorority houses Hotels or motels Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings Private clubs, lodges, or similar uses Rooming houses 5,000 6,000 7,000 1,800 7,000 7,000 sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. 50' 55' 70' 18' 70' 70' 7,000 7,000 7,000 7,000 sq. sq. sq. sq. ft. ft. ft. ft. 70' 70' 70' 70' 119.0500 Yard requirements. Yards shall be provided for each use in accordance with the following minimum requirements: 119.0501 Uses Permitted as a Matter of Right Front Yard Religious institutions, excepting detached rectories, parsonages, or parish houses 20' Detached rectories, parsonages, or parish houses 20' Side Yards' Formula B 14' combined 4' minimum Rear Yard 30' 30' Public utility facilities, without service or storage yards 20' 15' each 30' Formula B 30' Formula Formula Formula Formula B B B B 30' 30' 30' 30' Formula Formula Formula Formula Formula Formula B A B2 B B B 30' Public libraries or museums; non-commercial art galleries 20' Schools, excepting commercially operated vocational or trade schools 20' Non-profit neighborhood centers 20' Business or professional offices 20' Medical or dental clinics 20' Institutions of an educational character other than penal or correctional institutions or trade schools 20' Parking lots 20' Parking structures 20' Personal service establishments 20' Radio or television stations 20' Research laboratories 20' 163 512 30' 30' 30' �§ 119.0000 DETROIT, MICHIGAN 119.0503 Permitted with Approval Uses Front Yard Single- or two-family dwellings 20' Town houses Hotels or motels Fraternity or sorority houses Police or fire stations or other public buildings Hospitals, sanatoriums, convalescent, nursing, or rest homes Private clubs, lodges, or similar uses Multiple-family dwellings Rooming houses Commercial uses provided for in Section 119.0310 Rear Yard Side Yard' 30' 20' 20' 20' 20' 14' combined 4' minimum Formula A Formula A Formula A 15' each 30' 30' 30' 30' 20' 20' 20' 20' 20' Formula Formula Formula Formula Formula 30' 30' 30' 30' 30' B B B B B See Section 80.0603 for formulas. No yard need be provided if either of the following conditions exist: 1) if the zoning-lot line abuts a public alley, easement, or railroad right-of-way; or 2) if the zoning-lot line abuts for at least one-half of its length a building conforming as to use which itself has no yard at the point of abutment. 1 2 119.0504 Accessory Uses. Regulations governing minimum yards for accessory uses in the R5 and SDI Districts (Sections 85.0504 and 118.0504) shall apply to similar accessory uses in the SD2 District. (Ord. No. 764-0 § 1, 10-31-72) 7 119.0600 Building bulk and recreational space requirements. Building bulk and recreational space requirements for principal and accessory uses shall be as hereinafter specified: 119.0601 Uses Permitted as a Matter of Right Max. FAR 1 Use Group I Business or professional offices Medical or dental clinics Institutions of an educational character other than penal or correctional institutions or trade schools Parking structures Personal service establishments Radio or television stations Research laboratories 164 Min. RSR 1 As specified in R6 District, Section 86.0601 2.25 2.25 2.25 1.50 1.50 1.50 1.50 -I ., I I I �I I I I I I DETROIT ZONING ORDINANCE § 120.0000 119.0603 Permitted with Approval Uses Max. Ht. Single- or two-family dwellings Town houses Police or fire stations or other public buildings Hotels or motels Fraternity or sorority houses Private clubs, lodges, or similar uses Hospitals, sanatoriums, convalescent, nursing, or rest homes Multiple-family dwellings Rooming houses Uses accessory to single- or two-family dwelling Max. FAR 1 Min. RSR 1 35' 1.50 2.25 2.25 1.50 2.25 2.25 2.25 1.50 .07 .07 One story but not exceeding 15' Commercial uses provided for in Section 119.0310 See Sections 80.0601 and 80.0602 for formulas. 1 (Ord. No. 764-G, § 1, 10-31-72) 120.0200 Community and economic development department review. 119.0800 Lot coverage. The combined area occupied by all buildings not regulated by FAR and RSR shall not exceed thirty-five (35) percent of the area of the zoning-lot except as provided in Section 82.0801. The Community and Economic Development Department shall, for all uses permitted in this district, review site, elevation and landscape plans to assure that any building, structure or use will be blended into the contiguous and adjacent areas so as to promote a campus-like setting and be non-injurious to contiguous uses and not contrary to the spirit and purpose of this ordinance. The required Community and Economic Development Department review shall include, but not be limited to, 119.1000 Off-street parking and loading requirements. Off-street parking and loading facilities shall be provided in accordance with the requirements of Article IV, Section 47.0000. 120.0000 SD3 Special development district. Proximity to Adjacent Residential Developments Open Space Bulk Set-backs Traffic Flow Parking Signs The SD3 District is designed for areas of the city in which research facility development in a campus-like setting is practicable. (Ord. No. 156-H, § 1, 10-13-76) 120.0100 Uses permitted as a matter of right, subject to community and economic development department review of site, elevation and landscape plans. (Ord. No. 156-H, § 1, 10-13-76) Research facilities (Ord. No. 156-H, § 1, 10-13-76) 165 �I DETROIT, MICHIGAN § 130.0000 directing attention to the principal business or profession conducted, or to the principal type of commodity, service, or entertainment sold or offered on the premises on ·which the sign is located or to which it is affixed. ARTICLE XIII. SIGNS 130.0000 Sign regulations. Sign controls have been written for each district and placed in this one section of the Ordinance for ease of use and administration. All signs have been divided into six major categories according to content, viz., advertising, business, directional, identification, institutional bulletin, and real estate. These are then further divided according to structure type, viz., double-face, flashing, illuminated, roof, ground, and wall. As an aid to the user of the Ordinance, definitions pertaining to signs have been re-stated in the first part of this Section. 130.0100 Definitions. 130.0101 Sign. A sign is a name, identification, description, display, or illustration which is affixed or applied to or represented directly or indirectly upon a building, structure, or zoning-lot and which directs attention to an object, product, place, activity, person, institution, organization, or business. However, a "sign" shall not include any display of official court or of public agency notices, nor shall it include the flag, emblem, or insignia of a nation, political unit, school, or religious group. I d) Identification Sign. A sign identifying the name of the individual, profession, occupation, organization, hotel, or motel occupying the premises, or the name or street number of the building. Information directly related to principal or accessory uses of the property may also be included, provided not more than thirty-five (35) percent of the area of the sign is devoted to said information. I f) Real Estate Sign. A sign advertising that the premises on which it is located is for sale, lease, or rent. 130.0104 Structural Types: a) Double-Face Sign. A sign, both sides of which are visible and used as signs. A "V" type sign shall be considered a double-face sign provided the least angle of intersection does not exceed ninety (90) degrees. 130.0103 Major Categories: a) Advertising Sign. A sign which directs attention to a business, commodity, service, or entertainment, conducted, sold, or offered elsewhere than on the premises on which the sign is located or to which it is affixed, or only incidentally sold or offered on said premises. b) Flashing Sign. Any illuminated sign on which the artificial light is not maintained stationary or constant in intensity or color at all times when in use. c) Illuminated Sign. ~ny ~ign designed to give forth any artificial light, or designed to reflect such light deriving from b) Business Sign. A sign, at least fifty (50) percent of whose area is devoted to 166 .. c) Directional Sign. A sign directing and guiding traffic or parking but bearing no advertising matter. e) Institutional Bulletin. A sign of any governmental agency, religious group, fraternal or philanthropic organization, hospital, or school, and located on the premises and bearing only information related to activities conducted on the premises, persons involved, or other identification information. 130.0102 Sign, Area of. The area of a sign shall be computed as the entire area circumscribed by a parallelogram, triangle, circle, semi-circle, or any combination of these figures, which includes all of the display area of the sign including frames surrounding display areas. I I �I I I DETROIT ZONING ORDINANCE any source which is intended to cause such light or reflection. other impairments that would seriously detract from the visibility of said sign; and (2) That the increase in height at the proposed location reviewed in conjunction with the design and appearance of said sign indicates that said increase will not have a detrimental effect on the privacy, light, or air of neighboring properties; and (3) That the increase in height will not substantially affect the use or development of adjacent or surrounding property by impairing or detracting from the aesthetic value of said property. d) Projecting Sign. A sign constructed or erected so as to be attached at one end to a building, pole, or other structure, and projecting out therefrom. I • •I II II § 130.0000 e) Roof, Ground, or Wall Signs. Signs which are affixed to or comprise a part of the roof, ground, or wall. 130.0200 General regulations. The following regulations shall apply to the indicated types of signs: 130.0201 General Height Limits. The following height limitatons shall apply except where more restrictive regulations are applicable. The height of a sign shall be the distance between the highest part of the sign and the grade of the nearest sidewalk. 130.0202 Directional Signs: a) In residential Zoning District Classifications a) Ground or free-standing signs shall not exceed thirty-five (35) feet in height, except where the district regulations permit a greater height, ground or free-standing signs may be permitted up to the height regulations specified in the district but in no instance more than seventy (70) feet in height. (1) Area and Number-One directional sign at each point of ingress and egress shall be permitted. No sign shall exceed two square feet in area. (2) Height-No sign shall extend more than five feet above the level of the nearest sidewalk. b) Business or identification signs shall be permitted to a height not in excess of the height limitation for roof, wall, ground, or projecting signs as applicable for the district. b) In Non-Residential Classifications: Zoning District (1) Area and Number-One directional sign at each point of ingress and egress shall be permitted. No sign shall exceed six square feet in area. (2) Height-No sign shall extend more than five feet above the level of the nearest sidewalk. c) Roof signs shall not exceed the maximum building height permitted in the district in which said sign is located. d) Projecting signs attached to a building wall shall not exceed the maximum building height permitted in the district in which said sign is located. 130.0203 Institutional Bulletin: a) Area and Number. One such sign, not exceeding thirty-two (32) square feet in area, shall be permitted. On a cornerlot the maximum size sign shall be permitted on each street frontage. e) The Board of Zoning Appeals, on petition, may waive the height limitation in specific cases upon making all of the following findings: (1) That the sign, if constructed within b) Height. No sign shall extend higher than fifteen (15) feet above the level of the nearest sidewalk. the permitted height limitation, would have sight obstruction or 167 �I § 130.0000 DETROIT, MICHIGAN I 130.0300 Signs in Rl, R2, R3, R4, R5, and R6 districts. 130.0204 Real Estate Signs: a) Area and Number. In residential zoning district classifications-One such sign not exceeding six square feet in area nor located closer than eight feet to any other zoning-lot, shall be permitted. On a corner lot, the maximum size sign shall be permitted on each street frontage. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0301 Permitted Signs: a) Identification signs b) Directional signs in accordance with the provisions of Section 130.0202. b) Height. No real estate sign in a residential district classification shall extend higher than fifteen (15) feet above the level of the nearest sidewalk. c) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. 130.0205 Roof Signs. Roof signs shall be prohibited in all areas zoned in a residential district classification, and in all Bl, B2, SDI, SD2, and PCA Districts. d) Real estate signs in accordance with the provisions of Section 130.0204, excepting that no rooms for rent signs shall be permitted in the Rl or R2 Districts. 130.0206 Double-Face Signs. Where a sign is permitted by any provision of this Ordinance, it shall be construed to permit a double-face sign. Each face of a double-face sign may equal the maximum size for the particular type of sign permitted. 130.0302 Area of Signs: a) The gross area of any identification sign for a residential building, other than a sign identifying a permitted home occupation, shall not exceed in square feet the number of dwelling units within the building or thirty-two (32) square feet, whichever is less; provided, that in the R4, R5, and R6 Districts signs for hotels or motels may have a gross area of up to thirty-two (32) square feet. On a corner-lot, the maximum size sign shall be permitted on each street frontage. Identification signs pertaining to a permitted home occupation shall not exceed 144 square inches. 130.0207 Signs on Awnings. Signs on awnings shall be exempt from the limitations imposed by this Ordinance on the projection of signs from the face of the wall of any building or structure, provided that any sign located on an awning shall be affixed flat to the surface thereof, shall be non-illuminated, and shall indicate only the name or address of the establishment. Further, no such sign shall extend vertically or horizontally beyond the limits of said awning. 130.0208 Signs on Marquees and Canopies. Where limitations are imposed by this Ordinance on the projection of signs from the face of the wall of any building or structure, such limitations shall not apply to signs on any marquees or canopies, provided that any sign located on a marquee or canopy shall be affixed flat to the surface thereof or be suspended within and below the outer marquee or canopy limits. b) The gross area of any identification sign for a non-residential building shall not exceed thirty-two (32) square feet in area. On a corner-lot, the maximum size sign shall be permitted on each street frontage. 130.0303 Height of Signs: a) Ground signs, accessory to residential uses, shall not extend more than five 168 I I �I I I I II II II DETROIT ZONING ORDINANCE § 130.0000 d) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. feet above the level of the nearest sidewalk. b) Ground signs, accessory to non-residential uses, shall not extend more than nine feet above the level of the nearest sidewalk. c) No wall sign shall extend higher than fifteen (15) feet above the level of the nearest sidewalk; provided, that this provision shall not apply to hotels or motels. e) Real Estate signs in accordance with the provisions of Section 130.0205. f) Advertising signs in accordance with the provisions of Section 130.0201 130.0402 Area of Signs. The gross area of any identification sign for a residential building, other than a sign identifying a permitted home occupation, shall not exceed in square feet the number of dwelling units within the building, or thirty-two (32) square feet, whichever is less; provided, that signs for hotels or motels may have a gross area of up to thirty-two (32) square feet. On a corner-lot, the maximum size sign shall be permitted on each street frontage. Identification signs pertaining to a permitted home occupation shall not exceed 144 square inches. 130.0304 Projection of Signs. No sign shall project beyond the property line into a public way except that directional signs may project not more than eighteen (18) inches into a public way. Permitted identification signs and institutional bulletins projecting into any required yard shall be permitted if such sign is sixteen (16) square feet or less in area and six feet or less in height. Signs exceeding these dimensions may be permitted up to the maximum dimensions permitted in these districts subject to the approval of the Board of Zoning Appeals. 130.0404 Projection of Signs. No sign shall project more than thirty-six (36) inches into a public way. Permitted business and identification signs and institutional bulletins projecting into any required yard shall be permitted if such sign is sixteen (16) square feet or less in area and six feet or less in height. Signs exceeding these dimensions may be permitted in these districts subject to the approval of the Board of Zoning Appeals. 130.0305 Illumination of Signs. Signs may be either non-illuminated or illuminated, but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. 130.0400 Signs in Bl, B2, SDl, and SD2 districts. 130.0405 Illumination of Signs. Signs may either be non-illuminated or illuminated, but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0401 Permitted Signs: a) Business signs in accordance with the provisions of Sections 130.0201 and 130.0205. (Ord. No. 222-H, § 1, 12-28-77) 130.0500 Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4, and M5 districts. b) Identification signs in accordance with the provisions of Sections 130.0201 and 130.0205. c) Directional signs in accordance with the provisions of Section 130.0202. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 169 �§ 130.0000 I I DETROIT, MICHIGAN and Economic Development Department regarding the size, location, wording, and general design of the sign. 130.0501 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0201. d) Directional signs in accordance with the provisions of Section 130.0202. b) Identification signs in accordance with the provisions of Section 130.0201. c) Advertising signs in accordance with the provisions of Section 130.0201. e) Institutional bulletins in accordance with the provisions of Sections 130.0203 and 130.0205. d) Directional signs in accordance with the provisions of Section 130.0202. f) e) Institutional bulletins in accordance with the provisions of Section 130.0201. I Real estate signs in accordance with the provisions of Section 130.0205. ' 130.0604 Projection of Signs. No sign shall project more than twelve (12) inches into a public right-of-way. 130.0504 Projection of Signs. Signs may project into a right-of-way but in no instance shall such signs project beyond the curb. 130.0700 Signs in TM districts. Unless otherwise specified, only the following signs, subject to the stated conditions, shall be permitted: 130.0505 Illumination of Signs: a) Signs may be either non-illuminated or illuminated, provided, that flashing or blinking signs shall be no closer than 100 feet to property zoned in a residential district classification if the face of such sign is visible from said property. 130.0701 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0201. b) Identification signs in accordance with the provisions of Section 130.0201. b) Illuminated signs shall be so arranged to reflect light away from residential structures. c) Directional signs in accordance with the provisions of Section 130.0202. 130.0600 Signs in PCA districts. d) Institutional bulletins in accordance with the provisions of Section 130.0203. 130.0601 Permitted Signs: a) Business signs in accordance with the provisions of Section 130.0205 and subject to the approval of the Community and Economic Development Department as to size, location, and general design. 130.0704 Projection of Signs. No sign shall project more than thirty-six (36) inches into a public way. b) Identification signs in accordance with the provisions of Section 130.0205 and subject to the approval of the Community and Economic Development Department as to size, location, and general design. 130.0705 Illumination of Signs. Signs may be either non-illuminated or illuminated but in no instance shall flashing or blinking signs be permitted. Illuminated signs shall be so arranged to reflect light away from residential structures. c) Advertising signs in accordance with the provisions of Sections 130.0201 and 130.0205, and subject to the approval of the City Council after report and recommendation from the Community 130.0800 Signs in PC, PD, and Pl districts. e) Real estate signs in accordance with the provisions of Section 130.0205. 130.0801 Permitted Signs. Signs shall be permitted in PC, PD, or Pl Districts subject to the development controls established in the applicable district regulations. 170 I �I • DETROIT ZONING ORDINANCE investigation and report to the City Council. The Community and Economic Development Department shall investigate the practicality and feasibility of such a project for the area proposed and submit an appropriate recommendation to the City Council. ARTICLE XIV. DEVELOPMENT IMPROVEMENT AREA 140.0000 Development area. § 140.0000 improvement The Development Improvement Area is a special area that is hereby established to permit property owners in business or other areas to request City assistance in upgrading the external physical appearance of their area. The provisions allow for the employment of a design consultant to prepare a development-improvement plan, including such items as planting boxes or other "street furniture", lighting and lighting fixtures, building materials and finishes and colors including building facade modernizations, improvements in parking and traffic facilities, all aspects of signs, and overall color scheme, an improved pedestrian circulation scheme, or any other visual or functional appurtenances for the district. Provision is also made for the establishment of a special assessment district to defray all or part of the costs of such improvement projects. (Ord. No. 67-H, § 1, 10-8-75) 140.0300. If the City Council deems it advisable to establish such a Development Improvement Area, they shall, by resolution, fix a time and place where a public hearing will be held. The City Council shall cause a notice of such hearing to be published, at least twice, in a daily paper of general circulation at least ten days prior to the time fixed for such hearing. Such notice shall state the nature of the proposal and that it is proposed to levy an assessment upon land or lands within the area described in the petition. At least ten days prior to such hearing the City Clerk shall notify property owners within the area of said hearing by first class mail sent to them at the address appearing on the most recent tax rolls of the City of Detroit. At the public hearing, or at any adjournment thereof, the City Council may, by resolution, approve the establishment of a Development Improvement Area as beneficial to the area and to the businesses or other establishments therein. (Ord. No. 67-H, § 1, 10-8-75) 140.0100. Hereafter a Development Improvement Area, to be financed by special assessment according to the probable benefits to be derived therefrom, may be initiated upon petition to the City Council by the owners of at least fifty-one (51) percent of the land frontage along which such business or other establishments are operating in any area comprised of at least one block frontage on both sides of the street, or other appropriate area which may be approved by the Community and Economic Development Department and the City Council. (Ord. No. 67-H, § 1, 10-8-75) 140.0400. Subsequent to the designation of such a Development Improvement Area the City Council shall: a) Direct the Community and Economic Development Department, in cooperation with petitioners, to select and recommend to the City Council the appointment of a specific architect or other professional designer to serve as consultant for the improvement of the area, and the probable cost of the consultant's services. Also the Community and Economic Development De- (Ord. No. 863-G, § 1, 11-20-73; Ord. No. 67-H, § 1, 10-8-75) 140.0200. Said petition shall be filed with the City Clerk who shall refer it to the Community and Economic Development Department for 171 �§ 140. 0000 I DETROIT, MICHIGAN sessors shall submit their report to the City Cou:r;icil who may approve it and forward it to the Community and Economic Development Department for further processing. partment, after consultation with the Board of Assessors, shall recommend what portion of this cost should be paid by a special assessment district, and what portion should be paid by the City. (Ord. No. 67-H, § 1, 10-8-75) 140.0700. b) Direct the Board of Assessors to prepare a tentative special assessment district to defray the cost of the consultant's services. I The Community and Economic Development Department shall then again meet with petitioners to review the tentative special assessment roll and the entire improvement program. If a majority of the petitioners approve the plans and wish to proceed with the improvements, a petition stating that fact and signed by property owners within the assessment district, representing at least fifty-one (51) percent of the proposed assessment, shall be filed with the City Council, and no improvements shall proceed without such petition. (Ord. No. 67-H, § 1, 10-8-75) 140.0500. Upon appointment of a designer and approval of his fee by the City Council, the City Council shall direct the Board of Assessors to prepare a special assessment roll and transmit this roll to the City Council who may confirm same and direct it to the City Treasurer who shall thereupon proceed to collect this assessment. If this assessment is not paid within sixty (60) days after receipt of the special assessment roll, then the City Treasurer shall report this fact to the City Council who may then order the Development Improvement Area cancelled and the assessments reftmded. ' (Ord. No. 863-G, § 1, 11-20-73; Ord. No. 67-H, § 1, 10-8-75) 140.0800. When such a petition is received the City Council shall fix a time and place where a public hearing will be held at which any person may express his views regarding the proposed improvement or assessment. At least ten days prior to the public hearing the City Council shall cause a notice of such hearing to be published, at least twice, in a daily paper of general circulation, and said notice shall state the nature of the improvement and that it is proposed to levy an assessment upon the land in the assessment district. At least ten days prior to such hearing the City Clerk shall notify property owners within the assessment district of said hearing by first class mail sent to them at the address appearing on the most recent tax rolls of the City of Detroit. (Ord. No. 67-H, § 1, 10-8-75) 140.0600. When all assessments have been collected the City Council shall notify the appointed designer to proceed with the preparation of the improvement plan and cost estimate and submit same to the Community and Economic Development Department who shall, in conjunction with petitioners, investigate the practicality and feasibility of the proposed improvements and report to the City Council their recommendation regarding the acceptability of the project and what portion of the cost thereof, if any, should be paid by the city. If the City Council approves the plans and cost estimate, they shall forward them to the Board of Assessors and request that office to prepare a benefitted district and a tentative special assessment roll to pay for the improvements proposed. The Board of As- (Ord. No. 67-H, § 1, 10-8-75) 140.0900. At the public hearing, or at any adjournments thereof, the City Council may, by resolution, either rescind their previous action 172 ' �I I I I I I I II DETROIT ZONING ORDINANCE § 140.0000 sufficient funds to defray the city's portion of the improvement, and the assessable cost of the improvement shall be paid by the City Treasurer out of funds collected in advance through the tentative special assessment roll herein mentioned. The balance, if any, shall be paid from a revolving fund to be created by the City Council. which established the Development Improvement Area, or confirm or adjust the Development Improvement Area and the tentative special assessment roll. If the Development Improvement Area and assessment roll are confirmed, the City Council shall: 140.0901. Transmit the assessment roll to the City Treasurer who shall proceed to collect in advance ten (10) percent or more of the assessable cost of the proposed improvements, provided, howev~r, that the City Treasurer shall not accept from any person more than the· total amount shown on the assessment roll against the property actually owned by such person. If ten (10) percent is not paid within sixty (60) days after receipt of the assessment roll, then the City Treasurer shall report the deficiency to the City Council. The City Council may then order the improvement cancelled and the deposits refunded. If ten (10) percent or more 6f the assessable cost is collected by the City Treasurer within sixty (60) days after receipt of the assessment roll, he shall notify City Council to that effect. (Ord. No. 67-H, § 1, 10-8-75) 140.1100. Upon completion and acceptance of the improvements by the City Council, the appropriate city office shall certify the cost of said improvement to the Board of Assessors who shall then prepare a regular special assessment roll for said improvement as provided for in Article 8, Chapter 6 of the Charter of the City of Detroit, as amended. The completed regular special assessment roll shall be confirmed by City Council and transmitted to the City Treasurer for collection in one or more but not to exceed ten annual installments. 140.0902. Transmit a copy of the proposed improvement plan to the Buildings and Safety Engineering Department and to any other affected department, board, or commission, and they shall not issue or approve any permits for external construction, of any type, within such Development Improvement Area unless the proposed construction is in conformance with the plans and specifications as adopted by the City Council, nor shall any specification as adopted by the Cily Council nor shall any City department engage in works or activities which are not in accord with such plans and specifications. Upon receipt of the above mentioned regular special assessment roll, the City Treasurer shall apply all monies collected upon the tentative special assessment roll to the regular special assessment roll and shall proceed with the collection of the assessments as provided in Article 8, Chapter 6 of the Charter of the City of Detroit, as amended. (Ord. No. 834-G, § 1, 6-26-73; Ord. No. 67-H, (Ord. No. 834-G, § 1, 6-26-73; Ord. No. 67-H, § 1, 10-8-75) In the event any person has paid more than his share of the total cost of the improvement as provided in the regular special assessment roll, the City Treasurer shall certify such overpayment to the City Council who shall direct a refund of such overpayment. § 1, 10-8-75) 140.1000. Ordinance 171-D, as amended, is hereby repealed and all ordinances or parts of ordinances in conflict herewith are hereby repealed only to the extent necessary to give this ordinance full force and effect. The City Council may then, by resolution, order the improvements made through the appropriate city offices. If the improvement is so ordered, the City Council shall appropriate 173 �I DETROIT, MICHIGAN § 140.0000 (JCC p. 2809-2973, Dec. 5, 1967) Passed November 19, 1968 Approved November 22, 1968 Published November 27, 28, 29, 1968 Effective December 22, 1968 City Clerk THOMAS D. LEADBETTER, 174 I �I II DETROIT ZONING ORDINANCE •II II II xv ARTICLE XV. ZONING MAPS* I II II Art. -· ROAD [l~T 72 63 64 61 18 t AVE ~ ~ 11: .-• 0 ~ 0 "'a: OEAAIOAN TWP. CITY OF DEARBORN CITY 0, IIIIELVN>ALE CITY 0, LNCCLN •Editor's note-On the following pages, maps of zoning districts have been reproduced for the convenience of the use of this Code. The ordinances listed in parentheses at the bottom of individual maps denote amendments to those maps. The official copies of these maps may be viewed in the city's zoning code offices. Supp. No. 2 175 �Art. xv DETROIT, MICHIGAN 0 1 (Ord. No. 394-G, § 1, 11-26-68~ Ord. No. 419-G, § 1, 4-1-69; Ord. No. 453-G, § 1, 7-8-69; Ord. No. 673-G, § 1, 3-21-72; Ord. No. 152-H, § 1, 9-29-76) . Supp. No. 2 176 I I �II II II Art. DETROIT ZONING ORDINANCE II xv R& \R a R3 II II II R!> 0 ◄ ~ ~3 : R!> ":,z « R6 0 z ◄ ~ B~ @ ,J) a R6 p C' GRANO T NK RR. M4 JL_ M4 R/V£R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 (Ord. No. 621-G, § 1, 9-21-71; Ord. No. 685-G, § 1, 5-2-72; Ord. No. 732-G, § 1, 9-26-72; Ord. No. 17-H, § 1, 1-10-75; Ord. No. 197-H, § 1, 7-27-77; Ord. No. 249-H, § 1, 5-22-78; Ord. No. 446-H, § 1, 5-27-81) Supp.No.4 177 -- - ------ �Art. xv DETROIT, MICHIGAN I I I -, (Ord. No. 462-G, § 1, 9-9-69; Ord. No. 473-G, § 1, 11-5-69; Ord. No. 653-G, § 1, 2-1-72; Ord. No. 697-G, § 1, 6-13-72; Ord. No. 850-G, § 1, 9-4-73; Ord. No. 58-H, § 1, 9-10-75; Ord. No. 152-H, § 1, 9-26-76; Ord. No. 520-H, § 1, 10-20-82) Supp.No.4 178 �I II II DETROIT ZONING ORDINANCE Art. xv ii II (Ord. No. 439-G, § 1, 6-10-69; Ord. No. 481-G, § 1, 12-16-69; Ord. No. 711-G, § 1, 7-18-72; Ord. No. 804-G, § 1, 3-6-73; Ord. No. 13-H, § 1, 12-9-74; Ord. No. 457-H, § 1, 7-15-81; Ord. No. 463-H, § 1, 8-5-81; Ord. No. 526-H, § 1, 10-20-82) Supp.No.4 179 �I Art. xv DETROIT, MICHIGAN (Ord. No. 479-G, § 1, 12-16-69; Ord. No. 606-G, § 1, 8-10-71; Ord. No. 693-G, § 1, 5-30-72; Ord. No. 770-G, § 1, 11-8-72; Ord. No. 833-G, § 1, 6-26-73) Supp.No.4 180 �I I DETROrI' 7DNING ORDINANCE Art. xv (Ord. No. 422-G, I 1, 4-8-69; Ord. No. 686-G, I I, 4-27-71; Ord. No. 850-G, 11, 1-26-72; Ord. No. 771-G, § 1, 11-8-72; Ord. No. 845-G, § 1, 8-21-73; Ord. No. 902-G, § 1, 5-21-74; Ord. No. 463-H, § 1, 8-5-81) Supp.No.4 181 �Art. xv DETROIT, MICHIGAN I I I ,, 9 (Ord. No. 693-G, § 1, 5-30-72; Ord. No. 713-G, § 1, 7-21-72; Ord. No. 775-G, § 1, 11-21-72; Ord. No. 837-G, § 1, 7-3-73; Ord. No. 261-H, § 1, 6-7-78; Ord. No. 358-H, § 1, 12-5-79; Ord. No. 366-H, § 1, 12-12-79; Ord. No. 498-H, § 1, 4-28-82) Supp.No.4 182 �I I DETROIT ZONING ORDINANCE Art. 8 (Ord. No. 576-G, § 1, 3-30-71; Ord. No. 717-G, § 1, 8-8-72) Supp.No.3 183 xv �Art. xv DETROIT, MICHIGAN (Ord. No. 837-G, § 1, 7-3-73) Supp.No.3 184 I �I I ArLXV DETROIT ZONING ORDINANCE I I I I I I I I I ~ v ----......_ t (. t I r t( 1 ~ 0 )' I- G 0 1114 '1 ~ t ( II'. II II II II ~ \) I- i: M4 ( I z Q I, 0 )- I- 0 M4 .. M<I G 10 (Ord. No. 661-G, § 1, 2-22--72) Supp. No. 4 186 10 �Art. xv DETROIT, MICHIGAN L I ( R6 I I R2 I R6 R6 PO 0 CL R2 R2 ·1 M:2 PO Q Q, R:2 .. ...... ..... 1: "T'T I!. R6 Pl) PD M4 PD II ti (Ord. No.Ord. 735-G, 1, 10-3-72; Ord. No. 22-H, § 1, 2-5-75; Ord. No. 61-H, § 1, 10-1-75; Ord. No. 508-H, § 1, 6-23-82; No. §512-H, § 1, 9-15-82) Supp.No.4 186 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I - (Ord. No. 427-G, § 1, 4-29-69; Ord. No. 517-G, § 1, 6-23-70; Ord. No. 570-G, § 1, 2-16-71; Ord. No. 657-G, § 1,; Ord. No. 22-H, § 1, 2-15-75) Supp.No.a 187 �Art. xv DETROIT, MICHIGAN I I (Ord. No. 516-G, § 1, 6-23-70) Supp.No.a 188 �I J DETROIT ZONING ORDINANCE Art. I I I I I I I I CITY or= ~AMTRAMCK C l ~y 0 , ffA,,,.,,,.~A,-,<:< c, ;y-_, o;r;orr ., M4 M4 l "4 · - •.4 8 M4 M4 14 t4 (Ord. No. 434-H, § 1, 4-15-81) Supp. No. 3 189 xv �Art. xv I I DETROIT, MICHIGAN I ~ I I I I 15-A 15-A I ;.: R LJ -ACZC 17 3 ~~~ ~.......... 1 - -- . [j[ ~~ ~ ~-- ~ -§Atgii I R2 R2 ...... Ne,__,,. RI I y,,..,.µ; LJ i~ '~ ~.,,.,.......\ .. " " xe~~ ::J \ N "' a: ~Q~ rJ -- i "' "' a: e, I uu H« _·~ _ _"'¾"' _• __"'1"' -~ _ ~ "' lit: LJ _• C >- -[ "'a: a: , ~A~~=,,_,,#i,,,r-=_=-.....J:!...,j,~ I ii: ~ii: ii a: ii: R2 fi;iii;i~~== ~ l~ wJ Cw ii: Cw 84 : I \ , , ~ ~ ~~ ~ i - - - - - - CITV OF HIGHLAND ""RK 15 ~ 15-A ii: ii ii ii: G ~: ii: ii: ii: - C 1847 f"«l ~ [E) --.m;.~.=-~~~-I G r 15 (Ord. No. 543-G, § 1, 10-20-70; Ord. No. 865-G, § 1, 11-27-73) Supp. No.3 190 �I f DETROIT ZONING ORDINANCE I I I I I I I I II '- (Ord. No. 164-H, § 1, 11-10-76) , 191 Art. xv �Art. xv DETROIT, MICHIGAN - ' - I ,-. I I I (Ord. No. 460-G, § 1, 9-9-69) 192 �f f DETROIT ZONING ORDINANCE I I I I I I I I ' ' ' ' (Ord~ No. 476-G, § 1, 11-25-69) Supp. No.a 193 Art. xv �~ Art. xv DETROIT, MICHIGAN I I 81 I I ' 1 (Ord. No. 477-G, § 1, 11-25-69; Ord. No. 431-H, § 1, 3-18-81) Supp.No.3 194 �Art. DETROIT ZONING ORDINANCE ..J I -,:,0,.,. C-Y· l[l&H'T 11 MILi[ QOAO I I I I I I '196 I '----- xv �~ Art. xv DETROIT, MICHIGAN •I ~ I I J I 196 �Art. XV DETROIT ZONING ORDINANCE RI I I ii: II II -1 ;; ;a ~ . .. rn ix ii: ii: - 4 ) ~ ix ~~<' J ~ •' Q,~ ~ ~ ~ \ ., r 1 \ ~ . ~6~ ~\ ~ ~\ ' ~~, ~ ~~ \ {, ~\ ~\ •'• \ ; I 1 ,.,:e ~\ .... \ .,,. _c,,. ......... ~.~ ~~, ,,,. . ..,,.... ~~ ~~ .,•-· ~\ J '• ~\ ~\ "'-0 ~\ ~ L \ ~\ ~ ~~ ~ - ~ 1 ® k d. ~ ?'-< 1' : " •" . ~" -l - - ' • • • ·: -~i rn_a: ~- ii: ix a: - ( ii: • - •- i ~ ~ ~~~~ • ~ i,~~ } ix I a: ii: I I II II II ~ _ _ a: I I L___)L..JL__ILJ RI RI ~LlR2 : @ ...,.~·/ ..,,.,./ ~~(, J J ~~~~~~ o.,,t." o•'"• • I l RI 'vl 22 2 197 �xv Art. DETROIT, MICHIGAN ~ I ...L I I I 112 I 112 I tU z 114 J . .. 't M4 :I I " ~ ii! l,l:s &~ RI I & ,I Rt t R . V ·=== I 24 23 . (Ord. No. 620-G, § 1, 9-21-71) 198 �r r DETROIT ZONINGORDINANCE ' I I I I I I '' 'Supp.No.a 199 Art. xv �I Art. xv DETROIT, MICHIGAN M2 RI ~....~ ,,p.t. ...,.,,. ,.-(-.."'....~► M2 ® @ 25 '25 (Ord. No. 395-G, § 1, 11-26-68; Ord. No. 423-G, § 1, 4-15-69; Ord. No. 885-G, § 1, 2-12-74) Supp.No.a 200 �f r DETROrr WNING ORDINANCE ~ I 1· @ Art.. @ _J,__,<--.J,__., ~ CE ~~',-,;,/,---JL..J:; ... .,~.. ~ :, '" I I I I I I J • '. . J '. ' • ' ll ·~ r;,"', ~ ~!~ · . ' ~• : ' cn:::J~ - •~ ~ .. wu•. S" ~ ' " . I • ~~=:;;;J-: , '-', ' 'iitJ:•, ~ c;,,;., ,w:n,,r----1 .--=- ~__J I ~==:~===:== , ·~:: . . ~-. ~ . ! .. ~~/.'\. ,,,} c::=~~;;- : "'" \ ., . ' ?/{ ~~-"'--__J/ .c.==::::!!!:j;: ~~~~-~.c =:E -_--~_,5-',••j~;,,< ' --~ s.-• ~_:=;:ii:=::.-=-L_-_-~_; ::J••,..-,_--::; = ~=-= - !::=_=-~_,=-' ~__. [ II:-=;:_-~,=-====~-~=~--~:-~_,~,--~ --_-=:al==== o,< ~ "'"\ ,,- Supp.No.3 201 ( r'' xv �.1 Art. xv l DETROIT, MICHIGAN 1 ~ I (Ord. No. 842-G, I 1, 8-7-73; Ord. No. 889-G, § 1, 4-10-74; Ord. No. 345-H, § 1, 9-27-79) Supp.No.3 202 27 �r r Art. DETROIT ZONING ORDINANCE xv I I I I I I I e / ( Z.7 ... 4 'II J~n. •rm~l• II - ~rn 28 ® (Ord. No. 440-G, § 1, 6-17-69; Ord. No. 651-G, § l, 1-25-72) Supp.No.a 203 26 �Art. xv DBTROrr, MICHIGAN I I I ~ .29 (Ord. No. 466-G, I 1, 9-23-89; Ord. No. 603-G, I 1, 8-3-71; Ord. No. 333-H, § 1, 7-11-79; Ord. No. 351-H, § 1, 10-17-79; Ord. No. 394-H, § 1, 6-4-80) Supp.No.a 204 �DETROIT ZONING ORDINANCE r Art. xv I I I I I I I 'II II II 3Q 30 (Ord. No. 564-G, I 1, 1-19-71; Ord. No. 651-G, I 1, 1-26-72; Ord. No. 789-G, I 1, 1-16-73; Ord. No. 167-H, 11, 11-24-76; Ord. No. 334-H, 11, 7-11-79) Supp.No.3 205 �Art. xv DETROrr, MICHIGAN I I M4 M4 I M4 I I M4 M4 M4 f 31 3t I 1, 3-26-69; Ord. No. 696-G, § 1, 6-13-72; Ord. No. 739-G, § 1, 10-12-72; Ord. No. 907-G, § 1, 6-18-74; Ord. No. 3-H, § 1, 8-16-74; Ord. No. 313-H, § 1, 2-28-79; Ord. No. 430-H, § 1, 3-11-81) (Ord. No. 416-G, Supp.No.3 206 �r Art. DETROIT ZONING ORDINANCE I I I ... ;;,- ~ I- I I I I I '"-2 M4 NN a: a: ., ., ., 2 2 :I Ii m·1 a: ffi ~LJ ·.1 2 :I 2 M4 I ' 32 Supp.No.a 207 xv �. Art. xv DETROIT, MICHIGAN " II I I I I I I I (Ord. No. 604-G, § 1, 8-3-71; Ord. No. 474-H, § 1, 10-21-81) Supp.No.3 208 �DETROIT ZONING ORDINANCE ' I I I I I I I I -II II II Supp. No. 2 209 Art. xv �Art. xv DETROIT' MICHIGAN II I • I I I I I (Ord. No. 670-G , § 1, 3-14-72) . Supp. No. 2 210 �I I I DETROIT ZONING ORDINANCE I I I I I I I -II - (Ord. No. 475-G, § 1, ll-25-69) Supp. No. 2 211 An.XV �II Art. xv II I DETROIT, MICHIGAN 1 I I @ I I I I ' i (Ord. No. 637-G, § 1, 10-13-70; Ord. No. 344-H, § 1, 9-26-79) Supp. No. 2 212 �DETROIT ZONING ORDINANCE ' I I I I I I I I I I I I 38 (Ord. No. 1-H. § 1. 7-24-74) Supp. No. 2- 213 Art. xv �An.XV DBTROff, MICHIGAN I / I I I I ' 'I' .;'f !' o' ,./ ...., ' I . -- -- .. __ ______ __________________ 39 .,.._ __,, (Ord. No. 441-G, § 1, 6-17-69; Ord. No. 557-G, § 1, 12-22-70; Ord. No. 692-G, § 1, 5-30-72; Ord. No. 725-G, § 1, 8-29-72; Ord. No. 399-H, § 1, 7-23-80; Ord. No. 403-H, § 1, 9-17-80) Supp. No. 2 214 �l I I DETROIT ZONING ORDINANCE Art. xv I I I I 40 (Ord. No. 426-G, § 1, 4-22-69; Ord. No. 14-H, § 1, 12-18-74) Supp.No.3 215 �Art. xv DETROIT, MICHIGAN I I I I ' 1 e (Ord. No. 444-H, § 1, 5-27-81) Supp.No.a 218 �r DETROIT ZONING ORDINANCE Art. xv I I I I I I I f ' ' ' ' 42 (Ord. No. 483-G, § 1, 12-30-69;Ord. No. 558-G, § 1, 12-22-70;Ord. No. 584-G, § 1, 4-20-71; Ord. No. 529-H, § 1, 11-10-82) Supp.No.4 . 217 . �Art. xv -I DETROIT, MICHIGAN I I I I I ' 43 (Ord. No. 612-G, § 1, 8-24-71; Ord. No. 655-G, § 1, 2-1-72; Ord. No. 899-G, § 1, 5-7-74; Ord. No, 86-H, § 1, 2-25-76) Supp.No.4 218. I �r DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I '' 44 (Ord. No. 595-G, § 1, 6-8-71; Ord. No. 611-G, § 1, 8-24-71; Ord. No. 734-G, § 1, 10-3-72; Ord. No. 778-G, § 1, 12-5-72; Ord. No. 900-G, § 1, 5-7-74; Ord. No. 355-H, § 1, 11-14-79; Ord. No. 409-11 § 1, 11-5-80) Supp. No. 2 219 II �Art. xv DETROIT, MICHIGAN I I I I I 45 (Ord. No. 485-G, § 1, 1-30-70; Ord. No. 598-G, § 1, 6-22-71; Ord. No. 612-G, § 1, 8-24-71; Ord. No. 898-G, § 1, 5-7-74) Supp. No. 2 220 I �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I - (Ord. No. 486-G, § 1, 1-13-70; Ord. No. 563-G, § 1, 1-19-71; Ord. No. 574-G, § 1, 3-2-71; Ord. No. 578-G, § 1, 3-30-71; Ord. No. 787-G, § 1, 1-5-73; Ord. No. 837, § 1, 7-3-73; Ord. No. 922-G, § 1, 7-2-74; Ord. No. 358-H, § 1, 12-5-79) Supp. No. 2 221 �.. II II DBTROrl', MICHIGAN Art.XV I I I I ' 47 v1 1-1t) 47 (Ord. No. 660-G, § 1, 11-4-70; Ord. No. 763-G, § 1, 10-31-72) · Supp.No. 2 222 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I II II 48 48 (Ord. No. 837-G, § 1, 7-3-73; Ord. No. 243-H, § 1, 4-12-78) Supp.No.3 228 �,. II • DETROIT, MICHIGAN An.XV ;nm;~~ _ ____, ~'==== RZ R2 R2 I L iC C C r=;;:;::J.::::;~~~ C. R2 RZ ~~~_.l._JL.j --"-"-----1..<:.---..J "' ~v I I I !/ 4-/·G-J; ,,(~rr-- ~ .-£1, ~~ .L.. 112 _ _ _ _F_1_sH-E--:-'R M4 ~4 /_ ~~ _ // / ~L ~ .. I>.. '14 ~~ 8 . ® l ~~~ ~.,____ '" I ., I~~~==~ l~r~~~~===:.=:.=:.~ ~ "°""""' - M4 'f I 49 I I 49 (Ord. No. 466-G, I 1, 7-29-69; Ord. No. 468-G, I 1, 8-26-69) Supp.No.a 224 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I ' '- (Ord. No. 420-G, § 1, 4-1-69; Ord. No. 468-G, § 1, 10-14-69; Ord. No. 649-G,§ 1, 1-18-72; Ord.No. 854-G, § 1, 10-2-73; Ord. No. 422-H, § 1, 1-14-81; Ord. No. 518-H, § 1, 10-13-82) Supp.No.4 225 �Art. I I I DETROIT, MICHIGAN xv I I I ~cu,- .-. 114 RI I II RI RI For:,,,- II II 114 II RI 11 '" RI -s... 11 I: 14 RI I~!:§~ II Bl ' II :: II RI RI RI RI RI RI RI RI I I RI Rt I I RI '"RI --J.'-- 51 (Ord. No. 731-G, § 1, 9-26-72) Supp.No., 226 IC IC E c 1 �DETROIT ZONING ORDINANCE Art. xv ~\~ ½ I I ' ~ ~~ / I I I I I I -- ~ } / =~,,...,....-7~ :5.~ M4~ _/{?~ ~~-f'" .. ~ r M5 ® I ' '- S? S?. (Ord. No. 456-G, § 1, 8-5-69; Ord. No. 729-G, § 1, 9-19-72; Ord. No. 737-G, § 1, 10-10-72; Ord. No. 221-H, § 1, 12-14-77) 227 �., Art. xv DETROIT, MICHIGAN I I I ' S3 53 (Ord. No. 645-G, § 1, 1-11-72; Ord. No. 714-G, § 1, 7-28-72) 228 �I I DETROIT ZONING ORDINANCE I I I I I I I I - 54 (Ord. No. 464-G, § 1, 9-23-69; Ord. No. 581-G, § 1, 4-6-71; Ord. No. 691-G, § 1, 5-30-72) 229 Art. xv �Art. xv DETROIT, MICHIGAN I I I I r rt 0 ID rt < D II/ . 0 ► ,tp .. ,. I- ... u ,__ , - - 55 55 (Ord. No. 413-G, § 1, 3-4-69) 230 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I I I 56 56 (Ord. No. 457-G, § 1, 8-12-69; Ord. No. 522-G, § 1, 8-18-70; Ord. No. 613-G, § 1, 9-7-71; Ord. No. 762-G, § 1, 10-31-72; Ord. No. 451-H, § 1, 7-8-81) Supp.No.3 231 �Art. xv DETROIT, MICHIGAN I I I ' - (Ord. No. 470-G, § 1, 10-21-69; Ord. No. 566-G, § 1, 1-26-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 769-G, § 1, 11-8-72) Supp.No.3 232 �I I DETROIT WNING ORDINANCE Art. xv I I I I I I I I I II II - J 4-7 48 58 (Ord. No. 593-G, § 1, 5-25-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 326-H, § 1,, 5-23-79) Supp. No. 2 233 �I Art. XV DETROIT, MICHIGAN (Ord. No. 502-G, § 1, 5-5-70; Ord. No. 566-G, § 1, 1-26-71; Ord. No. 628-G, § 1, 10-19-71) Supp. No. 2 �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I -IL. -II so (Ord. No. 597-G, § 1, 6-8-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 728-G, § 1, 9-12-72) 235 �Art. xv DETROIT, MICHIGAN (Ord. No. 503- G , § 1, 5 -5-70·' Ord. No. 628-G, § 1, 10-19-71; Ord. No. 8-H, § 1, 10-9-74) 236 �I I DETROIT ZONING ORDINANCE Art. I ~ I I I I I RI RI AVE IT RI RI ; I \\_ \____j R5 RI 1)~ IR1\~ RI l R E.IGHT MILf. ' 84 84 ~ R2 ~;:rn ~!I R2 2 2 RI 'I:84 R2 ::Zq AM,!OA R~ ~ Ro"'o R2 84 RI RI 84 RI RI RI RI 84 RI 11 I I I RI nrr,-:'"'C-..,<1. . . . .,,"l"\\----:::-:----~R~1_ _ _ _~s:~v~e~N.___ 1 __.'::'.':~IL~E'--- " f R2 f L)3CM;ooo IC a-4 CAO ~ RI RI R RI C \ 62 (Ord. No. 628-G, § 1, 10-19-71) Supp.No.3 237 xv �f 1 c,.) -?0 z ~ 6) OJ ~ ® ? 01 ~ FIi I 1 9 AVf! :---, 1 iTAHiL JN ctn !'""' 01 I ~ 00 I -J :-: 0 ?z ? c,) ~ ~ ~ 9 ctn ~ ~ 0I ~ C0 I -J J ja1 =: "---z:mr--- RI f , 00 I n• MM/5Ci =~~-tE~~-,:_;::;;-::-'---:~ ::::: ® J] Qj.v =~:11 ::t---~ ~~ JI-. ;11 ;;~~;;;2 .~.-:=_-:=::=_ I.] .- .---=-,,< r---,- RI - :11 n re § = ~ ·1 § §1I RI ~ _ _ _ _....... _ _ _-, ..uir-1 RI ...~ 7 ~ IR'18 . 1 Bl :==~~-~---1 ~ i;i RI RI RI RI RI 7 tiii7 L..!!!..:Jt.J I RI ~ IIDEXS':=: ::=:iqi;:c:::~ RI tj ,.___,.-;;,-,,.,.,-, ~====~~-=--::;:::::::::; .--------,::-,-----, '!! RI Qv ~~ RI L____ ~ j~~rn§~I a1 RI 'c::!!:J~~ !=~==3!:n:~m~~==~::::;TI...=-7-i.i!':,~=-=; [__ R, - .------., -i_ ~==>---, J J, I j ..-==~----. ~-'-==---, AV RI r--::-----, I I--'-'-'-'--! R_1~ . RI a~o~ '~==~mim_,rn_,. __m_1i:_~•~;~===*3 ~==:::; =3F3 I 1§~~::!.lm!~~!=r~~~~~~~ :;:=. .~ _JrnJI ~UL] jilJ RI ( ~m0£] @:;: RI § Ill m~R~1 ~I RI < j Rt _ Ni f Glltl!.ENl=IELO., R2 1>n . RI "' I f lRI• I RI J.,......,=.u:::::.....:i t , " • ► 1· iit • ol ~o~l!lc:]j RI ~gJljCLJ ~11r:;=i'[!;~ §RR I -,1~1 RI J~~ ~ (;lffl, j i , ----, , , , r 0 r:;i~ , "' ":,ER ' 10~~1 R1 :•:7 : ' ~~~§ §~~~~~~,~;;;~l;;2~;;;!;~,~~:z;:::=~===~n~m~V'.0~=:R~1 =:::::: ~J~Q~Q(=:ii -~ (JI A• I tJ ~~~~F..:J~~=:::1 : -= ;;;;~~~~ ~ i;-i :r : I ~_ 8I 1:1 . 1-------i RI °' -----t 1-------i J, £;;~;;;; ::2: ;;;~~ ]JII..__,_,.._. t------:::--'-----1 t::.::-r~;;=:'l ::.• :~ ~ lJi=w::::::J ....."""'-',.....,,,..... ~~::z.tt' .::_~ RI ~!!:Blrnl~ .._______ c~ I..J..2!.._J :=t:IBm~ :=:~ 1:1CE:J ~ c....&___J ~ ~c::::li:J ...-,.,:,.,,..; ~ ~ l.:C!D 2: ~moo~ ~ ..~:~:~::: 1~1-~ =j 'J~~~E~:!!~ ::======~ t J ~ ~~~=-":.-:::.=-:: ~ 1f ~ i ; ; i ~ ,....... 7::: r---::-:-~....... ~ II ~ §88 :11 EE :11 ~ ~I :: :~~ ~ ~ - r;c_,i~ RI ,-x, r= <6C.LJ ~ c_.;-;;J,!~:\--- J E3 '-1!:irn:~n: ~-= ·~PE=r~-~~~~ Bd ~ ..==-===-===-:::=□ n• { r : ' AVE RZ ~. ·- ~ . rm·,.. r::l All C~MRd RI I :,~ ~•o(>Q]~ c~~ ~ ,..----,r, '@ ~ ~ I 1 "'' ' I L..!!!.....-.1 ~"' , R2 ~l!L.0 ~ I AVE 1 . G,R'EE~ . ...? ;t;o~·.. ,.,.. .,. AVE r ~ ) �I I DETROIT ZONING ORDINANCE Art. xv I I I I I I I I I - II (Ord. No. 504-G, § 1, 5-5-70; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 727-G, § 1, 9-5-72; Ord. No. 8-H, § 1, 10-9-74; Ord. No. 70-H, § 1, 10-15-75) Supp.No.3 239 �I Art. xv I DETROIT, MICHIGAN I J w..J l \._J L......l Yu'"'~ L.....Ji~ 1--J u RI ii? ii:ii: ii: 2C!!J[EJ~B 2 8 t I 8 [!!]CiIJ ill] 0: ~~,......,_,~ ji ii: "'I 'It >E) ii: ir ir ~ 2 ... G5 . @ rn r, . --, 11 , . - --, r 65 (Ord. No. 628-G, § 1, 10-19-71; Ord. No. 652-G, § 1, 1-25-72; Ord. No. 113-H, § 1, 5-5-76; Ord. No. 149-H, § 1, 9-22-76; Ord. No. 274-H, § 1, 8-2-78; Ord. No. 274-H, § 1, 8-2-78; Ord. No. 456-H, § 1, 7-15-81) Supp.No.3 �I I I DETROIT ZONING ORDINANCE I I I I I I I I - (Ord. No. 505-G, § 1, 5-5-70; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 433-H, § 1, 4-1-81) Supp.No.3 241 Art. xv �Art. xv DETROIT, MICHIGAN I I I "I I J .I (Ord. No. 607-G, § l, 8-10-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 113-H, § 1, 5-5-76) Supp.No.3 242 �r DETROIT ZONING ORDINANCE Art. xv f I I I I I I I I I I I (Ord. No. 614-G, § 1, 9-7-71; Ord. No. 628-G, § 1, 10-19-71; Ord. No. 461-H, § 1, 8-5-81; Ord. No. 533-H, § 1, 12-15-82) Supp.No.4 243 �I Art. xv I DETROrr, MICHIGAN I tit ' r 69 (Ord. No. 404-G, § 1, 2-11-69; Ord. No. 677-G, § 1, 4-4-72) Supp.No.4 244 69 �DETROIT ZONING ORDINANCE r t I I I I I I I I I I (Ord. No. 151-H, § 1, 9-24-76) -J I Supp.No. 2 Art. xv �I Art. xv I 1 DETROIT, MICHIGAN --- '-....,__ _ _. ! B S M & . . . I I I I N T ' I I C C - - - - - - - - - ~[_ - RI -· ; ~= RI I : I ii: a: cc a: ~ii:~ a:« RI 11_ ;~ . @ "~ - l a: 0 ~ I JC ii: ~ i f ~JH' - «a: - ~~~~ - - - 1- - - - a:a: a:a: a:a: a::a: - - I a: a:: cc 0 ]oc«•7 "' , 71 71 (Ord. No. 478-G, § 1, 12-9-69; Ord. No. 490-G, § 1, 2-3-70; Ord. No. 509-G, § 1, 5-19-70; Ord. No. 560-G, § 1, 1-5-71; Ord. No. 656-G, § 1, 2-8-72) Supp. No. 2 246 l �r DETROIT 7,0NING ORDINANCE Art. I I I RI I I I I I I I RI 0:: ' ii: ir ir;. l . I ir ii: iii: ii: a: - 72 72 (Ord. No. 675-G, § 1, 3-28-72; Ord. No. 419-H, § 1, 12-10-80) Supp.No.3 247 xv �I Art. xv I DETROIT, MICHIGAN j ~ I ® RI JJIBffi~EE~~~:-~--~=:=: :it ~~!_ .~.1:.1 ,~ ~~ .. " ~t '--'-'-'----1D---,,~~~ ill - 0 Jmrn . · · · -~, -ih·r:i~i~~:inr SE . L BGG~ · .. ·Bi;~m[JG ·· ~ [ ~~~~oo~,~~mn~~l~B~~B~[ n~ ~ ·i™~~i~ffi1nm~ ~~oooor 1 13 ""'"" .-+---~ ~ -. -~~~ ~~~~BBW~~B~~~B [ ------ ~~...~.... 84 nn n 84 CEJ O!!J cm c::- , 73 (Ord. No. 598-G, I 1, 8-8-71; Ord. No. 122-H, I 1, 8-9-78; Ord. No. 331-H, I 1, 6-27-79; Ord. No. 370-H, I 1, 1-30-80) Supp.No.a 248 �DETROIT ZONING ORDINANCE Art. xv r I I I I I I I I I I I 74 (Ord. No. 567-G, § 1, 2-2-71; Ord. No. 635-G, § 1, 12-7-71; Ord. No. 660-G, § 1, 2-22-71; Ord. No. 700-G, § 1, 6-22-72) Supp. No. 2 249 �- J Art. xv DETROIT, MICHIGAN f (Ord. No. 525-G, § 1, 8-25-70; Ord. No. 371-H, § 1, 1-30-80; Ord. No. 372-H, § 1, 1-30-80) Supp. No. 2 250 �DETROIT ZONING ORDINANCE r Art. xv I I I I I I I I I ,6 I (Ord. No. 74-H, 11, 12-12-75; Ord. No. 371-H, I 1, 1-30-80) Supp.No.4 251 �Art. xv ' DBTROrr. MICHIGAN ... ~ t . i I I,. PARK ' DOV11't_ PR () ~ ' Q • l,j <,t RI ' ~__.. ';:::=~~=========~~===~ .,, ,, (Ord. No. 159-H, § 1, 10-18-76; Ord. No. 189-H, § 1, 6-2-77; Ord. No. 375-H, § 1, 1-30-80; Ord. No. 443-H, § 1, 5-20-81; Ord. No. 448-H, § 1, 6-24-81; Ord. No. 484-H, § 1, 2-10-82) Supp.No.4 252 �DETROIT ZONING ORDINANCE Art. XV I ~ I I I I I I I I I 18 18 (Ord. No. 472-G, § 1, 11-5-69; Ord. No. 777-G, § 1, 12-1-72; Ord. No. 159-H, § 1, 10-18-76; Ord. No. 189-H, § 1, 6-2-77; Ord. No. 375-H, § 1, 1-30-80) [The nut pap ia 303) Supp. No. 2 253 �APPENDIX A THE ZONING ENABLING ACT OF MICHIGAN ACT 207 OF THE PUBLIC ACTS OF 1921 AS AMENDED* I I I I I I I I I ' AN ACT to provide for the establishment in cities and villages of districts or zones within which the use of land and structures, the height, the area, the size and location of buildings may be regulated by ordinance, and within which districts regulations shall be established for the light and ventilation of such buildings, and within which districts or zones the density of population may be regulated by ordinance; (to provide by ordinance for the acquisition by purchase, condemnation or otherwise of private property which does not conform to the regulations and restrictions of the various zones or districts so provided); to provide for the administering of this act; to provide for amendments, supplements or changes hereto; to provide for conflict with the state housing code or other acts, ordinances or regulations; to provide penalties for the violation of the terms hereof and to give immediate effect hereto. THE PEOPLE OF THE STATE OF MICH-' IGANENACT: 125.581 [ MSA 5.2931] Uses of land and structures; regulation by local bodies. Section 1. (1) The legislative body of a city or village may regulate and restrict the use of land and structures; to meet the needs of the state's residents for food, fiber, energy and other natural resources, places of residense, recreation, industry, trade, service, and other uses of land; to insure that uses of the land shall be situated in appropriate locations and relationships; to limit the inappropriate overcrowding of land and congestion of population and transportation systems and other public facilities; to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility needs; and to promote public health, safety, and welfare, and for those purposes may divide a city or village into districts of the number, shape, and area considered best suited to carry out this section. For each of those districts, regulations may be imposed designating the uses for which buildings or structures shall or shall not be erected or altered, and designating the trades, industries, and other land uses or activities that shall be permitted or excluded or subjected to special regulations. Land development regulations and districts. (2) The land development regulations and districts authorized by this act shall be made in accordance with a plan designed to promote and accomplish the objectives of this act. (P.A. of 1978, No. 638) 125.582 [MSA 5.2932] Regulation of buildings; authority to zone. Section 2. To further carry out the objectives of this act, the legislative body of a city or village may regulate and limit the height and bulk of buildings erected, and regulate and determine the area of yards, courts, and other open spaces, and for those purposes divide a city or village into districts of the number, shape, and area considered best suited to carry out the purposes of this section. The regulations shall be uniform for each class of buildings throughout each district, but the regulations in 1 district may differ from those in other districts. (P.A. of 1978, No. 638) 125.583 [MSA 5.2933] Regulation of congested areas. Section 3. (1) To further carry out the objectives of this act, the legislative body of a city or village may limit and restrict the maximum number of families which may be housed in dwellings erected or altered, and for those purposes divide the city or village into districts of the number, shape, and area considered best suited to carry out the purposes of this section. The regulations shall be uniform throughout a specified district, but may differ from the regulations adopted for other districts. *State law reference-Zoning enabling act, MCL 125.581 et seq., MSA 5.2931 et seq. Supp. No. 1 303 �I App. A, § 125.583 DETROIT, MICHIGAN of acqumng private property be paid from general funds, or the cost and expense or a portion thereof be assessed to a special district. The elimination of nonconforming uses and structures in a zoned district as provided in this act is declared to be for a public purpose and for a public use. The legislative body may institute and prosecute proceedings for the condemnation of nonconforming uses and structures under the power of eminent domain in accordance with the provisions of a city or village charter relative to condemnation or in accordance with Act No. 149 of the Public Acts of 1911, as amended, being sections 213.21 to 213.41 of the Michigan Compiled Laws, or any other applicable statute. (P.A. of 1947, No. 272; P.A. of 1978, No. 638) Special programs to achieve specific land management objectives. (2) The legislative body of a city or village may use this act to adopt land development regulations and districts which apply only to land areas and activities which are involved in a special program to achieve specific land management objectives and avert or solve specific land use problems, including the establishment of land development regulations and districts in areas subject to damage from flooding or beach erosion, and for that purpose may divide the city or village into districts of the number, shape, and area best suited to accomplish those objectives. (P.A. of 1978, No. 638) 125.583a [MSA 5.2933(1)] Nonconforming uses and structures. Section 3a. (1) The lawful use of land or a structure exactly as the land or structure existed at the time of the enactment of the ordinance affecting that land or structure, may be continued, except as otherwise provided in this act, although that use or structure does not conform with the ordinance. 125.583b [MSA 5.2933(2)] State licensed residential facility defined. Section 3b. (1) As used in this section, "state licensed residential facility" means a structure constructed for residential purposes that is licensed by the state pursuant to Act No. 287 of the Public Acts of 1972, as amended, being sections 331.681 to 331.694 of the Michigan Compiled Laws, or Act No. 116 of the Public Acts of 1973, as amended, being sections 722.111 to 722.128 of the Michigan Compiled Laws, which provides resident services for 6 or less persons under 24-hour supervision or care for persons in need of that supervision or care. Classes on [of] nonconforming uses and structures. (2) The legislative body may provide by ordinance for the resumption, restoration, reconstruction, extension, or substitution of nonconforming uses or structures upon terms and conditions provided in the ordinance. In establishing terms for the resumption, restoration, reconstruction, extension, or substitution of nonconforming uses or structures, different classes of nonconforming use may be established in the ordinance with different regulations applicable to each class. Consideration as residential use for zoning purposes. (2) In order to implement the policy of this state that persons in need of community residential care shall not be excluded by zoning from the benefits of normal residential surroundings, a state licensed residential facility providing supervision or care, or both, to 6 or less persons shall be considered a residential use of property for the purposes of zoning and a permitted use in all residential zones, including those zoned for single family dwellings, and shall not be subject to a special use or conditional use permit or procedure different from those Acquisition of private property; condemnation. (3) In addition to the power granted in this section, a city or village may require by purchase, condemnation, or otherwise private property or an interest in private property for the removal of nonconforming uses and structures, except that the property shall not be used for public housing. The legislative body may provide that the cost and expense Supp. No. 1 304 II I ._ I I I I I I I I I f �DETROIT ZONING ORDINANCE required for other dwellings of similar density in the same zone. March 31, 1977, or to a residential facility which was in the process of being developed and licensed before March 31, 1977, if approval had been granted by the appropriate local governing body. (P.A. of 1976, No. 396; P.A. of 1977, No. 28) Inapplicability to certain facilities. (3) This section shall not apply to adult foster care facilities licensed by a state agency for care and treatment of persons released from or assigned to adult correctional institutions. I I I I I I I I I I ' I App. A, § 125.584 125.584 [MSA 5.2934) Ordinan.ces, enactment; public hearings, notice; affidavit of mailing. Section 4. (1) The legislative body of a city or village may provide by ordinance for the manner in which regulations and boundaries of districts or zones shall be determined and enforced or amended, supplemented, or changed. At least 1 public hearing shall be held by the commission appointed to recommend zoning regulations, or, if a commission does not exist, by the legislative body before a regulation becomes effective. Not less than 15 days' notice of the time and place of the public hearing shall first be published in an official paper or a paper of general circulation in the city or village, and not less than 15 days' notice of the time and place of the public hearing shall first be given by mail to each public utility company and to each railroad company owning or operating any public utility or railroad within the districts or zones affected that registers its name and mailing address with the city or village clerk for the purpose of receiving the notice. An affidavit of mailing shall be maintained. A hearing shall be granted a person interested at the time and place specified on the notice. Notice from state licensing agency to local officials; notice to residents; restrictions on licensing by state agency; inapplicability of subsection. (4) At least 45 days before licensing a residential facility described in subsection (1), the state licensing agency shall notify the council of the city or village or the designated agency of the city or village where the proposed facility is to be located to review the number of existing or proposed similar state licensed residential facilities whose property lines are within a 1,500 foot radius of the property lines of the location of the applicant. The council of a city or village or an agency of the city or village to which the authority is delegated shall, when a proposed facility is to be located within the city or village, give appropriate notification of the proposal to license the facility to those residents whose property lines are within a 1,500 foot radius of the property lines of the proposed facility. A state licensing agency shall not license a proposed residential facility when another state licensed residential facility exists within the 1,500 foot radius, unless permitted by local zoning ordinances, of the proposed location or when the issuance of the license would substantially contribute to an excessive concentration of state licensed residential facilities within the city or village. In a city with a population of 1,000,000 or more a state licensing agency shall not license a proposed residential facility when another state licensed residential facility exists within a 3,000 foot radius of the proposed location. This subsection shall not apply to state licensed residential facilities caring for 4 or less minors. Commission, appointment; planning commission if existing; reports. (2) The legislative body of a city or village, unless otherwise provided by charter, may appoint a commission to recommend in the first instance the boundaries of districts and appropriate regulations to be enforced in the districts. If a city or village has a planning commission, that commission shall be appointed to perform the duties set forth in this section. The commission shall make a tentative report and hold at least 1 public hearing before submitting its final report to the legislative body. A summary of the comments submitted at the Previously licensed or approved facilities. (5) This section shall not apply to a state licensed residential facility licensed before Supp. No. 1 305 �App. A, § 125.584 DETROIT, MICHIGAN (a) The owners of at least 20% of the area of land included in the proposed change. public hearing shall be transmitted with the report of the commission to the legislative body. The legislative body may hold additional public hearings if it considers it necessary, or as may be required by charter. (b) The owners of at least 20 % of the area of land included within an area extending outward 100 feet from any point on the boundary of the land included in the proposed change. Commission to recommend zoning regulations; procedure. (3) In a city or village having a commission appointed to recommend zoning requirements, the legislative body shall not in the first instance determine the boundaries of districts nor impose regulations until after the final report of the commission, nor shall the ordinance or maps be amended after they are adopted in the first instance until the proposed amendment has been submitted to the commission and it has held at least 1 hearing and made report thereon. In either case the legislative body may adopt the ordinance and maps, with or without amendments, after receipt of the commission's report, or refer the ordinance and maps again to the commission for a further report. Publicly owned land, land area requirements, exclusion. (6) For purposes of subsection (5), publicly owned land shall be excluded in calculating the 20% land area requirement. Notice of adoption, publication, contents. (7) Following adoption of a zoning ordinance and subsequent amendments by the legislative body of a city or village, 1 notice of adoption shall be published in a newspaper of general circulation in the city or village within 15 days after adoption. The notice shall include the following information: (a) In the case of a newly adopted zoning ordinance the following statement: "A zoning ordinance regulating the development and use of land has been adopted by the city (village) council of the city (village) of _ _ _ " Approval of ordinances and maps, amendments; notice. (4) After the ordinance and maps have in the first instance been approved by the legislative body of a city or village, amendments or supplements thereto may be made as provided in this section, except that if an individual property or several adjacent properties are proposed for rezoning, notice of the proposed rezoning and hearing shall be given to the owners of the property in question at least 15 days before the hearing. (b) In the case of an amendment to an existing ordinance, either a summary of the regulatory effect of the amendment including the geographic area affected, or the text of the amendment. (c) The effective date of the ordinance. (d) The place and time where a copy of the ordinance may be purchased or inspected. The filing and publication requirements in this section relating to city and village zoning ordinances supersede charter provisions relating to the filing and publication of city and village ordinances. (P.A. of 1941, No. 306; P.A. of 1976, No. 145; P.A. of 1978, No. 638) Protest petition; amendment, vote; presentation and signing. (5) Upon presentation of a protest petition meeting the requirements of this subsection, an amendment to a zoning ordinance which is the object of the petition shall be passed only by a 2/3 vote of the legislative body, unless a larger vote, but not to exceed 3/4 vote, is required by ordinance or charter. The protest petition shall be presented to the legislative body before final legislative action on the amendment, and shall be signed by 1 of the following: 125.584a [MSA 5.2934(1)] Special land uses; ordinances, inclusions. Section 4a. Supp. No. 1 306 II II ._ I I I I I I I I I I I I I �DETROIT ZONING ORDINANCE by different individuals, partnerships, businesses, or organizations, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. The notice shall: (1) A city or village may provide in a zoning I I I I I I I I I I I ordinance for special land uses which shall be permitted in a zoning district only after review and approval by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administering the ordinance, or the legislative body. The ordinance shall specify the following: (a) Describe the nature of the special land use request. (b) Indicate the property which is the subject of the special land use request. (a) The special land uses and activities eligible for approval consideration and the body or official charged with reviewing special land uses and granting approval. (c) State when and where the special land use request will be considered. (d) Indicate when and where written comments will be received concerning the request. (b) The requirements and standards upon which decisions on requests for special land use approval shall be based. (e) Indicate that a public hearing on the special land use request may be requested by a property owner or the occupant ot a structure located within 300 feet of the boundary of the property being considered for a special use. (c) The procedures and supporting materials required for application, review, and approval. Receipt of application; subsequent procedure; notice, contents. (2) Upon receipt of an application for a special land use which requires a decision on discretionary grounds, 1 notice that a request for special land use approval has been received shall be published in a newspaper of general circulation in the city or village and shall be sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within 300 feet of the boundary of the property in question, and to the occupants of all structures within 300 feet, except that the notice shall be given not less than 5 and not more than 15 days before the application will be considered. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than 1 occupant of a structure, except that if a structure contains more than 1 dwelling unit or spatial area owned or leased by different individuals partnerships, businesses or organizations, occupant of each unit or spatial area shall receive notice. In the case of a single structure containing more than 4 dwelling units or other distinct spatial areas owned or leased Public hearing; decisions, conditions. (3) At the initiative of the body or official responsible for approving special land uses, or upon the request of the applicant for special land use authorization, or a property owner or the occupant of a structure located within 300 feet _of the boundary of the property being considered for a special land use, a public hearing with notification as required for a notice of a request for special land use approval as provided in subsection (2) shall be held before a decision on the special land use request which is based on discretionary grounds. If the applicant or the body or official responsible for approving special land uses requests a public hearing, only notification of the public hearing need be made. A decision on a special land use request which is based on discretionary grounds shall not be made unless notification of the request for special land use approval, or notification of a public hearing on a special land use request is given as required by this section. i I 'I App. A, § 125.584a Power of designated official or body. (4) The body or official designated in the zoning ordinance to review and approve special land Supp. No. 1 307 �App. A, § 125.584a DETROIT, MICHIGAN I I I ._ uses may deny, approve, or approve with conditions, requests for special land use approval. The decision on a special land use shall be incorporated in a statement of conclusions relative to the special land use under consideration. The decision shall specify the basis for the decision, and any conditions imposed. (P.A. of 1978, No. 638) space areas, and land use density shall be determined in accord with the planned unit development regulations specified in the zoning ordinance. The planned unit development regulations need not be uniform with regard to each type of land use if equitable procedures recognizing due process principles and avoiding arbitrary decisions are followed in making regulatory decisions. 125.584b [MSA 5.2934(2)] Planned unit development. Section 4b. (1) As used in this section, "planned unit development" includes cluster zoning, planned development, community unit plan, planned residential development, and other terminology denoting zoning requirements designed to accomplish the objectives of the zoning ordinance through a land development project review process based on the application of site planning criteria to achieve integration of the proposed land development project with the characteristics of the project area. Specifications. (4) The planned unit development regulations established by a city or village shall specify: I I (a) The body or official which will review and approve planned unit development requests. I Establishment of planned unit development requirements, review and approval. (2) A city or village may establish planned unit development requirements in a zoning ordinance which permit flexibility in the regulation of land development; encourage innovation in land use and variety in design, layout, and type of structures constructed; achieve economy and efficiency in the use of land, natural resources, energy, and the providing of public services and utilities; encourage useful open space; and provide better housing, employment, and shopping opportunities particularly suited to the needs of the residents of the state. The review and approval of planned unit developments shall be by the commission appointed to formulate and subsequently administer the zoning ordinance, an official charged with administration of the ordinance, or the legislative body. (c) The procedures required for application, review, and approval. (b) The conditions which create planned unit development eligibility, the participants in the review process, and the requirements and standards upon which applications will be judged and approval granted. Public hearing; preapplication hearings; notice; consideration of request; reports; amendments. (5) Following receipt of a request to approve a planned unit development, the body or official charged in the ordinance with the review and approval of planned unit developments shall hold at least 1 public hearing on the request. An ordinance may provide for preapplication conferences before submission of a planned unit development request, and the submission of preliminary site plans before the public hearing. Notification of the public hearing shall be given in the same manner as required by section 4a(3) for public hearings on special land uses. Within a reasonable time following the public hearings, the body or official responsible for approving planned unit developments shall meet for final consideration of the request, and shall deny, approve, or approve with conditions, the request. It shall prepare a report stating its conclusions on the request for a planned unit development, the basis for its decision, the decision, and any conditions relating to an affirmative decision. Regulations, requirements. (3) Within a land development project designated as a planned unit development, regulations relating to the use of land, including but not limited to permitted uses, lot sizes, setbacks, height limits, required facilities, buffers, open Supp. No. 1 308 I I I I I I I 1 l �DETROIT ZONING ORDINANCE l I I I I I I I I App. A, § 125.584c 125.584c [MSA 5.2934(3)] Specifications of requirements and standards of decision specified in ordinances; extent of standards, request, compliance, approval. Section 4c. (1) If a city or village zoning ordinance authorizes the consideration and approval of special land uses or planned unit developments pursuant to sections 4a or 4b, or otherwise provides for disc.. etionary decisions, the requirements and standards upon which the decisions are made shall be specified in the ordinance. The standards shall be consistent with, and promote the intent and purpose of the zoning ordinance, and insure that the land use or activity authorized shall be compatible with adjacent uses of land, the natural environment, and the capacities of public services and facilities affected by the land use. The standards shall insure that the land use or activity is consistent with the public health, safety, and welfare of the city or village. A request for approval of a land use or activity which is in compliance with the standards stated in the zoning ordinance and the conditions imposed thereunder, other applicable ordinances, and state and federal statutes shall be approved. If the ordinance requires that the legislative body amend the ordinance to act on the planned unit development request, and if the hearing was not held by the legislative body, the report, a summary of comments received at the public hearing, minutes of all proceedings, and all documents related to the planned unit development request, shall be transmitted to the legislative body for consideration in making a final decision. If an amendment of a zoning ordinance is required by the planned unit development regulations of a city or village zoning ordinance, the ordinance amendment procedures of this act shall be followed, except that the hearing required by this subsection shall be regarded as fulfilling the public hearing requirement of section 4. Amendment not required, procedure. (6) If the planned unit development regulations of a city or village zoning ordinance do not require amendment of the ordinance to authorize a planned unit development, the body or official charged in the zoning ordinance with review and approval of planned unit developments may give final approval, approval with conditions, or denial to a request. Approval of special land use, planned unit development or other land uses or activities, reasonable conditions, requirements. (2) Reasonable conditions may be required in conjunction with the approval of a special land use, planned unit development, or other land uses or activities permitted by discretionary decision. The conditions may include conditions necessary to insure that public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity, to protect the natural environment and conserve natural resources and energy, to insure compatibility with adjacent uses of land, and to promote the use of land in a socially and economically desirable manner. Conditions imposed shall do all the following: Final approval. (7) Final approvals may be granted on each phase of a multi-phased planned unit development if each phase contains the necessary components to insure protection of natural resources and the health, safety, and welfare of the users of the planned unit development and the residents of the surrounding area. Incorporation by reference of other pertinent ordinances or statutes. (8) In establishing planned unit development regulations, a city or village, when available and applicable, may incorporate by reference other ordinances or statutes which regulate land development. The planned unit development regulations contained in zoning ordinances shall encourage complimentary relationships between zoning regulations and other regulations affecting the development of land. (P.A. of 1978, No. 638) (a) Be designed to protect natural resources, the health, safety, and welfare, Supp. No. 1 309 �App. A, § 125.584c DETROIT, MICHIGAN relating to the activity authorized shall be consistent with the approved site plan, unless a change conforming to the zoning ordinance receives the mutual agreement of the landowner and the administrative official or body which intitally approved the site plan. as well as the social and economic wellbeing of those who will use the land use or activity under consideration, residents and landowners immediately adjacent to the proposed land use or activity, and the community as a whole. Procedure and requirements, specifications. (4) The procedures and requirements for the submission and approval of site plans shall be specified in the zoning ordinance. Site plan submission, review, and approval shall be required for special land uses and planned unit developments. Decisions rejecting, approving, or conditionally approving a site plan shall be based upon standards and requirements contained in the zoning ordinance. (b) Be related to the valid exercise of the police power and purposes which are affected by the proposed use or activity. (c) Be necessary to meet the intent and purpose of the zoning regulations; be related to the standards established in the ordinance for the land use or activity under consideration; and be necessary to insure compliance with those standards. Approval, conditions. (5) A site plan shall be approved if it contains the information required by the zoning ordinance and is in compliance with the zoning ordinance and the conditions imposed thereunder, other applicable ordinances, and state and federal statutes. (P.A. of 1978, No. 638) Conditions, recording. (3) The conditions imposed with respect to the approval of a land use or activity shall be recorded in the record of the approval action and shall remain unchanged except upon the mutual consent of the approving authority and the landowner. The approving authority shall maintain a record of changes granted in conditions. (P.A. of 1978, No. 638) 125.584e [MSA 5.2934(5)) Improvements. Section 4e. (1) As used in this section, "improvements" means those features and actions associated with a project which are considered necessary by the body or official granting zoning approval to protect natural resources or the health, safety, and welfare of the residents of a city or village, and future users or inhabitants of the proposed project or project area, including roadways, lighting, utilities, sidewalks, screening, and drainage. Improvements does not include the entire project which is the subject of zoning approval. 125.584d [MSA 5.2934(4)) Site plan, inclusions. Section 4d. (1) As used in this section, " site plan" includes the documents and drawings specified in the zoning ordinance necessary to insure that a proposed land use or activity is in compliance with the local ordinance and state and federal statutes. Submission and approval, specifications of zoning ordinances. (2) A city or village may require the submission and approval of a site plan before authorization of a land use or activity regulated by a zoning ordinance. The zoning ordinance shall specify the body, board, or official charged with reviewing site plans and granting approval. Compliance, performance guarantee. (2) To insure compliance with a zoning ordinance and any conditions imposed under the ordinance, a city or village may require that a cash deposit, certified check, irrevocable bank letter of credit, or surety bond acceptable to the city or village covering the estimated cost of improvements associated with a project for which zoning approval is sought, be deposited Record of approval. (3) If a zoning ordinance requires site plan approval, the site plan, as approved, shall become part cf the record of approval, and subsequent actions Supp. No. 1 310 I I I I I I I I ' I �DETROIT ZONING ORDINANCE with the clerk of the city or village to insure faithful completion of the improvements. The performance guarantee shall be deposited at the time of the issuance of the permit authorizing the activity or project. The city or village may not require the deposit of the performance guarantee before the date on which the city or village is prepared to issue the permit. The city or village shall establish procedures under which a rebate of any cash deposits in reasonable proportion to the ratio of work completed on the required improvements will be made as work progresses. I I I I I I I I I ' I App. A, § 125.585 the absence of a regular member if a regular member is absent from or unable to attend 2 or more consecutive meetings of the board of appeals or for a period of more than 30 consecutive days. An alternate member may also be called to serve in the place of a regular member for the purpose of reaching a decision on a case in which the regular member has abstained for reasons of conflict of interest. The alternate member having been appointed shall serve in the case until a final decision has been made. The alternate member shall have the same voting rights as a regular member of the board of appeals. The board of appeals shall hear and decide appeals from and review any order, requirements, decision, or determination made by an administrative official or body charged with the enforcement of an ordinance adopted pursuant to this act. The board of appeals shall also hear and decide matters referred to them or upon which they are required to pass under an ordinance of the legislative body adopted pursuant to this act. With regard to special land use and planned unit development decisions, an appeal may be taken to the board of appeals only if provided for in the zoning ordinance. In a city having a population of less then 1,000,000, the concurring vote of a majority of the members of the board shall be necessary to reverse an order, requirement, decision, or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which they are required to pass under an ordinance, or to effect a variation in an ordinance except that a concurring vote of 2/3 of the members of the board shall be necessary to grant a variance from uses of land permitted in an ordinance. In a city having a population of 1,000,000 or more, the concurring vote of 2/3 of the members of the board shall be necessary to reverse an order, requirement, decision, or determination of an administrative official or body, or to decide in favor of the applicant a matter upon which they are required to pass under an ordinance, or to effect a variation in an ordinance. An appeal may be taken by a person aggrieved, or by an officer, department, board, or bureau of the Inapplicability of section. (3) This section shall not be applicable to improvements for which a cash deposit, certified check, irrevocable bank letter of credit, or surety bond has been deposited pursuant to Act No. 288 of the Public Acts of 1967, as amended, being sections 560.101 to 560.293 of the Michigan Compiled Laws. (P.A. of 1978, No. 638) 125.585 [MSA 5.2935] Board of appeals, membership, appointment, terms of office, right to appeal; vote. Section 5. (1) The legislative body of a city or village may act as a board of appeals upon questions arising under a zoning ordinance, and in acting as a board of appeals the legislative body may fix rules to govern its procedure sitting as a board of appeals. If the legislative body of a city or village desires, it may appoint a board of appeals consisting of not less than 5 members, each to be appointed for a term of 3 years. Appointments for the first year shall be for a period of 1, 2, and 3 years, respectively, so as nearly as may be to provide for the appointment of an equal number each year, depending on the number of members, thereafter each member to hold office for the full 3-year term. The legislative body of a city or village may also if it so desires appoint in accord with procedures specified in the zoning ordinance not more than 2 alternate members for the same term as regular members of the board of appeals. The alt_e rnate members may be called as specified in the zoning ordinance to sit as regular members of the board of appeals in Supp. No. 1 311 �App. A, § 125.585 DETROIT, MICHIGAN party may appear in person or by agent or by attorney. The board of appeals may reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or determination appealed from and shall make an order, requirement, decision, or determination as in its opinion ought to be made in the premises, and to that end shall have all the powers of the officer or body from whom the appeal is taken. Where there are practical difficulties or unnecessary hardship in the way of carrying out the strict letter of the ordinance, the board of appeals may in passing upon appeals vary or modify any of its rules or prov1s1ons relating to the construction, or structural changes in, equipment, or alteration of buildings or structures, or the use of land, buildings, or structures, so that the spirit of the ordinance shall be observed, public safety secured, and substantial justice done. city or village. Where a city or village has created or may create a board of rules or board of building appeals, that board may be enlarged to consist of not less than 5 members, and these may be appointed as the board of appeals as provided in this subsection. Time for appeal, filing, grounds. (2) An appeal shall be taken within a time as shall be prescribed by the board of appeals by general rule, by the filing with the officer or body from whom the appeal is taken and with the board of appeals of a notice of appeal specifying the grounds for the appeal. The officer or body from whom the appeal is taken shall immediately transmit to the board, all the papers constituting the record upon which the action appealed from was taken. Stay of proceedings, exception, restraining order. (3) An appeal stays all proceedings in furtherance of the action appealed from unless the officer or body from whom the appeal is taken certifies to the board of appeals, after the notice of appeal is filed, that by reason of facts stated in the certificate, a stay would in the opinion of the officer or body cause imminent peril to life or property, in which case proceedings shall not be stayed otherwise than by a restraining order which may be granted by the board of appeals or by the circuit court, on application, on notice to the officer or body from whom the appeal is taken and on due cause shown. Hearings and notices; right to be heard; disposition of appeals. (4) The board of appeals shall fix a reasonable time for the hearing of the appeal and give due notice of the appeal to the persons to whom real property within 300 feet of the premises in question is assessed, and to the occupants of single and 2-family dwellings within 300 feet, the notice to be delivered personally or by mail addressed to the respective owners and tenants at the address given in the last assessment roll. The board of appeals shall decide the appeal within a reasonable time. If the tenant's name is not known, the term occupant may be used. Upon the hearing, a Conditions on affirmative decision, imposition; remuneration of board members. (5) The board of appeals may impose conditions upon an affirmative decision, pursuant to section 4c(2). The legislative body of any city or village may authorize the remuneration of the members of the board for attendance at each meeting. Finality of decision; judicial appeal; review, extent. (6) The decision of the board of appeals shall be final. However, a person having an interest affected by the zoning ordinance may appeal to the circuit court. Upon appeal, the circuit court shall review the record and decision of the board of appeals to insure that the decision: (a) Complies with the constitution and laws of this state. (b) Is based upon proper procedure. (c) Is supported by competent, material, and substantial evidence on the record. (d) Represents the reasonable exercise of discretion granted by law to the board of appeals. Additional proceedings; modification of findings and decision. (7) If the court finds the record of the board of appeals inadequate Supp. No. 1 312 I I I .. I I I I I I I I J �DETROIT ZONING ORDINANCE to make the review required by this section, or that additional evidence exists which is material and with good reason was not presented to the board of appeals, the court shall order further proceedings before the board of appeals on conditions which the court considers proper. The board of appeals may modify its findings and decision as a result of the new proceedings, or may affirm its original decision. The supplementary record and decision shall be filed with the court. I I I I I I I I I I -I Authority of court. (8) As a result of the review required by this section, the court may affirm, reverse, or modify the decision of the board of appeals. (P.A. of 1941, No. 306; P.A. of 1947, No. 272; P.A. of 1952, No. 97; P.A. of 1968, No. 202; P.A. of 1973, No. 204; P.A. of 1978, No. 638; P.A. of 1979, No. 180) 125.585a [MSA 5.2935(1)) Conduct of business at public meetings; compliance with open meetings act. Section 5a. (1) The business which the board of appeals or the legislative body acting as a board of appeals may perform shall be conducted at a public meeting of the board of appeals or legislative body acting as a board of appeals held in compliance with Act No. 267 of the Public Acts of 1976, being sections 15.261 to 15.275 of the Michigan Compiled Laws. Public notice of the time, date, and place of the meeting shall be given in the manner required by Act No. 267 of the Public Acts of 1976. Writings; public availability; compliance with freedom of information act. (2) A writing prepared, owned, used, in the possession of, or retained by the board of appeals or the legislative body acting as a board of appeals or a commission appointed pursuant to section 5 in the performance of an official function shall be made available to the public in compliance with Act No. 442 of the Public Acts of 1976, being sections 15.231 to 15.246 of the Michigan Compiled Laws. (P.A. of 1977, No. 186) App. A, § 125.589 125.586 [MSA 5.2936) Conflicting laws; governing law. Section 6. Wherever the provision of any ordinance or regulations, adopted by the legislative body of any city or village under the provisions of this act, impose requirements for lower heights of buildings, or a less percentage of lot than may be occupied, or require wider or larger courts or deeper yards than are imposed or required by existing provisions of law or ordinance, the provisions of such local ordinance or regulation adopted under the provisions of this act shall govern. Where, however, the provisions of the state housing code or other ordinances or regulations of any city or village impose requirements for lower heights of buildings or less percentage of lot than may be occupied, or require wider or larger courts or deeper yards than are required by any ordinance or regulation which may be adopted by the legislative body of any city or village under the provisions of this act, the provisions of said state housing code or other ordinance or regulations shall govern. 125.587 [MSA 5.2937) Violation nuisance per se; abatement. Section 7. Buildings erected, altered, razed or converted, or uses carried on in violation of local ordinances or regulations made pursuant to this act are declared to be a nuisance per se. The court shall order the nuisance abated, and the owner or agent in charge of the building or land, or both the owner and the agent, shall be adjudged guilty of maintaining a nuisance per se. The legislative body in the ordinance enacted pursuant to this act shall designate the proper officials whose duty it shall be to administer and enforce the ordinance and provide penalties for the violation of the ordinance. (P.A. of 1978, No. 638) 125.588 (Repealed by P.A. of 1945, No. 267) 125.589 [MSA 5.2939) Declaration of necessity. Section 9. The provisions of this Supp. No. 1 313 �I App. A, § 125.589 DETROIT, MICHIGAN 125.591 [MSA 5.2941] Actions for review; proper and necessary parties, notice, failure to appear. Section 11. Any person required to be given notice under the provisions of subsection (d) of section 5, shall be a proper and necessary party to any action for review instituted under the provisions of section 10 and shall be given due notice personally or by registered or certified mail of any such proceedings in the same manner as provided in subsection (d) of section 5. If any person receiving notice under the provisions of this section fails within 20 days of receiving such notice to enter an appearance in the court in which the proceedings were instituted, no further notice to such person of subsequent proceedings is required and the court may thereupon proceed to determine the issues. (P.A. of 1967, No. 225) act are hereby declared to be immediately necessary for the preservation of the public peace, health and safety and are hereby given immediate effect. 125.590 [MSA 5.2940] Review by circuit courts; appeals to supreme court; procedure. Section 10. Any party aggrieved by any order, determination or decision of any officer, agency, board, commission, board of appeals, or the legislative body of any city or village, made pursuant to the provisions of section 3a of this act may obtain a review thereof both on the facts and the law, in the circuit court for the county wherein the property involved or some part thereof, is situated: provided, That application is made to the court within 30 days after delivery of a copy of such order, determination or decision, by certiorari or by any other method permissible under the rules and practices of the circuit courts of this state. On such review the courts shall have jurisdiction to make such further orders in respect thereto as justice may require. An appeal may be had from the decision of any circuit court or condemnation court to the supreme court in the same manner as provided by the laws of this state with respect to appeals from circuit courts; and in the event of such appeal, the issue of non-conformity may be reviewed as an issue of law in the supreme court. (P.A. of 1947, No. 272) 125.592 [MSA 5.2942] Effect of zoning ordinance or decision. Section 12. A zoning ordinance or zoning decision shall not have the effect of totally prohibiting the establishment of a land use within a city or village in the presence of a demonstrated need for that land use within either the city or village or the surrounding area within the state, unless a location within the city or village does not exist where the use may be appropriately located or use is unlawful. (P.A. of 1978, No. 638) I I .. I I I I I I I I I J I ,J [The next page is 329] Supp. No. 1 314 �- - ---. · 1111,. ~ ,· •-Fl , __, .. ..._ -, ~ ! ..., ...... ~ -,- ---,- ~ - - 1 APPENDIX B SUMMARY DISTRICT CHARTS Rl DISTRICT Min. Lot Size Area Width (sq. ft.) (feet) USE Permitted by Right Single-family dwellings 5000 50 Min. Yard Requirements Side Front Rear (Formula (feet) (feet) or feet) 20 4 min. 30 Max. Height (feet) Max. Coverage (%) 35 35% Other Requirements 14 comb. ~ t..:> CC) Permitted with Approval Cemeteries Churches Golf courses, swim pools, etc. Neighborhood centers Off-street parking Off-street parking-acceBSory Open parking lots Parks, playgrounds, etc. Public utility facilities Schools Formula A: 10000 - 70 20 Sec. 81.0503 B 30 45 - Sec. 81.0301 35% t, - As determined by Dept. 10000 70 B 20 Section 81.0304 20 Sec. 81.0305 As determined by Dept. 20 15 each As determined by the Department Length plus 2 (height) 16 30 35 - - - - 30 35 45 35% 35% 35% Sec. Sec. Sec. Sec. 81.0304 81.0305 81.0306 81.0504 Sec. 81.0311 and Sec. 81.0312 Formula B: Length plus 2 (height) 6 ~ ~ ~ ~ ~ ! 0 t.:rJ NOTE: All information general. For specific details see the text of the Ordinance f txl �> 'O R2 DISTRICT USE ~ ~ 0 Front (feet) Permitted by Right Single-family dwellings 5000 50 20 Two-family dwellings 6000 55 20 Permitted with Approval Cemeteries Churches Golf courses, swim pools, etc. Group of attached town houses Each town house Neighborhood centers Off-street parking Off-street parking-accessory Open parking lots Parks, playgrounds, etc. Public utility facilities Schools 10000 7000 2000 10000 Section 82.0304 - - 4 14 4 14 70 20 70 - - min. comb. min. comb. Sec. 82.0503 B 20 As determined by Dept. B (end only) 20 - - 20 20 B - Sec. 82.0305 As determined by Dept. - - 15 each 20 As determined by the Department 7000 Multiple-family dwellings Formula A: Side (Formula or feet) 70 70 ~ Min. Yard Requirements Min •. Lot Size Area Width (sq. ft.) (feet) 1' 20 Sec. 82.0314 Max. Rear Height (feet) (feet) 30 35% 30 35 - Max. Coverage (%) 35% - Sec. 82.0301 45 35% 30 35 35% - - 30 30 35 35% - - 30 30 35 45 - t, - - Other Requirements 35% 35% - Sec. Sec. Sec. Sec. ~0 82.0304 82.0305 82.0306 82.0504 ~ a:: 1-4 C') :::c 1-4 0 Sec. 82.0311 and Sec. 82.0312 Sec. 82.0314 > z Formula B: Length plus 2 (height) Length plus 2 (height) 15 6 NOTE: All information general. For specific details see the text of the Ordinance ~ '-· - · .....-c _, --\ . -. ....-0 ... -- IIIIJ 1111m �-1- -- - ... ~ -. . ... ~ ..... --, ---, --, ----, --a R3 DISTRICT Minimum Lot Size Min. Yard Requirements -- Area Width (sq . ft .) (feet) USE Permitted by Right Single-family dwellings GI) GI) I-' Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings (less than 50 % efficiency) Home occupations Homes, centers, or schools for children Churches Libraries or museums Schools Neighborhood centers Golf courses, swim pools, etc. Side Front (Formula (feet) or feet) 5000 50 20 6000 55 20 7000 70 20 2000 20 20 4 min. 14 comb. 4 min. 14 comb. A (end only) - Rear (feet) Max . Height (feet) Max. Coverage 30 35 35% 30 35 35% 30 - (%) Max. FAR - Min. RSR .70 30 0 7000 - 70 20 - - A - 30 - - - 7000 10000 10000 10000 7000 70 70 70 70 70 20 20 20 20 20 B B B B B 30 30 30 30 30 - - -Section 83.0501 - .70 .12 - - .70 .70 .70 .70 .70 - - - - - - - tzj ~ Sec. 83.0105 ,::, 0 ~ ~ z ..... z - 0 0 ,::, 0 ..... z ~ n tzj Formula A: Len(!h 2lus 2 (hei1ht) 15 F.A.R.: Floor Area Lot Area Formula B: Len(!h Elus 2 (hei1ht) 6 R.S.R.: Recreational Space Floor Area NOTE: All information general. For specific details see the text of the Ordinance. ? 1' tJ, �> 'ti R3 DISTRICT (continued) 1' t,:I Minimum Lot Size Min. Yard Requirements Area (sq. ft.) (feet) USE ~ ~ ~ Permitted with Approval Cemeteries Fire or police stations Fraternity or sorority houses Multiple-family dwellings (50% ~r more efficiencies) Non-profit educational institutions Open parking lots Off-street parking Off-street parking accessory Public Utility Facilities Rooming houses Formula A: Width (feet) - - - - 20 7000 70 20 7000 70 20 7000 70 Rear (feet) or feet) Ma,c. Height (feet) Section 83.0503 Ma,c. Coverage (%) Max. - - FAR Min. RSR 30 - - .70 30 - - .70 A 30 - - .70 .12 B 30 - - .70 Sec. 83.0308 Sec. 83.0306 Sec. 83.0307 15 B - - - - - - - - - - - - - - - - - - - .70 .70 - 7000 Len~h Elus 2 (heiiht) 70 20 20 Other Requirements Sec. 83.0301 - - - 15 Side Front (Formula 15 each A 30 30 t::I ~ ~ B a: 1-1 - - n :x: 1-1 .12 C) Formula B: Len~h Elus 2 (height) F .A.R.: Floor Area Lot Area ~ 6 R.S.R.: Recreational S2ace Floor Area NOTE: All information general. For specific details see the text of the Ordinance l - - - - -- ~ .. �. .i 1111 - - -_., _.., ...... ----.- ---, ---, R4 DISTRICT Minimum Lot Size Area Width (sq. ft.) (feet) USE co co co Permitted by Right Single-family dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Rooming houses Fraternity or Sorority Houses Home occupations Homes, centers, or schools for children Churches Libraries or museums Schools Neighborhood centers Open parking lots Min. Yard Requirements Side Front (Formula (feet) or feet) Rear (feet) 5000 50 20 6000 55 20 7000 70 20 2000 20 20 - 30 7000 7000 70 70 20 20 A A 30 30 7000 7000 10000 10000 10000 7000 - 70 - 4 min. 14 comb. 4 min 14 comb. A (end only) 20 - 70 70 70 70 70 20 20 20 20 20 - - B B B B B B - Maz. Maz. Height Coverage (feet) (%) Maz. FAR 30 35 35% 30 35 35% 30 - - 1.00 - - 1.00 1.00 30 30 30 30 30 30 - - - - 1.00 1.00 1.00 1.00 1.00 1.00 Min. RSR Other Requirements t:, t:rJ .10 .10 ""3 :x, 0 - - Sec. 84.0107 ~ N 0 z z0"'"' - - 0 :x, - t:, Sec. 84.0110 "'z"' > z (j Formula A: Lenl!h elus 2 (heiKht) 15 F.A.R.: Floor Area Lot Area Formula B: Lenl!h elus 2 (hei~ht) t:rJ 6 R.S.R.: Recreational Seace Floor Area NOTE: All information general. For specific details see the text of the Ordinance > '0 ~ t:J:l �,,,,► R4 DISTRICT (continued) a:, Minimum Lot Size Min. Yard Requirement, Ma%. Coverqe Nu. (feet) Mu. Heisht (fNt) (%) FAR - 1.00 - 1.00 1.00 1.00 Side Area Width (,q. ft.) (feet) USE Permitted with Approval Fire or police stations Hospitals, nursing, or rest homes Clinics Hotels or motels Non-profit educational institutions Non-profit private clubs Public Utility Facilities ~ Formula A: Rear - 20 15 30 - 7000 7000 7000 70 70 70 20 20 20 B B B 30 30 30 - 7000 70 20 B 30 - - 1.00 7000 70 20 B 30 - - 1.00 - - 20 30 - - 1.00 - Lens!:h 2lus 2 (hei1ht) 15 Front (Fo,mula (feet) or feet) F.A.R.: 15 each Floor Area Lot Area Min, RSR Other RequirerMnt, Sec. 66.0000 Formula B: Length plus 2 (height) 6 I~ i ~ NOTE: All information general. For specific details see the text of the Ordinance l - - - - - i ... - .. �---- - -- - - -.- - - ~ R& DISTRICT Minimum Lot Si,e Area .(,q. ft.) (feet) USE ~ ~ Q"C Permitted by Right Single-family dwellings Two-family dwellings Group of attached town houses Each town house Multiple-family dwellings Clinics Home occupations Homes, centers, or schools for children Rooming house Fraternity or sorority house Non-profit educational institutions Non-profit private clubs Hospitals, nursing or rest homes Churches Formula A: Width Side Front (Formula (feet) or feat) 5000 50 20 6000 55 20 7000 70 20 1800 18 20 7000 7000 70 70 20 20 4 min. 14 comb. 4 min. H comb. A (end only) - A B Rear Mu. Heiaht (feet) (ffft) Max. Coverqe (%) 30 35 35% 30 35 35% 30 - - - - 1.50 1.50 - - 1.50 1.50 .085 1.50 - - 1.50 - 1.50 - - 1.50 1.50 30 30 - - - - 7000 7000 70 70 20 20 B A 30 30 - 7000 70 20 B 30 - 7000 70 20 B 30 - 7000 70 20 B 30 7000 10000 70 70 20 20 B 30 30 - B Mas. FAR Min . RSR Other Requirement, 1.50 30 - Lenath 2lua 2 (hei1ht) 15 Min, Yard Requirement, F.A.R.: Floor Area Lot Area - - - 0 .085 - Sec. 85.0106 - i ~ z~ ~ ~ 2 n~ t.ZJ Formula B: LenJth 2lua 2 (hei1ht) 6 R.8.R.: R.creatlonal sece Floor Ana NOTE: All information general. For apeciflc detaila aee the text of the Ordinance f cc, �> 'O R5 DISTRICT (continued.) 1' tx, Minimum Lot Size Area Width (aq. ft.) (feet) USE Libraries or museuma Schools Neighborhood centers Public utility facilities Open parking lots Permitted with Approval Fire or police stations Hotels or motels Parking structure ~ ~ 10000 10000 7000 70 70 70 - - - - 7000 - 70 - Min. Yard RequirerMnt• Side Front (Formula (feet) or feet) 0) B B B 15 30 30 30 30 - 20 20 20 15 B B 30 30 5 - 20 each 25 - 30 - - - - - F.A.R.: LenS,!h Elus 2 (hei1ht) 15 Mu. Covera,e (%) Mu. Min. FAR RSR - 1.50 1.50 1.50 1.50 - 1.50 1.50 1.50 - - Other RequirerMnt• Sec. 85.0112 Sec. 66.0000 See Section 85.0503 for yard exceptions 1.50 - - Sec. 85.0504 and Sec. 85.0306 t:, ~0 -~ ~ == C") ::i:: 0 Commercial uses in multiple dwellings Formula A: Mu. Height (feet) 20 20 20 20 20 20 2 acres 100 on major per court thoroughfare 3000 per 30 per trailer trailer space space Marinas Trailer courts Rear (feet) - - Sec. 85.0301 Formula B: Lenl!h 2lus 2 (hei1ht) Floor Area Lot Area 6 ' NOTE: All information general. For specific details see the text of the Ordinance l - i---. I- - - ... ,_.., .I 111111P �_,-- -- - - ~ -- -- · ~ R6 DISTRICT Minimum Lot Size Area Width (sq. ft.) (feet) USE CA) CA) -.,J Permitted by Right Group of attached town houses Each town house Multiple-family dwellings Clinics Home occupations Rooming houses Fraternity or sorority houses Non-profit educational institutions Homes, centers, or schools for children Hospitals, nursing, or rest homes Non-profit private clubs Open parking lots Formula A: Min. Yard Require~nts Side Front (Formula (feet) or feet) Rear (feet) 7000 70 20 1800 18 20 7000 7000 70 70 20 20 - - - 7000 70 20 A 30 70 20 B 30 7000 7000 70 20 A (end only) A B - B 30 30 30 - 30 70 20 B 30 7000 70 20 B 30 - Lenl!:h 2lus 2 (hei1ht) 15 70 20 - B - Ma%. Coverage (%) Ma%. - - 2.00 - - 2.00 2.00 2.00 .07 - 2.00 - 2.00 - 0 - 2.00 - 0 FAR Min. RSR Other Require~nt• 30 7000 7000 Mu. Height (feet) 30 - - - F.A.R.: Floor Area Lot Area - - 2.00 2.00 - .07 - Sec. 86.0104 t:, ~ ~ 0 ~ N zz ~ Sec. 86.0111 z>~ z Formula B: Lenl!!! 2lus 2 (hei1ht) (j t;lj 6 R.S.R.: Recreational Seace Floor Area NOTE: All information general. For specific details see the text of the Ordinance f 0.:, L �,, ► "O R6 DISTRICT (continued.) IJ' Minimum Churches Detached rectories, parsonages, or parish houses Libraries or museums Schools Public utility facilities Neighborhood centers Commercial uses in multiple dwellings Permitted with Approval Fire or police stations Marinas Hotels or motels Parking structure OJ Side Front (Formula (feet) or feet) Rear (feet) Mu. Heicht (feet) Mu. Couera1e (%) Mu. FAR 2.00 70 20 B 30 - - 5000 50 20 30 35 35% 10000 10000 70 70 20 20 4 min. 14 comb. B B 30 30 - - 7000 -70 20 20 15 B 30 30 - - 2.00 2.00 - - - - - - - - 30 - - 2.00 20 20 20 20 5000 50 20 6000 55 20 Formula A: LenJth plua 2 (hei1ht) 16 Min. Yard Requirement• 10000 - -70 7000 - - Single-family dwellings Two-family dwellings ~ Sue Area Width <•q. ft.) (feet) USE ~ ~ Lot F.A.R.: 15 20 each B B 4 14 4 14 -30 5 min. comb. min. comb. - 30 35 35% 30 35 35% Floor Area Lot Area Min. RSR Other Requirement• 2.00 2.00 Sec. 86.0113 ~ - 2.00 2.00 ; 0 See Section 86.0503 for yard exceptions ~ = 5 ~ Formula B: Lenlth plus 2 (hei1ht) 6 NOTE: All information general. For 1peciflc detaila aee the text of the Ordinance i ~ I ;· I - - ·- - - - - I.R �APPENDIXC ORDINANCE FOR THE PRESERVATION OF HISTORIC LAND MARKS AND DISTRICTS* DIVISION 1. GENERALLY (2) The deterioration of roofs or other horizontal members; Sec. 25-2-1. Purpose. (3) The deterioration of exterior chimneys; Historic preservation is declared to be a public purpose, and the city may regulate the construction, reconstruction[,] alteration, repair, moving and demolition of historic and architecturally significant structures within the limits of the city as provided in this article. The purposes of this article are to: ( 4) The deterioriation of exterior plaster or mortar; (5) The ineffective weatherproofing of exterior walls, roofs and foundations, including broken windows and doors; or (6) The serious deterioration of any documented exterior architectural feature or significant landscape feature which in the judgment of the commission produces a detrimental effect upon the character of the district. (1) Safeguard the hearitage of the city by I I I I I I I I preserving areas in the city which reflect elements of its cultural, social, spiritual, economic, political, engineering or architectural history; (2) Stabilize and improve property values in such areas; (3) Foster civic beauty and community pride; ( 4) Strengthen the local economy; and (5) Promote the use of historic districts for the education, pleasure and welfare of the citizens of the city, the state and of the United States of America. (Code 1964, § 28A-1-l) Sec. 25-2-2. Dermitions. The following words and phrases, when used in this article, shall have the meanings respectively ascribed to them: Demolition shall include "demolition by neglect," which shall mean neglect in the maintenance, repair or security of a site, building or structure, resulting in any of the following conditions: (1) The deterioration of exterior walls or other vertical supports; I I I Design treatment levels are categories of standards used by the historic district commission as general guides in the determination of appropriateness of proposed "work" within an historic district. One- or more of these categories shaII be selected for each historic district at the time of designation by the process as described in section 25-2-40. The design treatment levels are as follows: (1) Restoration. Bringing back into a former or unimpaired state or condition which existed at a date prescribed by the ordinance establishing the district. Authenticity of a restoration would require the removal of incompatible exterior elements and the replacement of all damaged or deteriorated elements with replicas of the same design and materials. A restoration design treatment level shall not be assigned without the written consent of the owner of the affected property at the time of designation. A permit applicant shall be responsible for documenting the •Editors note-This ordinance baa also been codified in the Detroit Code. The section numbers of the new code, as yet unadopted aa of this printing, were used herein. 353 �I App. C, § 25-2-2 (6) Rhythm of entrance and/or porch projections; authenticity of proposed "work" to the satisfaction of the historic district commission. (7) Relationship of materials; (2) Rehabilitation. Putting back in good condition. This would not require the removal of all nonoriginal materials, but would encourage the removal of nonoriginal materials which are incompatible with the defined elements of design for the particular structure and district. The design of new construction or alteration would not require a duplication of the original design and construction, but must be compatible with the existing structures and the districts defined elements of design. The use of original materials or construction techniques would be encouraged but contemporary methods and materials would also be acceptable when compatible with the defined elements of design for the district. (8) Relationship of textures; (9) Relationship of colors; (10) Relationship of architectural details; (11) Relationship of roof shapes; (12) Walls of continuity; (13) Relationship of significant landscape features and surface treatments; (14) Relationship of open space to structures; (15) Scale of facades and facade elements; (16) Directional expression of front elevations; (17) Rhythm of building setbacks; (18) Relationship of lot coverages; (3) Conservation. Giving new life and making vital by cleaning, repairing or replacing of worn, cracked, or broken parts with compatible materials or protecting from blight or deterioration through normal maintenance. The use of contemporary building methods or materials would be acceptable if they are compatible with the defined elements of design for the district. (19) Degree of facades; the (22) General environmental character. Historic district means a district designated by the city council for the purposes of this article. An historic district shall include an area or group of areas, sites, buildings structures, or archeological sites of particular historic or architectural significance to the city, the state or to the United States of America. Such areas, sites, buildings, structures, or archeological sites may be either publicly or privately owned. These districts, including significant landscape features, surface textures and street furniture located thereon, need not have contiguous boundaries. The following criteria shall be used for evaluation of proposed historic districts: (2) Proportion of buildings front facades; within within (21) Symmetric or asymmetric appearance; (1) Height; of openings complexity (20) Orientation, vistas, overviews; Elements of design are the characteristic relationships of the various features within an historic district which are significant to the appearance of the district, elements of design to be defined for each historic district are: (3) Proportion facades; I DETROIT, MICHIGAN the (4) Rhythm of solids to voids in front facades; (1) Sites, buildings structures or archeological sites where cultural, social, spiritual, economic, political or architectural history of the community, city, state, or (5) Rhythm of spacing of buildings on streets; 354 ., I I I I I I I I �DETROIT ZONING ORDINANCE (1) West Canfield District, (1970 J.C.C. 1672-73); nation is particularly reflected or exemplified; I I f I I I I I I I I I J I App. C, § 25-2-4 (2) Orchestra Hall (1970 J.C.C. 2627); (2) Sites, buildings, structures, or archeological sites which are identified with historic personages or with important events in community, city state, or national history; (3) Indian Village District (1971 J.C.C. 1374-75); (4) St. Joseph R.C. Church (1972 J.C.C. 2477-78); (3) Buildings or structures which embody the distinguishing characteristics of an architectural specimen, inherently valuable as a representation of a period, style or method of construction; (5) Detroit Cornice and Slate Building (1972 J.C.C. 1882); (6) Boston-Edison District (1974 J.C.C. 722-23); (4) Notable works of a master designer or architect whose individual genius influenced his or her age; (7) Soldiers and Sailors Monument (1974 J.C.C. 1624-25); (8) Bagley Memorial Fountain (1974 J.C.C. 1625-26). (Code 1964, § 28A-1-14) Historic preservation means the protection, conservation, improvement renovation or reconstruction of historic districts through the implementation of the design treatment levels defined herein. Editor's note-The text of three ordinances amending 1964 Code § 28A-1-14, in order to set out design elements, has been included as§§ 25-2-81- 25-2-83, with the permission of the city, at the discretion of the editor. The ordinances are 424-H, 432-H and 435-H. Subsequently, Ord. No. 491-H was treated in the same manner, and has been set out as§ 25-2-85 at the editor's discretion. Proposed historic district is an area having defined boundaries and which is being considered by the advisory board for recommendation to the city council for designation under section 25-2-4. Sec. 25-2-4. Establishment. (a) Upon the receipt of a request to city council from any person residing: doing business, or owning property in the city to designate an area, structure or site an historic district, the city council, after making a determination that there are reasonable grounds for such a request, may adopt a resolution directing that the historic designation advisory board make an investigation to determine that the proposed district meets the criteria under the provisions of this article (section 25-2-1). (1) After the adoption of a resolution directing the historic designation advisory board to study a proposed historic district, the commission shall, for a period of up to one hundred and eighty (180) days, review all building applications, for informational purposes only and shall inform the applicant of the existence of the request to have the area, structure, site designated an historic district. This review period may be extended by resolution of the city Work means any excavation, new construction or erection of a building, fence, wall, or other structure or significant landscape feature, including pavements. The term also includes any removal of an architectural or significant landscape feature, as well as reconstruction, alteration, a change of surface treatment, a change of color by painting or other means, or any demolition of a structure, a portion thereof, or significant landscape feature. (Code 1964, § 28A-1-2) Sec. 25-2-3. Enumeration. Historic district and landmark designations in effect on the date of enactment of this article, including design treatment level assignments and defined elements of design, shall continue in effect and shall be administered according to the appropriate sections of this article. For reference, these districts and landmarks are: Supp.No.• 355 �I App. C, § 25-2-t feature and its relationship to the historical value of the proposed historic district; council adopted pursuant to subsection (b), below. (2) Upon receipt of evidence demonstrating definite historical or architectural value in a proposed historic district, the city council may, at its discretion, adopt a resolution of interim historic district designation, requiring that all applications for permits for demolition, partial demolition, or the removal of significant architectural or landscape features within the proposed historic district be referred to the commission as provided for in section 25-2-20. For a period of one hundred and twenty (120) days after adoption and such a resolution, the commission shall review permit applications for demolition, partial demolition, or the removal of significant landscape features within such proposed historic districts with the same powers which would apply if the proposed historic district were a designated historic district, notwithstanding provisions to the contrary elsewhere in this chapter. After the expiration of the one hundred and twenty ( 120) day period following adoption of such a resolution, the commission review shall be for informational purposes only, as provided in subsection (a)(l), above, and section 25-2-27, except that, if the historic designation advisory board submits to the city council a final report recommending designation of the proposed historic district within the one hundred and twenty (120) day period for commission review and approval, then the one hundred and twenty (120) day period shall be extended until city council has completed its consideration of the proposed historic district. In reviewing permits for demolition, partial demolition, or the removal of significant architectural or landscape features in proposed historic districts, the commission shal! use the following criteria: a. I DETROIT, MICHIGAN b. The relationship of the exterior architectural features or landscape features to the remainder of the structure, site, or area forming the proposed historic district; c. Any other factor, including aesthetic, which the commission deems to be pertinent; d. The provisions of section 25-2-22. (b) The historic designation ac!visory board shall prepare and transmit a preliminary report to the city council, historic district commission, planning department, and city planning commission. Copies shall also be sent to the state historical commission, the state historical advisory council and, if any part of an urban renewal district is under consideration for designation, the citizens district council for that district. Not sooner than sixty (60) days after the transmittal of the preliminary report, the advisory board shall conduct a public hearing after due notice as provided in section 25-2-40. Thereafter, it shall submit its final report to the city council for consideration. The advisory board shall forward with its final report to the city council any written comments or recommendations received. The city council shall act on a proposed designation within one hundred eighty (180) days after adoption of the resolution directing the advisory board to make an investigation of same; provided, that the city council may, by resolution, extend the time for consideration of a proposed designation and for building permit review beyond one hundred eighty (180) days. (c) The city council shall establish historic districts by ordinance. City zoning maps shall reflect established historic designations. When establishing any new historic district, the city council shall certify that the designation is consistent with the master plan. In all historic district designations, the boundaries and design treatment levels shall be specified. Historic district designations shall also The architectural or historical value and significance of the structure or Supp.No.4 356 I .. I I I I I I I I I I �DETROIT ZONING ORDINANCE be filed with the register of deeds by the city clerk. (Code 1964, § 28A-1-3; Ord. No. 268-H, § 1, 7-19-78) I I I I I I I I I Supp.No.4 356.1 App. C, § 25-2-4 �DETROIT ZONING ORDINANCE Sec. 25-2-5. Consideration features. of interior The historic district commission may consider interior features only if specifically authorized to do so in the ordinance designating the historic district. (Code 1964, § 28A-1-7) Sec. 25-2-6. Ordinary repairs permitted. Nothing in this article shall be construed to prevent ordinary maintenance or repair of any structure within any historic district. Ordinary maintenance or repair shall mean any maintenance or repair not defined as "work" herein. (Code 1964, § 22A-1-8) Sec. 25-2-7. Effects of projects on districts. I I I I I I I I I (a) The head of any city agency having direct or indirect jurisdiction over a proposed city or city-assisted physical development project and the head of any city agency or authority or corporation established by the city having power to finance, license, permit, authorize or contract for any physical development project shall, prior to authorization or approval, take into account the effect of the proposed project on any designated or proposed historic district. If the proposed project is within or immediately adjacent to a designated or proposed historic district, the responsible agency or authority or corporation shall so advise the historic district commission and shall comply with all reasonable requests of the commission for information on the proposed project. The commission shall determine the demonstrable effects of the proposed project and report same to the mayor and city council within sixty (60) days of being advised of the proposed project by the responsible agency, authority or corporation. Nothing in this section shall be construed to require a delay or interruption in project activities pending completion of the commission's review and report. However, nothing in this section shall be construed to diminish the rights and powers held by the mayor and city council with respect to such project activities. App. C, § 25-2-9 (b) A city financed, licensed, permitted, authorized or contracted physical development project shall be considered to have a demonstrable effect on a designated or proposed historic district when any condition of the project creates a change, beneficial or adverse, in the quality of the historical, architectural, archaeological, social, or cultural character that qualified the property for designation as an historic district or may qualify the property for designation as an historic district. Generally, adverse effects occur under conditions which include: (1) Destruction or alteration of all or part of a property; (2) Isolation from or alteration of its surrounding environment; (3) Introduction of visual, audible, or atmospheric elements that are out of character with the property and its seting; (4) Transfer or sale of a city-owned property without adequate conditions or restrictions regarding preservation, maintenance, or use; and t5) Neglect of property resulting in its deterioration or destruction. (Code 1964, § 28-1-10) Sec. 25-2-8. Withdrawal of designation. When an area is designated an historic district, the designation may not be withdrawn without the consent of a majority of the property owners within the district. (Code 1964, § 28A-1-15) Sec. 25-2-9. Subjects of budgeting. There may be appropriated in the annual budget a sum of money which may be expended for historical and architectural preservation for or in connection with: (1) The preparation of surveys of buildings and structures in the city; (2) The restoration, rehabilitation, or preservation of buildings or structures of historical or architectural significance; �App. C, § 25-2-9 DETROIT, MICHIGAN (3) The acquisition by purchase or condemnation of properties, structures, easements or other rights, provided the city council determines that ownership is in the public interest. The historic district commission shall make recommendations to the city council on such historic properties to be acquired. The city shall be responsible for the maintenance of historic properties so acquired. Properties, structures, easements or other rights acquired hereunder may be sold or transferred upon the recommendation of the commission and the approval of the city council; historic district is being demolished by neglect, the commission, on its own initiative, and to insure that the structure shall be preserved and protected in consonance with the purposes of this article, may: ., (1) File a petition with the department requesting that the department require the correction of defects or necessary repairs of the structures; or I (2) File a petition with the community and economic development department requesting that the community and economic development department, after notice to the property owner and an opportunity for a hearing before a disinterested hearing officer, cause the necessary corrections or repairs to be made and the cost, if not paid promptly by the property owner, to be reported to the board of assessors for levy as a special assessment against the property. (4) Staff support approriate for the implementation of this article; (5) Training for all staff and public officials responsible for the implementation of this chapter especially to provide the technical knowledge of the principles, practicality and cost of historic preservation; (b) In addition to other enforcement rights created by this article, the requirements of an historic district may be enforced upon the complaint of any property owner or association of property owners within the district. (6) Programs of special assistance to property owners in designated and proposed historic districts in restoring[,] rehabilitating or conserving their property where property owners lack means to undertake such work without assistance; (c) Any person or organization performing work within a designated historic district prior to the issuance of the required building permit or contrary to conditions specified in any permit issued for work within a district shall, upon conviction, be subject to a five hundred dollar ($500.00) fine. The historic district commission may require that conditions created by violations of this article be remedied in conformance with the requirements for the district. (7) Programs of general assistance to property owners in designated and proposed historic districts, including but not limited to education, consultation, research assistance and assistance in locating contractors offering unique services required in historic preservation work; (8) Programs to recognize property owners historic preservation achievements, including but not limited to the award of certificates or plaques for display by property owners. (Code 1964, § 28A-1- (d) In cases where there is imminent danger of the loss of a designated historic structure, site, etc., the historic district commission may request the law department to seek such injunctive relief as it deems necessary and appropriate to preserve the structure, site etc. (Code 1964, § 28A-1-9) 11) Sec. 25-2-10. Enforcement. (a) If it is determined by the historic district commission that a structure in an 358 I I I I 1 �I I I I I I I DETROIT ZONING ORDINANCE App. C, § 25-2-22 commission to determine the appropriateness of the proposed "work" shall be submitted to the commission by the applicant. (Code 1964, § 28A-1-6) Sec. 25-2-11. Severability. It is hereby declared to be the legislative intent that the various provisions of this article are separable, in accordance with the following: Sec. 25-2-20. Considerations for approval by historic district commission. (1) Provisions held invalid: If a court of competent jurisdiction finds any provision of this article invalid or ineffective in whole or in part, the effect of such decision shall be limited to that provision which is expressly stated in the decision to be invalid or ineffective, and all other provisions of this chapter shall continue to be separately and fully effective. The historic district commission _s hall approve a building permit application for work which it determines to be appropriate in a designated historic district. In reviewing plans for the issuance of a certificate of appropriateness, the commission shall, in relation to the design treatment levels and the defined elements of design for the historic district, give consideration to: (2) Applications of provisions held invalid: If a court of competent jurisdiction (1) The historical or architectural value and significance of the structure and its relationship to the historical value of the surrounding area; finds the application of any provision of this article to any building, structure, or tract of land to be invalid or ineffective in whole or in part, the effect of such decision shall be limited to the party and property immediately involved in the controversy and shall not affect any other party or property. (Code 1964, § 28A-1-13) (2) The relationship of the exterior architectural features of such structure to the remainder of the structure and to the surrounding area; (3) The general compatibility of the exterior design, arrangement texture, and materials proposed to be used; Secs. 25-2-12-25-2-17. Reserved. (4) Any other factor, including aesthetic, which the commission deems to be pertinent. (Code 1964, § 28A-1-6) DIVISION 2. WORK PERMIT Sec. 25-2-18. Required. Sec. 25-2-21. Emergency issuance. Before work commences within an historic district or proposed historic district, an application for a building permit shall be submitted to the building department and no work shall begin before the issuance of a building permit. (Code 1964, § 28A-1-6) If it is determined by the director of the building department that work is immediately necessary for the protection of public health and safety, the department may issue a building permit for the necessary "work" and shall immediately notify the historic district commission of that action. (Code 1964, § 28A-1-6) Sec. 25-2-19. Application. Upon receipt of a building permit application under this division, the building department shall, within seven (7) calendar days, forward the same, together with all plans and specifications relative thereto, to the historic district commission. All plans, elevations, and other information deemed necessary by the Sec. 25-2-22. Conditions required to perform work affecting exterior appearance. Pursuant to Michigan Public Act No. 169 of 1970, as amended [MCL 399.201 et seq., MSA 359 �App. C, § 25-2-22 DETROIT, MICHIGAN 5.3467(1) et seq.], an application for work affecting the exterior appearance of an historic structure shall be approved by the historic district commission if any of the following conditions prevail and if, in the opinion of the commission, the work will materially improve or correct these conditions: a general description of the nature of the work proposed. (Code 1964, § 28A-1-6) Sec. 25-2-24. Determinations of historic district commission. For work in designated historic districts, within sixty (60) calendar days after receipt of the application by the historic district commission, or within such further time as the applicant approves in writing, the commission shall determine: (1) The structure constitutes a hazard to the safety of the public or the occupants; (2) The structure is a deterrent to a major improvement program which will be of substantial benefit to the community. Substantial benefit shall be found only if the improvement program includes adequate funding commitments and is otherwise feasible; (1) Whether the proposed work will be (3) Retention of the structure would cause undue financial hardship to the owner. Undue financial hardship shall be found only if the owner has made all reasonable efforts to avoid financial hardship, including sale of the structure, for a period of one year minimum; Sec. 25-2-23.. Public hearing. In cases of structure additions, demolitions, or new construction in a designated historic district, the historic district commission shall conduct a public hearing. The commission may also conduct a public hearing on other historic preservation matters for informational purposes. All notices of public hearings shall be mailed to the applicant, all persons to whom any real property within three hundred (300) feet of the premises in question assessed, and the occupants or building managers within three hundred (300) feet of the premises. The commission shall conduct a public hearing no sooner than ten (10), nor more than twenty (20) calendar days from the time the notice is mailed. Such notice shall include the time and place of the hearing and I I I (2) Whether the proposed work will be 1 (3) Whether the proposed work will be inappropriate according to the design treatment levels and defined elements of design for the historic district, in which case the commission will issue a denial. (Code 1964, § 28A-1-6) Sec. 25-2-25. Commission approval forwarded to building department. If the historic district commission determines that a certificate of appropriateness or a notice to proceed should be issued for work in a designated historical district, the com mission shall immediately forward its decision, together with the building permit 360 ., appropriate according to the design treatment level and defined elements of design for the historic district, in which case the commission will issue a certificate of appropriateness; or inappropriate according to the design treatment levels and defined elements of design for the historic district, but is without substantial detriment to the public welfare and without substantial derogation from the intents and purposes of this article, and where denial of the application will result in undue financial hardship to the applicant, in which case the commission may, in lieu of a certificate of appropriateness, issue a notice to proceed; or (4) Retention of the structure would not be in the interest of the majority of the community. (Code 1964, § 28A-1-6) I I I �DETROIT ZONING ORDINANCE department ( ex officio) and the director of the historical department (ex officio). An ex officio member may designate another member of his or her staff to fill his or her position. The remaining nine (9) permanent members of the advisory board shall be appointed by the City Council and shall include one (1) Representative from any existing historical preservation society (including, but not limited to, historic district associations). (Code 1964, § 28A-1-4) application, plans and specifications to the building department. (Code 1964, § 28A-1-6) Sec. 25-2-26. Denial. I I I I I I I I I I , , I App. C, § 25-2-37 If the historic district comm1ss1on determines that a denial should be issued for work in a designated historic district, it shall forthwith spread upon its records the reasons for such determination and may include an appropriate alternative proposals. Thereupon, the commission shall notify the applicant and the building department of such determination, transmitting to each a copy of the reasons and any alternatives suggested by the commission. The department, upon receipt of the commission's report, shall be bound by the commission's determination and deny the applicant a building permit for the proposed work. (Code 1964, § 28A-1-6) Sec. 25-2-36. Ad hoc members. The city council shall establish an historic designation advisory board. (Code 1964, § 28A-1-4) Two (2) ad hoc members shall be appointed to the historic designation advisory board to represent each proposed historic district under consideration. Ad hoc members shall have voting privileges only on matters concerning the area they represent. Ad hoc members shall be property owners, residents or other persons having a demonstrated special affiliation with the area under consideration. When only a single structure or site constitutes the proposed historic district, at least one of the ad hoc members shall be an owner, or part owner of the structure or site. An owner or part owner so appointed may designate a person to represent the owner or part owner on the board. Ad hoc members must be residents of the city except in a case where no resident is available to represent the ownership interest as required herein, in which case a nonresident may serve. The ad hoc members shall be appointed within twenty-one (21) days from the date of city council action authorizing the advisory board to conduct a study of the proposed district. (Code 1964, § 28A-1-4) Sec. 25-2-35. Composition. Sec. 25-2-37. Terms. All members of the historic designation advisory board shall be residents of the city. Thirteen (13) members of the advisory board shall be permanent members with full voting privileges. Four (4) of the permanent members shall be the director of the city planning commission (ex officio), the director of the planning department (ex officio), the director of the community and economic development Appointments of permanent members of the historic designation advisory board shall be for three (3) years on a staggered term basis. Terms of ad hoc members shall terminate at the time of designation or the termination of consideration of their area for designation as an historic district. Permanent members shall be eligible for reappointment. (Code 1964, § 28A-1-4) Sec. 25-2-27. Review of applications in proposed districts for informational purposes. The historic district commission's review of permit applications for work in proposed historic districts shall be for informational purposes only. (Code 1964, § 28A-1-6) Secs. 25-2-28-25-2-33. Reserved. DIVISION 3. HISTORIC DESIGNATION ADVISORY BOARD Sec. 25-2-34. Establishment. 361 �App. C, § 25-2-38 DETROIT, MICHIGAN Sec. 25-2-38. Removal of appointed members. and/or by executive branch agencies, upon the request of the advisory board. The advisory board also may utilize the services of volunteer consultants and paid consultants, within the limits of available funding. (Code 1964, § 28A-1-1) Appointed members of the historic designation advisory board shall be removable only for cause. (Code 1964, § 28A-1-4) Sec. 25-2-39. Filling of vacancies. Sec. 25-2-42. Reports and hearings. Vacancies for the unexpired term of an appointed position on the historic designation advisory board may be filled by appointment by the city council. (Code 1964, § 28A-1-4) (a) The historic designation advisory board shall conduct studies, research proposed historic districts, and submit a final report to the city council after thorough evaluation, there by ascertaining the significance of a proposed historic district. The advisory board's preliminary report shall contain the location, boundaries, and a statement of significance for the proposed historic district and may be reviewed by those agencies specified in section 25-2-4(b). Sec. 25-2-40. Meetings. The historic designation advisory board shall conduct regularly scheduled meetings. All meetings of the advisory board shall be open to the public. A majority of members serving and eligible to vote shall constitute a quorum with respect to matters before the advisory board. Notices of meetings, including an agenda of matters to be considered shall be mailed to all known property owner organizations, community organizations and citizens district councils in any area to be considered for designation at such meetings. Notices of all meetings, including an agenda of matters to be considered, shall be mailed to any existing historical preservation societies in the city (including but not limited to, any historical district associations), the mayor, the city council, the city planning commission, the planning department, the community and economic development department, the historical department and the historic district commission. Interested persons shall be given reasonable opportunity to be heard on any matter before the advisory board before it reaches a decision. The advisory board shall keep a record, which shall be open to public view, of its resolutions, proceedings and actions. (Code 1964, § 28A-1-4) (b) The historic designation advisory board shall conduct a public hearing on a proposed historic district designation after due notice to all taxpayers of record and other property owners of record in the proposed historic district, at which time the requirements, procedure, standards, and responsibilities of historic district designation shall be generally explained. (c) The historic district advisory board's final report to the city council shall contain the recommendation of the advisory board and a draft of the proposed ordinance establishing the new historic district including the design treatment levels and the definitions of the elements of design. (Code 1964, § 28A-1-1) Sec. 25-2-43. Listing of potential districts. The historic designation advisory board shall also maintain a current listing of potential historic districts and a brief statement of significance for each. Such listing shall be made available to the city planning commission and the planning department for consideration relative to the city master plan: Such listings also shall be made available to the community and economic development Sec. 25-2-41. Staff and assistance. The historic designation advisory board shall be provided with reasonable staff assistance by assignment of independent staff and/or by the city planning commission 362 I I ., I I I I l �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-55 department and the historical department. (Code 1964, § 28A-1-1) the position, in the same manner as the original appointment. (Code 1964, § 28A-1-5) Secs. 25-2-44-25-2-49. Reserved. Sec. 25-2-55. Powers and duties. Except as otherwise provided, the historic district commission shall be responsible for the implementation and administration of this article; this responsibility sha:J include the following powers and duties: DIVISION 4. HISTORIC DISTRICT COMMISSION Sec. 25-2-50. Established. (1) As provided by section 25-2-4(b), review historic designation advisory board reports and recommendations concerning proposed historic districts in relation to the city's officially adopted master plan, the practical budgetary effects on city resources, legal implications for the owners, residents and the city, and the historical and architectural values of the district. Upon completion of any such review, the commission may submit its recommendation to the city council regarding the proposed historic district designation, design treatment levels, and elements of design; a copy of any such recommendation also shall be transmitted by the commission to the advisory board; An historic district commission is hereby established. (Code 1964, § 28A-1-5) Sec. 25-2-51. Composition. The historic district commission shall be composed of seven (7) members. Members shall be appointed by the mayor, subject to the approval of the city council. Members shall reside in the city. The membership shall include at least one architect duly registered in the state, with experience in historic preservation, selected from a list prepared by the local chapter of the American Institute of Architects, and at least two (2) members selected from lists of citizens submitted by a duly organized and existing historical preservation society or societies (including, but not limited to, historic district associations). (Code 1964, § 28A-1-5) (2) Review building permit applications as provided in sections 25-1-18 et seq. [,] and 25-2-4(a) for designated historic districts and proposed historic districts respectively; Sec. 25-2-52. Terms of members. Appointments to the historic district commission shall be for three (3) years on a staggered term basis and shall expire on the fourteenth day of February; initial terms may be for less than three ( 3) years to satisfy the staggered term and expiration date requirements. Members shall be eligible for reappointment. (Code 1964, § 28A-1-5) (3) Request that the building department require the correction of defects or repairs on buildings in designated historic districts as provided in section 25-2-lO(a); (4) Review all city licensed or funded physical development projects affecting designated or proposed historic districts or which may have demonstrable effects on designated or proposed historic districts as provided in section 25-2-7; Sec. 25-2-53. Removal of members. Members of the historic district commission shall be removable only for cause. (Code 1964, § 28A-1-5) (5) Conduct regularly s~heduled meetings. All meetings of the commission shall be open to the public. A majority of members serving shall constitute a Sec. 25-2-54. Filling of vacancies. Vacancies on the historic district commission shall be filled, for the unexpired term of 363 �I App. C, § 25-2-55 I DETROIT, MICHIGAN Sec. 25-2-56. Participation in meetings by other departments and agencies. quorum. Notices of meetings, including an agenda of matters to be considered, shall be mailed to all known property owner organizations, community organizations and citizens district councils in any area where an advisory board designation proposal is under review or in any designated district where a permit application is to be considered at such meetings. Notices of all meetings, including an agenda of matters to be considered, shall be mailed to any existing historical preservation societies in the city (including but not limited to, any historic district associations), the mayor, the city council, the historic designation advisory board, the building department, the city planning commission, the planning department, the community and economic development department and the historical department. Interested persons shall be given reasonable opportunity to be heard on any matter before the commission before it reaches a decision. The commission shall keep a record, which shall be open to public view of its resolutions, proceedings and actions; The directors (or designees thereof) of the building department, the planning department, the community and economic development department and the historical department shall have the right to participate in meetings of the historic district commission on the same basis as members except that these officers (or their designees) shall not have voting rights on any matter taken up by the commission, including matters of procedure, and shall not be counted as members for any purpose. (Code 1964, § 28A-1-5) Sec. 25-2-57. Staff. (a) Adequate staff for the historic district commission shall be provided by the city's community and economic development department or such other departments as the mayor may designate. (b) The historic district commission may delegate to its staff such responsibility and authority as it determines will be appropriate to carry out routine enforcement activities. (Code 1964, § 28A-1-5) (6) Advise the City Council and other city agencies in the administration of any gifts, purchase or sale of property, administration of a loan and grant program or tax incentive program, or any other program concerning historic preservation. Sec. 25-2-58. Appeal of decisions. Any person aggrieved by a decision of the historic district commission shall have the same rights of appeal concerning the decision as is granted to an applicant aggrieved by a decision of the board of zoning appeals. (Code 1964, § 28A-1-12) (7) Promulgate guidelines defining documentation requirements for "work" in designated districts. Secs. 25-2-59-25-2-64. Reserved. (8) Make periodic inspections of all designated districts for violations of this chapter. DIVISION 5. DISTRICTS DESIGNATED (9) Make available, without charge to the public, copies of the designation, design treament level assignment and defined elements of design for any designated district. (Code 1964, § 28A-1-5) Sec. 25-2-65. Engine House No. 11 Historic District. (a) An historic district to be known as the Engine House No. 11 Historic District is 364 I .. I I I �DETROIT ZONING ORDINANCE ( 4) Rhythm of solids to voids in front hereby established, in accordance with the provisions of this article. facade. Openings are much larger in relation to wall surface in the center bay; openings in the center bay are paired doors or paired windows, while openings elsewhere are single elements. (b) The boundaries of the Engine House No. 11 Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot on which the building stands, which is described as follows: I I I I I I I I I I App. C, § 25-2-65 (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. Lot 11 of Block 1 of the Subdivision of the Gabriel Chene Estate of the Chene Farm. (6) Rhythm of entrance and/or porch pro- (c) The design treatment level of the Engine House No. 11 Historic District shall be rehabilitation, as provided for in section 25-2-2. (7) Relationship of materials. The building jections. Inapplicable due to single building district. makes use of red brick, stone, wood, and asphalt shingle in providing contrast of materials. The asphalt replaces slate, which would be more satisfactory on this building. All brick, stone, and wood surfaces are painted, which reduces contrast of materials. (d) The defined elements of design, as provided for in section 25-2-2(e) shall be as follows. Reference will be made to photographs on file in the office of the city clerk. (1) Height. The building proper is twoand-one half (2½) stories high. The tower was originally higher. (8) Relationship of textures. The plain cut mortar joints provide regular, low relief pattern to the surface; the stone provides accents with smooth surface and an occasional large-scale molded surf ace; the wood provides the characteristic surface of wood, smooth but slightly textured due to grain. A slate roof like the original would provide better textural contrast than the asphalt shingles. (2) Proportion of building's front facade. The facade as originally designed was a vertical composition, with a basic division into three (3) sections, a wide center bay and two (2) narrow side bays. The center bay was further subdivided at first and second floor levels by brick piers di vi ding the equipment doors at ground level and the windows at the second floor level. Verticality is emphasized by the tall gable surmounting the central bay. The removal of the central brick pier at the first floor level and portions of the side piers of the central bay to install new doors in 1916 resulted in a lessening of the vertical emphasis, since the doors and their frames are a horizontal element. (9) Relationship of colors. The red-painted brick and the cream-colored stone and wood provide the basic color contrast. This paint relationship has been traditional for fire houses for many years, and should not be altered except on the basis of professional analysis to determine the original state. The dark grey-black of the roof is another contrast, perhaps close to that provided by the original slate. (3) Proportion of openings within the facades. Window and doors are tall and narrow, in keeping with the date and style of the building. The original equipment doors, framed by the brick piers, were also taller than wide. (10) Relationship of architectural details. The brickwork is simply laid, with detail in the bricklaying restricted to the three piers of the front facade, and a course above the third floor windows 365 �App. C, § 25-2-65 DETROIT, MICHIGAN (19) Degree of complexity within the facade. The facade is simple, and the elements within it are relatively simple in design for the period. of the tower. The brickwork in these areas is not elaborate. The stonework contains an occasional molding. The fine detail is restricted to the pilasters between the paired windows on the second floor front, and the cornice. In general, this is a very simple building, and the cornice is the major area of detail. (20) Orientation, vistas, overview. Not applicable. (21) Symmetric or asymmetric appearance. The building is symmetrical; the tower provides an asymmetrical element. (11) Relationship of roof shapes. The main body of the building is surmounted by a high pitched hip roof, intersected by the gable-ended roof surfaces at the front, and a small intersecting roof connecting to the tower. The original tower roof has been removed. (22) General environmental character. This is an urban building in an urban setting; the public character of the building provides contrast with the commercial character of the Gratiot frontage. (Code 1964, § 28A-1-16) (12) Walls of continuity. Inapplicable due to single building district. Sec. 25-2-66. Berry Subdivision Historic District. (13) Relationship of significant landscape features and surface treatments. Because the building is located on a major throughfare, and nearly fills its lot, landscape and surface features are not a major element. There is paving leading to the equipment doors; there are currently no foundation plantings. There is currently a wooden fence between the engine house and the building to the southwest, to prevent access to the side yard. (a) An historic district to be known as the Berry Subdivision Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Berry Subdivision Historic District are as shown on the map on file in the office of the city clerk, and shall be: (1) On the north, the centerline of East Jefferson Avenue; (14) Relationship of open space to structure. Because of the street pattern in the area, three sides of the building are open to view. There is little land area of importance around the building, minimal side and rear areas being provided by the lot. (2) On the south, the Detroit River; (3) On the east, the Stanton Canal, and a line 148.84 feet from the easterly line of Parkview Drive, and parallel to it; (4) On the west, the westerly boundary of the Joseph H. Berry Subdivision, from East Jefferson Avenue south to Dwight Blvd., and thence westerly and southerly along the north and west boundaries of the property described as: (15) Scale of facades and facade elements. As existing at time of designation. See photographs. (16) Directional expression of front eleva- The South 400 feet of the East 93 feet at right angles to the east line of lots 6 and 7, Albert Crane Subdivision. tion. Vertical. (17) Rhythm of building setbacks. Inapplicable due to single building district. (c) The design treatment level of the Berry Subdivision Historic District shall be conservation, as provided in section 25-2-2. (18) Relationship of lot coverages. Inapplica- ble due to single building district. 366 I I I .. I I �DETROIT ZONING ORDINANCE (6) Rhythm of entrance and/or porch pro- (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: jections. In the neo-Georgian examples, entrances and porches, if any, are centered on the facade virtually without exception. More freedom exists in other examples; if not centered, the entrance and/or porch is generally part of a balanced composition. (1) Height. Buildings must be two (2) stories plus roof; the walls must not be less than eighteen (18) feet in height. I I I I I I I I I '- App. C, § 25-2-66 (2) Proportion of buildings' front facades. Including the roof area in the front elevation, existing examples have between 1:1 and a 1:2 height to width ratio. Buildings which are narrower than tall, or emphatically wider than tall, are not acceptable. (7) Relationship of materials. Wall materials, almost without exception, are brick, stone, and concrete (stucco). Stone trim is common; wood is almost universally used for window frames and other functional trim, and is used in many examples for all trim. Roofs are of slate, tile, asphalt shingle, or wood shingle (not shake). Where roofs of other than asphalt exist, their maintainance should be encouraged. (3) Proportion of openings within the facades. Areas of void generally constitute between fifteen (15) percent and thirty-five (35) percent of the total facade area, excluding roof. Proportions of openings themselves are generally taller than wide; in some cases, vertically proportioned openings are combined to fill total opening wider than tall. (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood or stone trim. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces is not unusual. The district contains a fair number of buildings in which a tile roof contributes a strong textural contrast to the composition. Slate or wood shingle roofs contribute particular textural values where they exist. Asphalt shingles, generally, contribute little textural interest, even in those types which purport to imitate some other variety. ( 4) Rhythm of solids to voids in front facades. In buildings derived from classical precedents (notably neo-Georgian substyles) voids are arranged in a symmetrical and evenly-spaced manner within the area of the facade. In examples of other styles (especially those of medieval inspiration, such as neo-Tudor) voids are arranged with more freedom, but usually in a balanced composition. (5) Rhythm of spacing of buildings on streets. Generally, individual buildings occupy one subdivision lot. No part of any building shall be closer to the side line of the property than ten (10) feet; where a building occupies more than one subdivision lot, it should have normal spacing (ten (10) to fifteen (15) feet) from one side of the property. Many houses have two (2) building lots, the house placed on one, and the other used for landscaping and recreational purposes. (9) Relationship of colors. Natural brick colors (red, yellow, brown) predominate in wall surfaces. Natural stone colors are also acceptable. Where stucco or concrete exists, it is either left in its natural state, or painted in a shade of cream. Roofs are in natural colors (red tile, slate colors, natural wood) and asphalt shingle should be kept within this range. Paint colors often relate to style. The classically-inspired buildings, notably neo-Georgian, generally 367 �App. C, § 25-2-66 DETROIT, MICHIGAN (13) Relationship of significant landscape have woodwork painted white, cream, or in the range of those colors, including "putty." Doors and shutters are frequently dark green or black. Colors known to have been in use on buildings of this type in the eighteenth or early nineteenth centuries on similar buildings may be considered for suitability. Buildings of medieval inspiration (notably neo-Tudor) generally have painted woodwork and window frames of dark brown or cream color. Half-timbering is virtually always stained dark brown. Original colors on houses built before 1942, as determined by professional analysis, are always acceptable. features and surface treatment. One feature of the district is the vacant land, which creates a feeling of openness in the district. Side lots, landscaped and used by adjoining households, are the most important expression of the vacant land. Individual properties have front lawns, often subdivided by walks leading to the entrance, and foundation plantings. More elaborate schemes are uncharacteristic. Paved side drives leading to rear garages are common, as are paved areas in front of such garages. Many large trees have fallen to Dutch Elm disease; important trees should be replaced so as to maintain the number of trees over a period of years. Landscape side lots should be fenced or hedged at the setback line, so as to contribute to the wall of continuity formed by the houses. Fences of those types prevalent prior to 1942 should be encouraged. (10) Relationship of architectural details. These generally relate to style. NeoGeorgian buildings display classic details, mostly in wood, and sometimes in stone. Areas commonly, but not always, treated are porches, shutters, window frames, cornices, and dormer windows. Details on the "Mediterranean" style buildings are more often done in stone or brick, and sometimes in stucco. They include arched windows, door openings, and porches, usually with a somewhat vertical emphasis. N eo-Tudor buildings tend to have simple details in the form of windows, door frames, and eaves of wood. Carved wood or carved stone ornament is occasionally seen. Stone window sills are common in all styles. (14) Relationship of open space to structures. The area contains a large quantity of vacant land, which causes a very low density in the area. Except for the public park on the river, the vacant land is largely due to a lack of building activity. Other open space exists in the form of "side lots." (15) Scale of facades and facade elements. (11) Relationship of roof shapes. Pitched and hip roofs predominate. One or two examples of the gambrel type roof exist. Complex arrangements of the pitched or hip types, with subsidiary roofs, are not unusual. Dormers are common. Flat roofs exist only on porches and sunrooms, ·and other minor elements. (12) Walls of continuity. The major wall of continuity is that formed by the houses themselves. New buildings should contribute to that wall of continuity. 368 The scale of the facades-and the houses-ranges from medium to very large. The simplicity of the classical elements in the neo-Georgi,an buildings tends to emphasize their scale, while the greater complexity of the more medieval facades and elements tends to bring down the scale. Major wings at the front or side are untypical; side appendages are limited to small sunrooms and porches, set back from the front. (16) Directional expression of front facades. In general, the expression of direction is neutral. I I .. I I I I �DETROIT ZONING ORDINANCE I I I I I I I I I ' ' App. C, § 25-2-67 and light industrial uses. (Code 1964, § 28A-1-17) (17) Rhythm of building setbacks. Buildings must be set back twenty-four (24) feet from the street, and no porch or veranda may protrude to within less than fifteen (15) feet of the street line. Buildings on the river frontage have a greater setback. In any event, existing setbacks must be maintained. Sec. 25-2-67. Mackenzie House Historic District. (a) An historic district to be known as the Mackenzie House Historic District is hereby established, in accordance with the provisions of this article. (18) Relationship of lot coverage. On the assumption that buildings will occupy single subdivision lots, with normal side and front yard setbacks, and assuming that no building is unduly deep, lot coverage will be appropriate. This generally ranges between ten (10) percent and twenty-five (25) percent of the total lot surface, excluding garages. Along the river, coverage is in the area of seven and five-tenths (7.5) percent, the lots being much larger in relationship to the houses. (b) The boundaries of the Mackenzie House Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Mackenzie House stands, which is described as follows: Lot 27 of Canfield's subdivision of O.L. 101 of the subdivision of the Cass Farm (P.C. 55) and the south five feet of lot 1 of block 1 of the Cass Farm Company, Ltd. subdivision of blocks 103, 105, 107 and 109 of the Cass Farm. (19) Degree of complexity within the facades. The neo-Georgian and the newer buildings generally have very simple, rectangular facades. Neo-Tudor buildings have more complex facade arrangements. (c) The design treatment level of the Mackenzie House Historic District shall be rehabilitation, as provided for in section 25-2-2. (20) Orientation, vistas, overviews. Homes in (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference will be made to photographs on file in the office of the city clerk. the area face their front yard, even though they may have large side lots. Garages are generally in the rear, facing the front of the lot. The open space provides long vistas of some of the buildings. (1) Height. The building is two-and-onehalf (2 ½) stories high. (21) Symmetric or asymmetric appearance. N eo-Georgian and other classifically inspired buildings are generally symmetrical. Other styles, including the neo-Tudor, are generally asymmetrical, but balanced compositions. (2) Proportion of building's front facade. The building is approximately as tall as it is wide. Its front facade is divided into three (3) basic zones; the major central section topped by a large gable; a recessed section on the northeast corner containing the entrance; and a three-quarter round turret on the southeast corner. These elements vary in height somewhat, and give an assymetrical feeling to the building. (22) General environmental character. Environmental character is created by the relationship to the river and the Stanton Canal, the open quality created by the vacant land, and the seclusion of this residential area amongst high-rise apartments and various commercial (3) Proportion of openings within the facade. Windows and doors amount to 369 �I App. C, § 25-2-67 DETROIT, MICHIGAN I velop a paint color scheme characteristic of the period. The natural gray color of the slate contrasts with the brick and the woodwork. The reddish color of the existing mortar should be matched in any repointing. about twenty-two (22) percent of the front facade area excepting the roof. The rectangular windows are taller than they are wide. Small round windows occur at the top of the turret. A small vertical oval window is placed on the second floor over the entrance. (10) Relationship of architectural details. ( 4) Rhythm of solids to voids in front Details on the building are fairly simple. Masonry detail is limited to the molded brick at several windows and on the tower. Decorative woodwork occurs on the cornice, windows and gables. The round windows contain leaded glass details. facade. The round corner turret contains a heavy concentration of window area. The flat wall surface of the front facade contains only two (2) sets of windows, one on each main floor, set off-center, and contrasting with the centrally-placed gable window above. The overall feeling is one of assymetry. (11) Relationship of roof shapes. The building has a rather elaborate roof pattern. Three (3) large gables project from three (3) sides of a central hipped roof; a conical roof covers the round turret; a smaller hipped roof projects toward the rear. (5) Rhythm of spacing of buildings on streets. Inapplicable due to singlebuilding district. (6) Rhythm of entrance and/or porch pro- jections. Inapplicable due to singlebuilding district. (12) Walls of continuity. Inapplicable due to single building district. (7) Relationship of materials. The major material is red brick, with wood trim and rectangular slates providing contrast of materials. Woodwork is used on windows, doors, gables, and cornices, and for the brackets of the gable overhangs; the porch is entirely wood. The roof surface and gable ends are covered with slate. (13) Relationship of significant landscape features and surface treatments. The site presently has no significant landscaping. Any new landscape features should reflect the practices of the late Victorian period. (14) Relationship of open space to structure. The front of the house faces onto a rather small front yard; there are small side yard spaces. The relationship of the building to the lot should be maintained, especially at the front and sides. (8) Relationship of textures. The plain cut mortar joints provide a regular low-relief pattern to the wall surfaces; repointed mortar joints should match the original in treatment. The coarser textures of the slate surfaces and the smooth character of the wooden parts contrast with the mild texture of the brick surfaces, and with each other. (15) Scale of facades and facade elements. As existing at time of designation. See photograph. (9) Relationship of color. The red paint color on the brick surfaces is acceptable, unless it is determined that the brick was originally unpainted. It would be desirable to paint wooden trim in original colors as determined by professional paint analysis, or to de- (16) Directional expression of front eleva- tion. The two-and-one-half (2112) story turret provides a vertical expression; while the roof of the front porch, which stretches most of the width of the facade, adds a very strong horizontal accent. 370 I I I �DETROIT ZONING ORDINANCE (17) Rhythm of building setbacks. Inapplicable due to single building district. (c) The design treatment level of the Campbell Symington House Historic District shall be rehabilitation, as provided for in section 25-2-2. (18) Relationship of lot coverages. Inapplicable due to single building district. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (19) Degree of complexity within the facade . The facade is made up of a rather complex assembly of facade elements as described under "Proportion of front facade." Architectural detail, however, is kept rather simple. I I I I I I I ' ' App. C, § 25-2-68 (1) Height. The building is two-and-onehalf (2 ½) stories high. (2) Proportion of building's front facade. (20) Orientation, vistas, overviews. The building's primary orientation is toward Cass Avenue. While the facade is approximately as tall as it is wide, the division of the facade into three (3) vertical sections and the treatment of the roof above the facade create a vertical proportional system, while at the same time establishing a balance approaching symmetry~ (21) Symmetric or asymmetric appearance. The varying roof forms and heights, facade elements, and directional expression give a definite asymmetrical appearance. (3) Proportion of openings within the facade. Windows and doors amount to about twenty-five (25) per cent of the front facade area, excepting roof. All window and door opening are considerably taller than wide excepting the front entrance and the window directly above it, which are only slightly taller than wide. Although windows are paried in some locations, they are not so close as to constitute a single opening. Windows are one-over-one shas. (22) General environmental character. The relatively small lot size, nearness of other structures, and the distance of the house from the street contribute to the building's urban character. A mixture of residential, commercial, and institutional buildings give the area a feeling of diversity, to which the Mackenzie House contributes. (Code 1964, § 28A1-18) Sec. 25-2-68. Campbell Symington House Historic District. (4) Rhythm of solids to voids in front facade. The three (3) sections of the front facade are each fenestrated within themselves. The south section, a projecting bay, contains one window in each of the three (3) faces of the bay on both first and second floors; the recessed and narrow center section contains a double front entrance door at first floor level and a large window directly above at the second floor level; the northern section contains a pair of windows at both first and second floor level. (a) An historic district to be known as the Campbell Symington House Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Campbell Symington House Historic District are as shown on the map on file in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Campbell Symington House stands, which is described as follows: The south forty ( 40) feet of the north eighty (80) feet of Lots 15 and 16, Block 94, Cass Farm Subdivision. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. Supp. No. 1 371 �I App. C, § 25-2-68 DETROIT, MICHIGAN (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. have rusticated surrounds with hoodmoulds in stone. Drip courses exist at window sill level on both first and second floors. On the north side, a projecting bay is surmounted by a third-floor dormer with decorative stonework terminating the projection. The wooden front porch is extremely simple, with two (2) rectangular columns at each corner coupled by an arch between them; the porch roof has a simple entablature with triglyphs. The major gable end facing east surmounts the two-story bay window; the overhanging corners of the gable are supported by two (2) large brackets in wood. The main gable end and the gable ends of the dormers are covered with carved wood ornament. A simple wooden cornice divides the walls from the roof. (7) Relationship of materials. The major material is stone: Three (3) types are used in the construction. The major wall material is a veined stone, laid in smooth-faced coursed ashlar. The front and side porches are of sandstone, and the foundation of Trenton limestone, both laid in rock-faced coursed ashlar. Brick is used for walls in the southwest corner of the house. Wood is used for window frames, the front porch superstructure, cornices, and gable ends. The roof is covered in slate in the "fishscale" pattern. Since almost the entire building, including the roof, is stone, the major contrast of materials lies in the wooden elements. The brick in the rear was not meant to be seen by the public, and was not intended as a contrast of materials. (11) Relationship of roof shapes. The basic roof form is a hip roof with a flat center. There are subsidiary roofs of both the hip and the gable type. Above the southern segment of the main facade, the roof is extended easterly as a gable roof. Above the northern segment of the main facade, the roof extends easterly as a hip roof, but extends above the dormer window as a gable roof. (8) Relationship of textures. The smooth- faced stone of the walls, combined with plain-cut mortar joints, creates a smooth-surfaced wall, which contrasts with the rock-faced stone of the foundation and porches, the wooden elements, and the fish-scale slate roof. (9) Relationship of color. The major color impression is the red-pink veining of the major stone, which contrasts with the buff color of the porch stone and the grey-white of the foundation stone. The grey slate provides another color contrast. The woodwork at time of designation was painted dark red, with cream being used as a background color for the gable carvings. The dark red provides contrast and relates well to the color of the stone. The original colors of the house, as determined by professional analysis, are always acceptable. (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The house has grass turf to the east and north. Foundation plantings are not present; there are some deciduous plantings. New plantings should reflect the practices of the late Victorian period. A simple concrete walk leads directly to the front steps from the public sidewalk. A low iron fence is placed diagonally from the northeast corner of the house to the intersection of the Second Avenue and Alexandrine public sidewalks. (10) Relationship of architectural details. Much of the detail on the building is carried out in the major stone. Windows Supp. No. 1 372 I I I I I I �DETROIT ZONING ORDINANCE (14) Relationship of open space to structure. The front of the house faces onto a small front lawn; there are small side yard spaces, and a small rear yard space. I I I I I I I I I - App. C, § 25-2-69 house to the public sidewalk contribute to the urban character of this substantial Victorian house. A mixture of residential, commercial, and institutional buildings in the area creates a feeling of diversity and continuing history, to which the Campbell-Symington House contributes. (Ord. No. 295-H, § 1(28A-1-19), 12-6-78) (15) Scale of facades and facade elements. As existing at time of designation. See photograph on file in the office of the city clerk. (16) Directional expression of front elevation. The division of the facade into three (3) segments, with surmounting gable or dormer on the two (2) segments to the sides, and the tall, narrow windows, are strong vertical elements. The front porch the drip courses provide horizontal elements of considerably less strength. The composition emphasizes the vertical. Sec. 25-2-69. St. Albertus Historic District. (a) An historic district to be known as the St. Albertus Historic District is hereby established in accordance with the provisions of this article. (b) The boundaries of the St. Albertus Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: (17) Rhythm of building setbacks. Inapplicable due to single building district. (1) Ori the north, the center line of East Canfield. (18) Relationship of lot coverages. Inapplicable due to single building istrict. (2) On the east, the center line of St. Aubin Avenue; (19) Degree of complexity within the facade. The facade is basically composed of three (3) vertical elements, with decorative stonework within the segments. The porch and the cornices are simple wooden elements, while the decorative detail of the gables is much more complex. (3) On the south, the southerly boundary of Lot 36 of the subdivision of Out Lot 42 of the St. Aubin Farm (P.C. 14 and 587, L.1, P. 299) extended to intersect the center line of St. Aubin Avenue; (4) On the west, beginning at the center line of East Canfield, thence southerly along a line thirty-five (35) feet east of the western boundary of the St. Aubin Farm, and parallel to that boundary, to its intersection with the south line of Out Lot 43 of the St. Aubin Farm; thence easterly along said southern boundary of Out Lot 43 to a point one hundred twenty-five (125) feet from the westerly boundary of the St. Aubin Farm; thence southerly along a line one hundred twenty-five (125) feet from the western boundary of the St. Aubin Farm and parallel to it to its intersection with the southerly boundary of the said Lot 36 of Out Lot 42. (20) Orientation, vistas, overviews. The building's primary orientation is to Second Avenue; there is a secondary orientation to Alexandrine. (21) Symmetric or asymmetric appearance. While the treatment of the facade is not perfectly symmetrical, with differences in window and roof treatments from one side to the other, the facade is balanced, and a symmetrical composition. (22) General environmental character. The relatively small lot size in relationship to the building, the nearness of other structures, and the closeness of the Supp. No. 1 373 �App. C, § 25-2-69 DETROIT, MICHIGAN with ogival arches; each door has a large pointed-arch window above. In the tower, further openings exist; at small, circular window at a third floor level, ogival openings with louvers in the octagonal state of the tower, and four (4) steeply pitched gabled dormers at the base of the spire. The rectory facade has its voids arranged symmetrically; the facade is divided into three (3) parts by the existance of two (2) two-story bay windows which are connected in the center by a projecting pavilion. The side windows of the two (2) bays on the first floor are rectangular as are the windows of the second floor. The two (2) central windows of the bays and the main entrance arch are larger arched openings. The opening in the central pavilion above the main entrance has a segmental arch. The central pavilion rises into the third story as a dormer which contains a triple sash window. (c) The design treatment level of the St. Albertus Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to photographs on file in the office of the city clerk. (1) Height. The church building is a tall single story, approximately thirty-five (35) feet tall at the eaves, with a tower and spire (which are approximately twice the height of the roof ridge) at the east end. The rectory is two-and-onehalf (2 ½) stories tall. (2) Proportion of buildings' front facade. The facade proper of the church is nearly equal in width to height, but the proportional system is made emphatically vertical by the division of the facade into vertical bays, the center of which rises into the tower. The rectory facade is also about equally proportioned, but echoes the treatment of the church with its division into vertical bays, the center of which rises into a dormer window on the third floor level. (5) Rhythm of spacing of buildings on streets. Since there are only two (2) buildings in the district, separated by over sixty (60) feet, no rhythm is created. (3) Proportion of openings within the facade. Openings constitute twenty (20) to twenty-five (25) percent of the facade area of both buildings. Openings in the facade of the church are generally taller than wide with ogival arches. Openings in the rectory facade are taller than wide and generally rectangular, although the three (3) openings in the main facade of the first floor have arched tops and the second floor opening in the central pavilion has a segmental arch. (6) Rhythm of entrance and/or porch projections. Both buildings have projecting central features containing the main entrances and rising above the eave level. (7) Relationship of materials. The major contrast of materials in both buildings is that of brick, which is the dominant material, to stone trim. There is also contrast of materials in the relationship of wood trim to masonry structures and of differing roofing materials-copper on the church and asphalt on the rectory. ( 4) Rhythm of solids to voids in front facade. The church front facade is divided into three (3) sections by the central tower projection, and there are two (2) further entrance pavilions flanking the facade. The three (3) main sections have single large openings at ground level in the form of doorways (8) Relationship of textures. The plain cut mortar joints provide a regular low relief pattern to the wall surfaces; repointed joints should match the original in treatment. The smooth stone Supp. No. 1 374 I I I ~ I I �DETROIT ZONING ORDINANCE I I I I I I I I a - App. C, § 25-2-69 (13) Relationship of significant landscape trim, the rough stone foundation of the church, and the smooth wooden trim all contrast with the dominant brick surfaces. On the rectory, the use of brick in a three-dimensional manner above the arches of the facade provides further textural contrast. The roofs provide further textural differences; the church roof of smooth copper with ribs and the recotry roof of asphalt shingle contrast the the other building materials in the respective buildings. features and surface treatments. The Canfield Avenue side of the church, and the area in front of both church and rectory are planted in grass turf. There is an iron fence on the Canfield and St. Aubin sides of the church; the rectory front yard is fronted by a hedt{e. There is a driveway to the south of the rectory and par king areas in the rear. Plantings are simple, with bushes and trees. Several pieces of statuary exist; most notable is the late Victorian style monument located at the northeast corner of the church. (9) Relationship of color. The buildings are both painted red, with wood and stone trim painted white, providing the major color relationship. The copper roof and pinnacles of the church provide further color contrast on the building; the dark asphalt roof of the rectory also provides a further color relationship. (14) Relationship of open space to struc- tures. The church nearly fills its lot on the Canfield and St. Aubin sides. The rectory is spaced about sixty (60) feet south of the church, and is set back further, giving it a more generous setting. The relationship fo the two (2) buildings to the public right-of-way and to each other is characteristic and important. (10) Relationship of architectural details. Detail on the church is largely carried out on stone or wood, and kept simple in character. An exception is the copperwork of the truncated spire, which is very elaborate. Some detail, including the crossing spire and the pinnacles have been very much simplified from their original state. Other detail consists of moldings in stone around openings, tracery in the windows which is made of wood, and the laying of brickwork in patterns, such as the blind arcading in the gable ends. The rectory has details in similar materials, with the decorative brickwork above the facade archways and the carved stone decorations crowning the central pavilion. (15) Scale of facades and facade elements. As existing at time of designation. See photographs on file in the office of the city clerk. (16) Directional expression of front eleva- tions. Both elevations are vertical in directional expression due to central features which project above the eave lines. In the case of the church, the pitches gable also contributes to the vertical expression of direction. (17) Rhythm of building setbacks. The two (2) buildings have different setbacks and no rhythm can be established. (11) Relationship of roof shapes. The church has triangular gable roofs and a truncated conical spire; the rectory has a hip roof with dormer. (18) Relationship of lot coverages. Since the two (2) buildings exist on a portion of a large piece of property which is owned by one institution, it is impossible to determine lot coverage. (12) Walls of continuity. This element is not created due to a two-buildings district, and the fact that the buildings are not set back equally from the public rightof-way. (19) Degree of complexity within the facade. The two (2) facades, with their details in stone and wood, their brickwork laid Supp. No. 1 375 �App. C, § 25-2-69 DETROIT, MICHIGAN to the commission's consideration are those spaces ordinarily open to or seen by the public, including narthex (or vestibule) and main church, including nave, aisles, transepts, chancel (or sanctuary), gallery, and any other space ordinarily open to and seen by the public. Areas not open to and seen by the public, including sacristies, basement and attic areas, closets, and service areas, are not hereby made subject to commission consideration. in patterns, and their articulated facades, are somewhat complex. This is especially true of the church with its tower and spire forming part of the facade. (20) Orientation, vistas, overview. Both buildings are primarily oriented to St. Aubin. The church has a transept facade oriented to Canfield, and another facing south into the interior of the church property. The church and its spire provide a landmark from both directions on St. Aubin for some distance; the rectory becomes visable only when the viewpoint is closer. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of St. Albertus Church, the commission shall use the following criteria: (21) Symmetric or asymmetric appearance. Both buildings' main facades are symmetrical; In addition the transept facades of the church are symmetrical. (i) Subsections (d)(l) through hereof, as applicable. (22) General environmental character. The church and rectory, together with other portions of the parish physical plant from a compound notably different in character. The church and rectory, together with other portions of the parish physical plant, for [form] a compound notably different in character and use from the surrounds. The property is clearly set off for a special purpose, and that purpose has created a special architectural character. The compound as a whole is clearly urban in character, though the planted area south of the church and east of the rectory gives an open felling in the area. (22) (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the St. Albertus Historic District: (iii) The purpose of the designated spaces within St. Albertus Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of St. Albertus Church, located within the St. Albertus Historic District, and permits shall be required for such interior work in those portions of St. Albertus Church as provided for in Division 2, as if such interior work were exterior work. (iv) The provisions of section 25-2-22; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) As a guide in considering proposals affecting the interior of St. Albertus Church, the commission shall make use of a set of forty-five (45) 35mm. color slides, taken by the staff of the historic designation advisory board on April 30, (1) The interior spaces of St. Albertus Church which are hereby made subject Supp. No. 1 376 �I l I I I I I I I I a - DETROIT ZONING ORDINANCE App. C, § 25-2-70 it is wide, and the Broadway facade approximately twice as tall as it is wide. 1979, and representating the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 299-H, § 1(28A-1-20), 1-10-79; Ord. No. 328-H, § 1, 5-30-79) (3) Proportion of openings within the facade. From ground level to the windows sill level of the second floor windows, the proportion of openings is high, over fifty (50) percent because of the store windows. From the window sill level of the second floor windows to the top of the building, the proportion of openings is about thirty-five (35) percent. All window openings are approximately twice as tall as wide, although some windows are paired, creating an opening in the wall about equal in height and width. Sec. 25-2-70. Breitmeyer-Tobin Building Historic District. (a) An historic district to be known as the Breitmayer-Tobin Building Historic District is hereby established, in accordance with the provisions of this article. ( 4) Rhythm of solids to voids in front (b) The boundaries of the Breitmeyer-Tobin Building Historic District are as shown on the map in the office of the city clerk, and shall be the same as the boundaries of the building lot upon which the structure known as the Tobin Building stands, which is described as follows: facade. The two (2) main facades are treated alike. The first floor has nearly continuous store windows, leaving a strip of solid wall above the windows; the building entrance at the northwest corner of the building is an exception on the floors above, paired windows occur nearest the corners, while single windows are evenly spaced throughout the central portion of the facades. The south fifty-six and sixty-five hundredths (56.65) feet of the west sixty and eighty-five hundredths (60.85) feet of Lot 5 and the vacated ten (10) feet of land in front, Section 9, Governor's and Judge's Plan. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (c) The design treatment level of the Breitmeyer-Tobin Building Historic District shall be rehabilitation, as provided for in section 25-2-2. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (7) Relationship of materials. The major materials are brick and terra-cotta, with wood used for window frames and a sheet metal cornice. The black facing of the ground floor is not original. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. The building is eight (8) stories in height, and approximately one hundred (100) feet tall. (8) Relationship of textures. The low relief pattern of the mortar joints in the brickwork contrasts with the smoother texture of the terra-cotta decorations and the sheet metal cornice. Given the relatively high proportion of window (2) Proportion of building's front facade. Both main fa cades are considerably taller than wide; the Gratiot facade is approximately three (3) times as tall as Supp. No. 1 377 �App. C, § 25-2-70 DETROIT, MICHIGAN area, the smooth reflective quality of the glass also forms a contrast with the wall surfaces. The nonoriginal smooth black facings of the first "floor contrast with the wall surfaces above. (14) Relationship of open space to structure. There is no open space within the district other than the sidewalk area. (15) Scale of facade and facade elements. As existing at time of designation. See photograph on file in the office of the city clerk. (9) Relationship of color. The major color relationship is the rich contrast of cream terra-cotta with the red brick, typical of the style of the building. The cornice is presently painted grey, although it may originally have been painted to match the terra-cotta. The neutral color of the window frames is unobtrusive. The black facing of the first floor contrasts with the red and cream elements above. Original paint colors of the painted surfaces of the buildings, as determined by professional analysis, are always acceptable. (16) Directional expression of front eleva- tion. Both main elevations are vertical in expression, although there are strong horizontal accents. (17) Rhythm of building setback. Inapplica- ble due to single building district. (18) Relationship of lot coverages. Inappli- cable due to single building district. (19) Degree of complexity within the facade. The elaborate terra-cotta ornament lends considerable complexity to the facades, which are simple in form. (10) Relationship of architectural details. The detail on the building is nearly all in terra-cotta, except for the metal cornice, so that the detail is contrasting in material and color. The differing treatment of windows at the corners emphasizes the outline of the building, and creates a vertical accent. The overhanging cornice provides a firm finishing element at the top of the building, and is valuable as a rare survival or a cornice of this type in Detroit. The rich quality of the detail contrasts with the plain surfaces of brick which form the major wall surfaces. (20) Orientation, vistas, overviews. The building is oriented to Gratiot (Pingree Square) and Broadway. The other facades are not intended to be noticed. There is a vista from the south on Randolph in which the building is prominent. (21) Symmetric or asymmetric appearance. The two (2) main facades are fully symmetrical above the first floor; asymmetrical elements on the first floor are weak, and do not detract from the overall impression of perfect symmetry. (22) General environmental character. The (11) Relationship of roof shapes. The roof of the building is not visible from the ground, and is presumably flat. height of the building, and the fact that it fills its lot, give it a character which reflects its location in the center of major urban center. The decorated character of the building reflects the character of urban centers at the date of construction. (Ord. No. 304-H, § (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The building fills the available land, and is surrounded with concrete sidewalk on the two (2) main facades. The usual street furniture is present on the sidewalks. 1(28A-l-21), 1-31-79) Sec. 25-2-71. Church of Our SaviorLeesville Historic District. (a) An historic district to be known as the Church of Our Savior-Leesville Historic Supp. No. 1 378 I .I 'flt �I I I DETROIT ZONING ORDINANCE App. C, § 25-2-71 tion of openings is higher, there being more windows which are larger than those in the church. All windows in the parish house are approximately twice as tall as wide, though some openings have two (2) windows paried to create a total opening approximately as wide as tall. Most windows in thfA church section have ogival arches at the top and are double-hung guillotine sash. The windows in the side of the nave have vertical muntins centered, making them two-over-two in pattern. The windows of the parish house are also double-hung sash but without muntins. District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Church of Our Savior-Leesville Historic shall be as follows: (1) The center line of Harper. (2) The center line of Cadillac. (3) The western boundary of Lot 9 of Toms and Butler's Subdivision of Section 1 of the rear concession of Private Claims 257 and 337, as shown in Liber 3, Page 22, Wayne County Plats. (4) The center line of the alley which adjoins the southern boundary of Lot 9 of Toms and Butlers' Subdivision, described above. ( 4) Rhythm of solids to voids on front facade. The main facade of the church has openings symmetrically grouped about the entrance vestibule, with the main door centered in the vestibule structure. A pair of windows flank the vestibule, and a circular window is center above it. (c) The design treatment level of the Church of Our Savior-Leesville Historic District shall be rehabilitation for the brick structure known as the Church of Our Savior, and conservation for the frame addition to it known as the Church of Our Savior Parish House, as provided for in section 25-2-2. The main facade of the parish house has a large set of windows centered, which originally had a large arched section above which is now covered by the siding. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (5) Rhythm of spacing of buildings on (1) Height. The building is one story in height, approximately thirty-five (35) feet tall. streets. Inapplicable due to single building district. (6) Rhythm of fence and/or porch projec- (2) Proportion of building's front facade. tions. Inapplicable due to single building district. The facade of the church is approximately as tall to the top of the gable as it is wide. (7) Relationship of materials. The major materials of the church building are the brick of the walls, the wood of the windows, doors and cornice, and the asphalt shingle of the roof. The parish house materials are aluminum siding and artificial stone on the walls, wood at windows and doors, and asphalt shingle. (3) Proportion of openings within the facade. In the church building, the proportion of openings in the main facade (approximately thirteen (13) percent) is quite low, as it is in the sides. The windows are small in relation to the wall surfaces. Except for circular windows, one centered above the main entrance and another in the rear wall of the chancel, all windows are three (3) or more times as tall as wide. In the parish house, the propor- (8) Relationship of textures. The low relief pattern of the mortar joints in the brickwork is the major texture of the church portion. This contrasts with the Supp. No. 1 379 �1 App. C, § 25-2-71 DETROIT, MICHIGAN I (14) Relationship of open space to structure. limited amount of woodwork and the asphalt shingle roof. The textures of the parish house wing have been totally altered by the use of aluminum siding and artificial stone, which contrast with the wooden surfaces and the asphalt shingle roof. There is no significant open space other than the lawns and parking lot mentioned above. (15) Scale of facade and facade elements. The scale of the church building is small, with small elements within it. See photograph on file in the office of the historic designation advisory boarad [hoard]. The scale of the parish house main facade is also small; it originally contained one large element, a roundheaded window, now partially covered with siding. (9) Relationship of color. The major color relationship at the time of designation is the white painted surfaces of the walls and the black of the roof. Lesser color relationships involve the beige of the artificial stone on the parish house, the dark green of the window frames in both sections, and the brown of the front doors. l l (16) Directional expression of front eleva- tion. The main facade of the church portion is balanced, hut with minor vertical elements. The directional expression of the parish house facade is balanced. (10) Relationship of architectural details. The building is extremely simple; most of the detail is in brick in the case of the church; brick surrounds at the windows, and brick butresses, particularly on the main facade. Decorative wooden brackets decorate the cornice and eaves. Any detail of the parish house has been hidden by the later siding. The original bell cote on the roof of the church at its north end was a valuable architectural detail. 1 (17) Rhythm of building setbacks. Inapplicable due to single building district. (11) Relationship of roof shapes. All three (3) sections of the building have triangular gabled roofs. (18) Relationship of lot coverages. Inapplicable due to single building district. l (19) Degree of complexity within the facade. Both the main facade of the church and the parish house are simple. "iI (20) Orientation, vistas, overview. The major orientation is to Harper, with a minor orientation to Cadillac. Because of the open character of the FreewayGratiot-Harper-Cadillac intersections, the church is highly visable as a structure of unusual date and style for the area. (12) Walls of continuity. Inapplicable due to single building district. (13) Relationship of significant landscape features and surface treatments. The church portion of the building is surrounded on the north, east, and west, with a small grass turn lawn enclosed by a Victorian iron fence. Behind the parish house, to the south, there is a large open space used for parking. A chain-link fence is placed from the northwest corner of the building to the lot line. The street furniture, including light poles, poles for traffic signals, a telephone booth, parking meters, and the like, is obtrusive. (21) Symmetric or asymmetric appearance. Both the facade of the church and of the parish house are symmetrical. (22) General environmental character. The size and scale of the building, its character of a religious institution, and its architectural character of the 1870s and 1890s provide a strong contrast with the twentieth century commercial nature of the area, and a reminder that a small town existed at this location Supp. No. 1 380 7 �I I I DETROIT ZONING ORDINANCE (3) Proportion of openings within the facade. All individual openings are taller than wide, though the main windows in the second and third floor are grouped to form openings about equal in height and width. The proportion of openings in the facade is low, though the main windows are large, since the first floor openings are very small; openings from not more than approximately twenty-five (25) percent of the facade area. prior to the expansion of Detroit. (Ord. No. 311-H, § 1(28A-1-22), 2-21-79) Sec. 25-2-72. Scarab Club Historic District. I (a) An historic district to be known as the Scarab Club Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the Scarab Club Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: ( 4) Rhythm of solids to voids in front facade. Except for one tall, narrow window over the entrance, which gives emphasis to the entrance bay, the windows are grouped in recessed bays on the second and third floor levels. The windows at first floor level read as grilles, not as windows. The placement of the entrance bay at the side creates asymmetry in an otherwise balanced facade. (1) On the west, the west line of Lot 81 of Farnsworth Subdivision of Park Lots 38 and 39, extended north and south. (2) On the north, the center line of the alley between Farnsworth and Frederick. (3) On the east, the east line of Lot 82 of Farnsworth Subdivision of Park Lots 38 and 39, extended north and south. (4) On the south, the Farnsworth. center line App. C, § 25-2-72 (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. of (c) The design treatment level of the Scarab Club Historic District shall be rehabilitation, as provided for in section 25-2-2. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to the photograph on file in the office of the city clerk. (7) Relationship of materials. The major material is brick. Small amounts of wood, metal, and tile exist providing some contrast. The slate of the gabled roof provides another contrast of materials. (1) Height. The building is three (3) stories tall on a basement; the tall third story contains balconies at fourth floor level. (8) Relationship of textures. The major textural effect is that of the low relief pattern of brick and mortar. The band of decorative brick at the first floor level provides textural contrast, as does the leaded glass of the windows and the slate of the roof. The texture of the wooden doors is not very visible under the awning recently installed above the entrance. (2) Proportion of building's front facade. The height of the building is approximately seventy (70) percent of the width. The proportions of the design are vertical, however, with the emphasis on the vertical in the window bays and the tall narrow window over the entrance. The roof and the band of decorative brick at the first floor level are horizontal accents. (9) Relationship of color. The brick is an orange/brown buff and steel grey Supp. No. 1 381 �I App. C, § 25-2-72 I DETROIT, MICHIGAN blend, which provides the major color. The dark metal window frames provide contrast, as does the slightly colored window glass. Major color accents are provided by the ceramic scarab on the upper left of the facade, and the awning recently installed above the entrance. The roof slates, green/grey and buff, provide another color contrast. structure. Behind the garden wall and south of the alley are a few feet of undeveloped land. (15) Scale of facades and facade elements. Inapplicable due to single building district. (16) Directional expression of front elevation. The massing of the wall and window bays give a vertical emphasis to an almost balanced composition. (10) Relationship of architectural details. The detailing of the building is fairly simple, mostly of the type that a workman could carry out with materials at hand, such as the band of decoratively-laid brick at first floor level. Other details, such as the leaded windows and the ceramic scarab, relate to handcrafts also. While the details are handsome, the building tends to emphasize massing more than detail. (17) Rhythm of building setbacks. Inapplicable due to single building district. (18) Relationship of lot coverages. Inapplicable due to single building district. (19) Degree of complexity within the facade. The facade is made up of large forms carefully massed; as such, it is not overly complex. (11) Relationship of roof shapes. The building has a small gable roof which runs from side to side above the facade, but covers only a small area in the front of the structure. The rest of the roof is flat. (20) Orientation, vistas, overviews. The building is oriented to Farnsworth Street; the rear facade relates to the walled garden. The building is visible from some distance to the south due to the large expense of cleared land across Farnsworth. (12) Walls of continuity. Inapplicable due to single building district. (21) Symmetric or asymmetric appearance. The building is mildly asymmetrical. (13) Relationship of significant landscape features and surface treatments. In the front of the building, low foundation plantings and brick paving are significant landscape features. In the rear, the walled garden, with its walls, pavements, statuary, and plantings, is a significant landscape feature. (22) General environmental character. The area, with its mixture of commercial residential and institutional uses, has a feeling of diversity, to which the Scarab Club contributes. The Scarab Club itself has a distinctly urban and institutional character, given its relationship to its lot and its distinctly nonresidential and noncommercial character. (Ord. No. 336-H, § 1(28A-1-23), 718-79) (14) Relationship of open space to structure. The main facade stands almost at the sidewalk, leaving little significant open space in front of the building other than the public right-of-way. The building fills its lot to the sides, leaving no significant open space at the sides. At the rear, the walled garden fills most of the space between the building and alley, and provides the most significant open space relating to the Sec. 25-2-73. Turkel-Benbow Historic District. House (a) An historic district to be known as the Turkel-Benbow House Historic District is hereby established in accordance with this article. Supp. No. 1 382 1 1 1 1 l... l �I I I I I I I I I -II II - DETROIT ZONING ORDINANCE App. C, § 25-2-73 (5) Rhythm of spacing of buildings on (b) The boundaries of the Turkel-Benbow House Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. None. ( 1) The western boundary of Lot 303 of the Palmer Woods Subdivision, extended southward to the center line of West Seven Mile Road. (7) Relationship of materials. The major material is concrete, cast into building block elements of various types. Painted metal is used for window and door frames; glass is a major element. Finished wood is used in very limited quantities. (2) The center line of West Seven Mile Road. (3) The eastern boundary of Lot 304 of the Palmer Woods Subdivision, extended southward to the center line of West Seven Mile Road. (8) Relationship of textures. The major textural elements are the repetitive blocks, some of which have pattern cast into them to create ornament. The only other significant textural contrast is that of concrete and glass. (4) The northern and northeastern boundaries of Lots 303 and 304 of the Palmer Woods Subdivision. (c) The design treatment level of the Turkel-Benbow House Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (9) Relationship of color. The natural grey of the concrete is dominant. White is used as the surface color of the limited amounts of metal window and door framing. A small area of concrete is painted white, notably under the overhands. (1) Height. The house is two (2) stories tall. (10) Relationship of architectural details. Detail is achieved within the contest of the cast concrete elements; in some cases, such as the two-story windows in the southeast corner, detail is achieved by repetition of the elements, which are themselves simple. In other cases, such as the edges of the overhands, the concrete blocks have detailed surfaces which create a continuous band of ornament. (2) Proportion of building's front facade. The unusual nature of this building suggests that there is no element that can be considered the "front facade." That facade facing West Seven Mile Road is approximately as wide as tall. (3) Proportion of openings within the facade. The entire eastern portion of the facade facing West Seven Mile is a two-story tall window made up of square panes. The window as a whole is taller than wide. (11) Relationships of roof shapes. All roofs are flat. (12) Walls of continuity. Inapplicable due to single building district. ( 4) Rhythm of solids to voids in front facade. The West Seven Mile facade has a full height window occupying the eastern two-thirds of its width. The western third is a solid concrete block wall. (13) Relationship of significant landscape features and surface treatments. Paving is restricted to the driveway and par king area to the west side of the lot Supp. No. 1 383 �App. C, § 25-2-73 DETROIT, MICHIGAN J south and east of the house, to which the house is oriented. Vistas and overviews do not exist into the distance, the intention being that the property be self-contained visually. The plantings along the West Seven Mile Road sidewalk and the wooded area to the east of the lawn obscure the view of the house from the street. and behind the house to the north. A large terrace abuts the house on the east side. A grass lawn extends from the house forward to near the West Seven Mile Road sidewalk, and covers about half the width of the property, with the lawn adjacent to the terrace are flower beds. A concrete wall defines the property at the edges of the parking area and along the northeastern boundary; the concrete elements of that wall relate to those of the house. (21) Symmetric or asymmetric appearance. The house is asymmetrical. (22) General environmental character. The general environmental character is of a property in which the house and grounds are designed together to form a unit which is not a part of the surroundings, but self-contained. An important element is the relationship of space within the house to space outside; while there is a clear demarcation between inside and outside space, the two (2) exist in a definite relationship. (Ord. No. 342-H, § 1(28A-1-24), 9-19- (14) Relationship of open space to structures. The house is the only building on the site, and is sited well toward the northwest corner of the property, leaving space to the north and west only for driveway and parking area. The lawn area to the south and east provides an open area which relates to the house and its terraces and balconies; heavy plantings along the West Seven Mile Road sidewalk and a woodsy area to the east of the lawn enclose the property and create a feeling of seclusion within a natural setting. 79) Sec. 25-2-7 4. Trinity Lutheran Church Historic District. (15) Scale of facade and facade elements. The feeling of scale created is that of a long, low building made up of repetitive elements of small scale. (a) An historic district to be known as the Trinity Lutheran Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front eleva- tions. While the West Seven Mile facade has no particular directional expression, that of the building is emphatically horizontal. (b) The boundaries of the Trinity Lutheran Church Historic District are as shown on the map on file in the office of the city clerk, and are described as follows; (17) Rhythm of building setbacks. Not applicable due to single building district. (1) The center line of Gratiot Avenue. (2) The center line of Rivard, now vacated. (18) Relationship of lot coverages. Lot coverage is approximately ten (10) percent. (3) The center line of the alley running north of Lots 1 through 5 of S. B. Morse's Subdivision (Ll P55 WRC). (19) Degree of complexity within the facade. The facades are essentially simple, containing some complex ornament in the block. (4) A line drawn at right angles to the center line of Gratiot Avenue and running fifteen (15) feet east of the westerly boundary of Lot 5 of S. B. Morse's Subdivision. (20) Orientation, vistas, overviews. The plantings create a secluded area, to the Supp. No. 1 384 I 1 1 1 ] �I I I I I I I I I ''- DETROIT ZONING ORDINANCE impression of being arched bridges between the masses of masonry on either side. In the parish house, the window and door openings follow a regular spacing across the facade, with openings aligned vertically. (c) The design treatment level of the Trinity Lutheran Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. (5) Rhythm of spacing of buildings on streets. Although this element 1s somewhat inapplicable due to the nature of this district containing two (2) interconnected buildings, it is important to note that these two (2) buildings were both designed to stand in the setting of a commercial strip with other buildings of a more commercial nature. (1) Height. The church building is a tall single story, approximately sixty-five (65) feet tall. The church tower is approximately one hundred and four (104) feet tall. The parish hall building is three (3) stories plus roof. (2) Proportion of building's front facades. The church facade is taller than wide, being about sixty-five (65) feet tall and forty (40) feet wide. The parish hall building is wider than tall. The church building's proportional system is made even more vertically oriented by the verticality of the strong massing of elements. The parish hall is more horizontal in proportion because of the horizontal elements, notably by the stone course above the first floor windows. (6) Rhythm of entrance and/or porch projections. None. There are no projections of this kind. (7) Relationship of materials. The major materials of the church are stone, both as wall material and as roof slates, and metal. Wood is prominently used only for the doors. The parish house contrasts brick with stone trim and slate roofing; wood is used for doors and windows. Both buildings used leaded glass as a prominent feature of design. (3) Proportion of openings within the facade. The church facade is divided within its overall verticality into two (2) sections, the lower of which is a horizontal base and the upper a strongly vertical superstructure. The openings follow this basic principle, the dooway being low and wide within the base, and the window much taller than wide within the superstructure. In the parish house, individual windows which are taller than wide are grouped into openings containing two (2) or three (3) windows each which are approximately as wide as they are tall. (8) Relationship of textures. The church building contrasts somewhat roughfaced random-coursed ashlar with the smooth regularity of the ornamental stone elements. The slate roof provides another texture, as does the occasional use of copper or other metals. The parish house contrasts the regular low relief pattern of brick work with the smooth quality of the stone elements, again with the slate texture of the roof providing another textural contrast. Both buildings display large areas of leaded glass with its exterior texture of smooth or slightly textured glass surfaces surrounded by lead canes. ( 4) Rhythm of solids to voids in front -II App. C, § 25-2-74 facades. The church facade is composed of two (2) strong masses of stone flanking t he two (2) openings. Stonework between the door and window and in the gable gives a strong (9) Relationship of color. The stonework of the church contrasts the warmer tones of the rough-surfaced wall stone to the grey color of the dressed stone trim; the Supp. No. 1 385 �App. C, § 25-2-74 DETROIT, MICHIGAN to the west of the church, formerly the area between building and street, is an open space, as are the two (2) parking areas east and west. The eastern par king area does not relate to the buildings, however, given the design of the parish house as a part of a commercial row. colors of the roof slates provide another color contrast, as do the small amounts of copper, wrought iron, other metals, and finished wood. The parish house has a more emphatic color contrast in the relationship of red brick to grey stone, with similar roof elements. (10) Relationship of architectural details. (15) Scale of facades and facade elements. Detail on the buildings is sometimes elaborate, but always architectonic in character. Sculptural decoration is extensive on the church building, and follows an iconographic program. Much of the sculptural detail is in stone; some is in metal. Metal roofing is patterned in several instances. The low base of the church facade, combines with the high upper structure, keeps the elements at street level on a human scale, while giving the whole composition a feeling of large, tall scale which exceeds its actual size. Elements within the facade such as the main entrance door and the window above, tend to be large within the composition, while some decorative elements, such as sculpture, are small; this contributes to the human-scale/large-scale feeling of the facade. The parish house facade contains elements neither very large nor very small, and is balanced in scale. (11) Relationship of roof shapes. The church has a gable roof. The parish house has a gable roof running from side to side on the front of the building. (12) Walls of continuity. This element is not created by the two (2) buildings of this district, since the parish house facade runs parallel to Gratiot, while the church facade is perpendicular to the line of Rivard. (16) Directional expression of front eleva- tions. The church elevation is vertical in expression, while the parish house facade is horizontal. (13) Relationship of significant landscape features and surface treatments. On the Gratiot Avenue side, the buildings are at the sidewalk, and significant landscape features are limited to normal street furniture. (17) Rhythm of building setbacks. The two (2) buildings have varying setbacks and no rhythm is established. (18) Relationship of lot coverages. Both buildings occupy nearly all of their original sites. On the west, the church has foundation plantings between the building and the parking area which now occupies the Rivard right-of-way. Iron fencing closes off the Gratiot side of parking areas both east and west. A small garden has been created in the angled space where the two (2) buildings meet; this is visible only from the interior of the building. (19) Degree of complexity within the facade. The church, with its large door and window and strong tower to the side, is a simple composition with complex detail within it. The parish house is simple both in form and detail. (20) Orientation, vistas, overviews. The highly urban setting of these two (2) buildings tends to preclude vistas or overviews. Both buildings are oriented to Gratiot, although the church facade, being perpendicular to the line of (14) Relationship of open space to struc- tures. The buildings nearly fill the lots; the angling of the church facade in relationship to Gratiot creates the feeling of a small forecourt. The space Supp. No. 1 386 I I I I I I I 1 1 l 1 �I I I I I I I I I I I -✓ - DETROIT ZONING ORDINANCE App. C, § 25-2-74 Rivard, is less so. The angle at which the church facade lies to Gratiot tends to create a slight setback, so that the facade tends to be "revealed" as one travels in either direction on Gratiot. furniture within the designated areas of Trinity Lutheran Church, the commission shall use the following criteria: (21) Symmetric or asymmetric appearance. Both the church and parish house facades are generally symmetrical; the tower provides a strong asymmetric element. (ii) The architectural or historical sig- (i) Subsections (d)(l) through (22), as applicable. nificance of the existing or proposed structure, feature, pe:-manent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Trinity Lutheran Church District; (22) General environmental character. The church and its parish house together form a unit markedly different in character from the commercial character surrounding them. The special purpose of the buildings has created a special architectural character; the setting is emphatically urban. (iii) The purpose of the designated spaces within Trinity Lutheran Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (iv) The provisions of section 25-2-22; (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of Trinity Lutheran Church, located within the Trinity Lutheran Church Historic District, and permits shall be required for such interior work in those portions of Trinity Lutheran Church as provided for in Division 2, as if such interior work were exterior work. (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) As a guide in considering proposals affecting the interior of Trinity Lutheran Church, the commission shall make use of a set of thirty-three (33) 35mm. color slides, taken by the staff of the historic designation advisory board on August 10, 1979, and representing the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 352-H, § 1(28A-1-25), 11-779) (1) The interior spaces of Trinity Lutheran Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, including the narthex, nave, pravis, gallery, baptistry, chancel, side chapels, and those parts of the triforium galleries visible from the main floor of the church. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basement and attic areas, closets, service areas, and the entire interior of the parish house, are not hereby made subject to commission consideration. Sec. 25-2-75. Trinity Episcopal Church Historic District. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent (a) An historic district to be known as the Trinity Episcopal Church Historic District is Supp. No. 1 387 �App. C, § 25-2-75 DETROIT, MICHIGAN (3) Proportion of openings within the facade. No openings are wider than tall. Most are subdivided, with several emphatically vertical elements combined. Overall, the proportions of the openings is not more than twenty-five (25) percent of the area of the facades. hereby established in accordance with the provisions of this article. (b) The boundaries of the Trinity Episcopal Church Historic District are as shown on the map on file in the office of the city clerk, and are described as follows: (1) On the north, the center line of Myrtle. ( 4) Rhythm of solids to voids in front facades. In the church facade the rhythm of voids in the solids is created by the formal placement of the windows; a large window is centered in the nave facade, with a small opening above; smaller but similar windows open into the aisle facades, flanking the large central window in the same way that the aisle facades flank the nave facade. The facade of the parish hall is a balanced composition with an emphasis on the eastern bay, which contains the two-story stairway bay window. (2) On the east, the center line of Trumbull. (3) On the south, the south line of Lot 38 of McKeow's Subdivision of the south part of Out Lot 96 of the Woodbridge Farm (L.3 P. 50) extended eastward to the center line of T 'r umbull and westward to the center line of the alley. (4) On the west, the center line of the alley west of Trumbull and adjoining Lots 37 and 38 of said McKeown's Subdivision, extended northward to the center line of Myrtle. (c) The design treatment level of the Trinity Episcopal Church Historic District shall be rehabilitation, as provided for in section 25-2-2. • I (5) Rhythm of spacing of buildings on streets. Since these two (2) buildings together form one complex, and occupy a corner of two (2) otherwise residentially developed blocks, no rhythm of spacing has been established. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building complex district. (1) Height. The church is a tall single story; the tallest portion is the tower, approximately seventy-five (75) feet tall. The parish hall is two (2) stories tall with a gable roof. (7) Relationship of materials. The major materials of the church are stone and copper. The limestone of the walls and the sandstone of the trim contrast with the smooth metal roofs. Ironwork is used at the entrances, and wood for entrance doors. The parish hall uses two (2) types of stone for the walls and slate for the roof. Wood is used for window frames and doors. Both buildings have leaded glass as a material used. (2) Proportion of buildings front facades. The Myrtle facade of the church is about as wide as tall, including both the nave and aisle facades. The facade, however, is proportionally emphatically vertical, since the aisle fa cades are much lower than the nave facade, and all three (3) elements are vertically proportioned. The Myrtle facade of the parish hall is also about as wide as tall; the facade is balanced, though vertically is emphasized by the twostory bay containing the staircase. (8) Relationship of textures. The church contrasts rock-faced coursed ashlar with the smooth and/or carved character of the sandstone trim. The copper Supp. No. 1 388 'I I J �I I I I I I I I I I I I - DETROIT ZONING ORDINANCE App. C, § 25-2-75 sidewalk and the church. Otherwise, normal street furniture is present. On the Trumbull side, there is grass lawn between the church and sidewalk with minor plantings. A church sign stands against the aisle of the church on this lawn. To the rear of both buildings is a parking area; on the west, the parish hall abuts the alley. The mos•; significant landscape elements is the "courtyard" created by the adjoining buildings and their connecting wing. This is fully paved; an entrance doorway to the parish ahll [hall] faces Myrtle from the rear of the space. roofs offer textural contrast with their smooth material and widely spaced ribs, although they are visible only from a distance. Iron and wood provide minor textural contrast. The parish hall contrasts smooth-faced randomcoursed ashlar with the smoother, more regular quality of the limestone trim. The slate roof provides another texture iron and wood provide minor textural contrasts; both buildings display the texture of leaded glass. (9) Relationship of color. The stonework of the church provides strong color contrast, since the rock-faced Trenton limestone tends to be self-cleaning, and the sandstone trim has soiled, an almost black-and-white contrast results. The green of weathered copper roofs provides further contrast. The stonework of the parish house was intended to provide color contrast between the beige color of the main randon-coursed ashlar and the light grey of the trim. The beige stone has soiled, increasing the contrast. The natural colors of the slate roof provide further contrast, as does the natural wood tone of the doors. (14) Relationship of open space to struc- tures. The buildings nearly fill their building lots. Small landscaped strips north and east of the church and the "courtyard" are the only open spaces which relate to the structures with any significance. (15) Scale of facades and facade elements. The church building is not large; the use of elements of the facade which are in scale and few in number achieve a sense of monumentality which belies the small size. The parish hall displays one element of large size-the stairway bay window-which serves to emphasize the human scale of the structure as a whole. (10) Relationship of architectural details. Detail on the buildings is sometimes elaborate, but always architectonic in character. Sculptural decoration is extensive on the church, and is symbolic in character. (16) Directional expression of front eleva- tion. The elevation of the church is emphatically vertical in directional expression. The elevation of the parish house is balanced. (11) Relationship of roof shapes. Both buildings have pitched gabled roofs; those on the parish house are more steeply pitched than those on the church. The tower has a flat roof. (17) Rhythm of building setbacks. Inapplicable due to single building complex district. (12) Walls of continuity. Inapplicable due to single building complex district. (18) Relationship of lot coverages. Both buildings occupy nearly all of their original sites. (13) Relationship of significant landscape features and surface treatments. On the Myrtle side, the parish house is placed directly on the sidewalk; some foundation plantings are present between the (19) Degree of complexity within the facade. The church facade is very simple in the number of its elements and their arrangement. The parish house is Supp. No. 1 389 �App. C, § 25-2-75 DETROIT, MICHIGAN (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of Trinity Episcopal Church, the commission shall use the following criteria: somewhat more complex, with its stairway bay window, gabled dormer, and recessed entrance bay to one side. (20) Orientation, vistas, overviews. Both buildings are oriented to Myrtle Avenue; the church, particularly, is an important element in the streetscape of Trumbull, Grand River, and Myrtle. The triple intersection creates a large open space in which the church is the most prominent feature. (i) Subsections (d)(l) through (22), as applicable. (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Trinity Episcopal Church Historic District; (iii) The purpose of the designated spaces within Trinity Episcopal Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration .solely on the basis of use; (iv) The provisions of section 25-2-22; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (21) Symmetric or asymmetric appearance. The church is fully symmetrical. The facade of the parish house is asymmetrical. (22) General environmental character. The church and its parish house together form a unit markedly different in character from the commercial and residential uses around them. The special purpose of the buildings has created a special architectural character; the setting is emphatically urban. (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of Trinity Episcopal Church, located within the Trinity Episcopal Church Historic District, and permits shall be required for such interior work in those portions of Trinity Episcopal Church as provided for in Division 2, as if such interior work were exterior work. (3) As a guide in considering proposals affecting the interior of Trinity Episcopal Church, the commission shall make use of a set of twenty (20) 35mm color slides, taken by the staff of the historic designation advisory board and representing the state of the interior at the time of designation. Copies of this set of slides together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 365-H, § 1(28A-1-26), 12-12-79) (1) The interior spaces of Trinity Episcopal Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, inlcuding the nave, transepts, chancel and side aisles. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basements, upper floor or attic areas, organ chambers, closets, service areas, and the entire interior of the parish hall, are not hereby made subject to commission consideration. Supp. No. 1 390 -II 'I I I I I I I �I I DETROIT ZONING ORDINANCE Brush; thence easterly along said extended alley center line to its intersection with the center line of the north-south alley placed in the north half of that same block; thence northerly along the center line of said north-south alley and continuing along the center line of the north-south alley located west of Beaubien and between Wilkins and Watson to its intersection with the center line of Watson; thence easterly along said center line of Watson to its intersection with the center line of Beaubien; thence northerly along said center line of Beaubien to its intersection with the center line of Mack Avenue; thence westerly along the center line of Mack Avenue to its intersection with the center line of John R.; thence southerly along the center line of John R. to its intersection with the center line of Eliot; thence westerly along said center line of Eliot to its intersection with the center line of Woodward; thence southerly along the center line of Woodward Avenue to its intersection with a line parallel to the southern boundary of Lot 5, Block 5 of the Brush Subdivision of Park Lots 11, 12, and 13(1.1 P. 191 WCR) said line to be located twenty (20) feet south of said southerly boundary of Lot 5 and extended westerly in a straight line to intersect with the center line of Woodward Avenue thence easterly along said line which is twenty (20) feet south of the southern boundary of Lot 5 to its intersection with the center line of the alley running north and southeast of Woodward Avenue; thence southerly along said center line of said alley to its intersection with the center line of Adelaide; thence westerly along the center line of Adelaide to its intersection with the center line of Woodward Avenue; thence southerly along the center line of Woodward Avenue to the point of beginning. Sec. 25-2-76. Brush Park Historic District. (a) An historic district to be known as the Brush Park Historic District is hereby established, in accordance with the provisions of this article. I I I I I I I I I - App. C, § 25-2-76 (b) The boundaries of the Brush Park Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point located at the intersection of the center line of Woodward Avenue and the center line of the north service drive of the Fisher Freeway (formerly Duffield Street) and from that point proceeding easterly along said center line of the north service drive of the Fisher Freeway (Duffield Street) [to] its intersection with the center line of Brush; thence north along the center line of Brush to its intersection with that section of the north service drive of the Fisher Freeway also known as Napoleon Street; thence easterly along said center line of the north service drive of the Fisher Freeway (Napoleon Street) to its intersection with the center line of Beaubien; thence northerly along the center line of Beaubien to its intersection with the center line of Winder; thence westerly along the said center line of Winder to its intersection with the center line of Brush; thence northerly along said center line of Brush to its intersection with the center line of Division; thence easterly along said center line of Division to its intersection with the center line of Beaubien; thence northerly along the center line of Beaubien to its intersection with the center line of Brewster; thence westerly along said center line of Brewster to its intersection with the center line of Brush; thence northerly along the center line of Brush to its intersection with the center line of the east-west alley which is located in the interior of the block bounded by Brewster, Brush, Wilkins, and Beaubien, which alley center line is extended in a straight line westerly to intersect with the center line of (c) The design treatment level of the Brush Park Historic District shall be conservation, as provided in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: Supp. No. 1 391 �App. C, § 25-2-76 DETROIT, MICHIGAN (1) Height. Height varies in the district from one to eleven (11) stories. In the area between Woodward and Brush, the original development was almost exclusively two-and-one-half story houses. Later changes included the construction of apartment buildings among the houses, the majority of which are three (3) stories in height. The tallest building, the former Detroiter Hotel, is located on Woodward Avenue in the commercial strip. All other buildings more than four (4) stories in height are located between Woodward and John R., and generally on or immediately adjacent to buildings on those streets. East of Brush, the original development ranged from one to two-and-one-half stories. Later redevelopment includes apartment buildings not more than four (4) stories tall, most often located on Brush. In the case of the nineteenth century houses located between Woodward and Brush, the two-and-one-half story height implies more height in fe·e t than usual, since ceiling heights in these houses are unusually high. placement than later examples. In later apartments, openings tend to be very regular. II (5) Rhythm of spacing of buildings on "II streets. The area between Woodward and Brush appears to have been developed in a very regular spacing, with fifty-foot lots. This regularity has been disrupted by the demolition of many of the houses, and the vacant land resulting, as well as the occasional combination of lots for larger structures, particularly close to Woodward. East of Brush, smaller lots were used in subdividing, but many buildings stand on more land than one lot, and the parcel sizes are now quite irregular, as is the placement of buildings. (6) Rhythm of entrance and/or porch projections. Most buildings have or had a porch or entrance projection. The variety inherent in Victorian design precludes the establishment of any absolute rhythm, but such projections were often centered. On Woodward, the commercial nature of most buildings and the widening of Woodward has effectively eliminated such projections. (2) Proportion of buildings' front facades. Buildings in the district are usually taller than wide; horizontal proportions exist only in incompatible later buildings, except for row house buildings. (7) Relationship of materials. By far the most prevalent material in the district is common brick; other forms of brick, stone and wood trim are common; wood is used as a structural material only east of Brush. Some later buildings have stucco wall surfaces. Originally, roofs were wood or slate with an occasional example of tile; asphalt replacement roofs are common. (3) Proportion of openings within the facades. Areas of void generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the total facade area, excluding roof. Proportions of the openings themselves are generally taller than wide; in some cases, vertically proportioned units are combined to fill an opening wider than tall. (8) Relationship of textures. The most common relationship of textures in the district is the low relief pattern of mortar joints in brick contrasted to the smoother or rougher surfaces of the stone or wood trim. Slate, wood, or tile roofs contribute particular textural values where they exist, especially in the ( 4) Rhythm of solids to voids in front facades. Victorian structures in the district often display great freedom in the placement of openings in the facades, although older examples are generally more regular in such Supp. No. 1 392 'I I I I I I I I I I �DETROIT ZONING ORDINANCE l I I I I I I I I I I (9) Relationship of colors. Brick red predominates, both in the form of natural color brick and in the form of painted brick. Other natural brick and stone colors are also present. These relate to painted woodwork in various colors, and there is an occasional example of stained woodwork. Roofs of other than asphalt are in natural colors; older slate roofs are often laid in patterns with various colors of slate. Original color schemes for any given building may be determined by professional analysis of the paint layers on the building, and when so determined are always appropriate for that building. (13) Relationship of significant landscape features and surface treatments. The major landscape feature of the district is the vacant land, which creates a feeling that buildings are missing in the district. Some houses have more than the standard fifty-foot lot, and have wide side yards. Individual houses have front lawns often subdivided by walks leading to the entrance; lawns are exceedingly shallow or non/existent in the area between Beaubien and Brush. Side drives are rare, access to garages or coach houses being from the alleys. The closing of Watson and Edmund Place between John R. and Brush has created landscaped malls uncharacteristic to the district. Some walks of stone slabs have survived; others have been replaced in concrete. Sidewalks are characteristically close to the curb. (10) Relationship of architectural detail. On the buildings of the Victorian period, elaborate detail in wood, stone, or sheet metal was common; areas treated include porches, window and door surrounds, cornices, dormers, and other areas. Later buildings are generally simpler, but include less elaborate detail in similar areas. (11) Relationship of roof shapes. Examples I I (12) Walls of continuity. Between Woodward and Brush, the houses originally honored common setbacks which provided for front lawns. Some of the later apartments have not been set back to the same line as the houses amongst ' which they were built, thus disturbing the original line of continuity. On Woodward, the commercial development is typically at the sidewalk, creating a wall of continuity; this is not entirely continuous due to parking lots and some buildings set well back. On John R. and Brush, and east of Brush, buildings are typically placed at or near the sidewalk with little or no front yard. Where buildings are continuous, a wall of continuity is created. case of slates or shingles of other than rectangular shape. of many roof shapes, including pitched gable roofs, hip roofs, mansard roofs, and gambrel roofs are present. Different types are sometimes combined in a single structure, and tower roofs, cupolas, lanterns, belvideres, monitors, conical roofs are used on various Victorian houses. Flat roof areas in the center of hip or mansard roofs are frequent. Later apartment and commercial buildings generally have flat roofs not visible from the ground. The generally tall roofs add height to the houses of the Victorian period. App. C, § 25-2-76 (14) Relationship of open space to struc- tures. There is a large quantity of open space in the area, due to demolition of buildings. The character of this open space is haphazard as it relates to buildings, and indicates the unplanned nature of demolitions due to decline. The feeling created is that buildings are missing and should be present. On Watson and Edmund between John R. and Brush, the streets have been removed and replaced with landscaped malls. The traditional relationship of houses to street has thus become a Supp. No. 1 393 �App. C, § 25-2-76 DETROIT, MICHIGAN (18) Relationship of lot coverage. Older single family houses between Woodward and Brush generally occupy about twenty-five (25) to thirty (30) per cent of the building lot not including coachhouses or garages. Later apartments and commercial buildings often fill a much higher percentage of the lot, sometimes approaching or reaching complete lot coverage. Between Brush and Beaubien, lot coverage for residential structures is generally about forty (40) per cent, with commercial and later apartment buildings again occupying larger percentages of their lots. relationship between houses and landscaped strip open space. (15) Scale of facades and facade elements. In the large houses between John R. and Brush, the scale tends to be large, and the facade elements scaled and disposed to emphasize the large size of the houses. Towers, setbacks, porches and the like divide facades into large elements. On Woodward, the scale ranges from very large, and emphasized by many small window openings, as in the former Detroiter Hotel, and very large, made up of large architectonic elements, such as the churches, down to quite small, with large windows emphasizing the small size, as in some commercial fronts. East of Brush, the scale is smaller and the detail less elaborate, creating a more intimate setting with the buildings closer to the street. Later apartments are large in scale with simple but large elements near the ground and repetitive window openings above, frequently capped by a substantial cornice. (19) Degree of complexity with the facades. The older houses in the district are generally characterized by a high degree of complexity within the facades, with bay windows, towers, porches, window and door hoods, elaborate cornices, and other devices used to decorate the buildings. Newer houses in the northern end of the district and older houses in the southern end tend to be somewhat simpler than high Victorian structures between them; later apartments and commercial buildings tend to more classical decorative elements of a simpler kind. (16) Directional expression of front facades. A substantial majority of the buildings in the district have front facades vertically expressed. Exceptions are some commercial buildings on Woodward, row houses on John R. or Brush, and some duplexes or row houses east of Brush. (20) Orientation, vistas, overviews. Houses are generally oriented to the east-west streets, while apartments and commercial structures are more often oriented to the north-south streets. The construction of the Fisher Freeway has created an artificial public view of the rear yards on Winder between Woodward and Brush. The vacant land in the area, largely the result of demolition, creates long-distance views and views of individual buildings from unusual angles which are foreign to the character of the neighborhood as an intensely developed urban area. Garages and coachhouses are located in the rear of residential properties, and are generally oriented to the alley. (17) Ryhthm of buildings setbacks. Buildings on the north-south streets generally have little or no setback, while older houses on the east-west street between Woodward and Brush have some setback, which varies from street to street, through generally consistent in any one block. Later apartments and commercial structures in that area often ignore the previously established setback. Between Brush and Beaubien, setback is generally very limited, only a few feet, if any, lawn space being provided between sidewalk and building. Supp. No. 1 394 411 II II I I 'I I I I I I ~ I �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-77 the Rivard Farm (L 12 P. 348) extended eastward to the center line of Rivard. (21) Symmetric or asymmetric appearance. In the Victorian structures, examples of both symmetry is more characteristic of the earlier houses, while the high Victorian examples are more likely to assemble elements in a romantic, asymmetric composition. Later houses to the north are more often symmetrical, especially when derived from classical precedent. Asymmetrical but balanced compositions are common. Later apartments are generally symmetrical. (c) The design treatment level of the Palms Apartment Historic district shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows. Reference may be made to the photograph on file in the office of the city clerk. (1) Height. The building is six (6) stories high, on a basement. (22) General environmental character. The environmental character is of an old urban neighborhood which has undergone, and is undergoing, considerable change. The original development, reflected in the Victorian period houses, has been altered by the provision of more intensive residential development in the early twentieth century, the change in character of Woodward from residential to commercial at about the same time, and a long period of decline. (Ord. No. 369-H, § 1, 1-23-80) (2) Proportion of building's front facade. The building is slightly taller than it is wide. The Jefferson facade is symmetrical; with engaged octagonal towers at the corners and a cornice and balustrade at the top. The main entrance, centered in the facade, is surrounded by limestone ornament. The horizontal water table and stringcourses between every other floor divide the facade into three (3) layers. (3) Proportion of openings within the facade. Windows and doors amount to approximately one-third of the total area of the front facade. Windows are slightly taller than wide. The main entrance is comprised of a large arched opening. Sec. 25-2-77. Palms Apartment Historic District. (a) An historic district to be known as the Palms Apartment Historic District is hereby established, in accordance with the provisions of this article. ( 4) Rhythm of solids to voids in front (b) The boundaries of the Palms Apartment Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: facade. The engaged octagonal towers at either end of the facade and the projecting central bay contain a heavy concentration of window area. The flat wall surface of each of the two (2) bays flanking the central bay contains two (2) windows per floor. A symmetrical grid pattern is clearly discernable. (1) On the south, the center line of East Jefferson. (2) On the east, the center line of Rivard. (3) On the west, the western boundaries of Lots 4 and 11 of the subdivision of the Rivard Farm (L 12 P. 348) extended southward to the center line of East Jefferson. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (4) On the north, the northern boundaries of Lots 10 and 11 of the subdivision of Supp. No. 2 395 �App. C, I 25-2-77 DETROIT, MICHIGAN (14) Relationship of open space to structure. (7) Relationship of materials. The walls of the building are solid masonry faced with limestone. The windows have wood frames and the main door is iron and glass. The historically significant reinforced concrete floor structures are not visible from the exterior. The front of the building faces onto a small graded front yard; there are no side yards. A tenant parking lot is in the rear of the apartment building. (15) Scale of facades and facade elements. As existing at time of designation. See photograph. (8) Relationship of textures. The randomsized undressed limestone blocks provide a rough-looking surface, in contrast to the smooth limestone ornament and dressed limestone window surrounds and stringcourses. The mortar joints are clearly articulated. (16) Directional expression of front eleva- tion. The two (2) octagonal engaged end towers and the projecting central bay provide vertical expression; the water table, stringcourses and balustrade emphasize the horizontal. A balance between the vertical and the horizontal is achieved. (9) Relationship of color. The light gray color of the limestone facing is the original color of the stone. Most of the wooden window frames are painted (17) Rhythm to building setbacks. Inapplicable due to single building district. light gray in coordination with the (18) Relationship of lot coverages. Inapplicable due to single building district. color of the stone, and the mortar joints. (19) Degree of complexity within the facade. (10) Relationship of architectural details. The facade is composed of several distinct elements as described under "proportion of building's front facade." Ornamental detail is kept to a minimum. Carved limestone classical ornament surrounds the main entrance, a carved panel lies beneath the third-story central bay window, and other than the masonry balustrade above the cornice, the building is quite austere in its lack of detail. (20) Orientation, vistas, overview. The building's primary orientation is toward Jefferson Avenue; its secondary orientation is toward Rivard. The northern, or rear facade, was not meant to be seen and is therefore functional in appearance. (11) Relationship of roof shapes. The roof is flat; and hidden by the balustrade. (12) Walls of continuity. Inapplicable due to single building district. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. (13) Relationship of significant landscape features and surface treatments. The land in the rear has always been associated with the apartment building and is now a tenant parking lot. Large evergreen shrubbery on a slightly graded grass turf front yard flanks the main entrance. A masonry stairway covered by an awning to the sidewalk leads up to the entrance on Jefferson. (22) General environmental character. The building's orientation towards a major thoroughfare, surrounded by other commercial and residential structures of different ages and uses contribute to the urban character and feeling of diversity along East Jefferson Avenue. (Ord. No. 378-H, § 1(28A-l-28), 2-27-80) Supp. No. 2 396 I I I I �DETROIT ZONING ORDINANCE porte-cochere. Red sandstone belt courses divide the building between stories horizontally. The church is longer from gable to gable than it is tall to the gable. The tower emphasizes the vertical three (3) b one. The facade of McCollester Hall is approximately as tall to the top of the gable as it is wide. Sec. 25-2-78. First Unitarian-Universalist Church Historic District. I I I I I I I I I I I (a) An historic district to be known as the First Unitarian-Universalist Church Historic District is hereby established, in accordance with the provisions of this article. (b) The boundaries of the First UnitarianUniversalist Church Historic District shall be as shown on the map in the office of the city clerk, and shall be as follows: (3) Proportion of openings within the facades. In the McAdow House the proportion of openings in the main facade on Cass and the secondary facade along Prentis amounts to approximately twenty-five (25) per cent of the facade area, excepting the roof. All window and door openings are proportionately at least two (2) times taller than they are wide, excepting the second story loggia opening, which is almost square, the second story bay loggia opening, which is wider than it is tall although divided by columns, the first story arched entranceway and the porte-cochere, which are almost as wide as they are tall. All openings in the first story have round heads; single sash plate glass windows with transoms are inserted. Similar square headwindows are on the second floor. Openings in the church amount to approximately fifteen (15) to twenty (20) per cent of the facade area. Large pointed arch window openings in nave aisles are taller than wide; window openings in clerestory are slightly wider than tall but contain three (3) windows with trefoil traGery each. The · window openings in the tower amount to approximately ten (10) per cent of the wall area; they increase in height as they go up. The front facade of McCollester Hall contains approximately twenty (20) per cent wall openings. 1. On the east, the center line of Cass Avenue. 2. On the north, the center line of Forest Avenue. 3. On the south, the center line of Prentis. 4. On the west, the center line of the north-south alley running from Prentis to Forrest west of Cass Avenue. (c) The design treatment level of the First Unitarian-Universalist Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (d) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. The Perry McAdow House is two and one-half (2 ½) stories in height, the First Unitarian-Universalist Church is a single story in height, approximating two (2) stories (32 feet) to the eaves and forty (40) feet to the top of the gables: Its three-story tower on the northeast corner of the lot is sixtysix (66) feet high. McCollester Hall is two (2) stories high (25 feet). The cornice lines of the church and McCollester Hall closely correspond in height to the cornice line of the McAdow House. ( 4) Rhythm of solids to voids in front facade. The main facade of the McAdow House is divided into three (3) sections, each fenestrated within itself. The south section, a two-story bay, contains one window in each of its (2) Proportion of buildings' front facades. I 'I App. C, § 25-2-78 The facade of the McAdow House is approximately as tall to the ridge of the roof as it is wide, excluding the Supp. No. 2 397 �l App. C, § 25-2-78 DETROIT, MICHIGAN two (2) through its use of both brick and limestone. three (3) faces on the first story, and is open, divided by corinthian columns, on the second story. Behind this open loggia bay is one window. Voids are placed one directly above the other, resulting in an organized arrangement of solids and voids. The entrance is recessed behind an arched opening on the north side of the front facade . Above this is a loggia with a window in the wall behind. The east facade of the church is divided into bays by spur buttresses; each bay contains one window. Clerestory windows are directly above the nave windows. Buttresses divide the church tower into two (2) bays; each bay contains one window per story above the pointed arched recessed entrance cut in the tower. The front facade of McCollester Hall contains a recessed arched entrance flanked by one window on each side and topped with a horizontal opening with tracery windows inserted. Above this, in the gable, is a single small vertical slitlike window. (9) Relationship of colors. The major color relationship is the red brick and red sandstone with the bedford limestone. The gray slate roof, black carved wooden dormer pediments, and black wooden window trim of the McAdow House provide further contrasts. " II II (10) Relationship of architectural details . The ornamentation on the facade of the McAdow House is derived from the northern renaissance. Most of the detail is in red sandstone or wood, such as the sandstone corinthian columns, stone belt courses, a carved open-latticework parapet, carved modillion cornice, and carved shell-topped pediments over the dormers. The crenelation of the tower, the pointed arches, tracery windows, and spur buttresses, all of limestone, are the gothicizing elements of the church. Limestone buttresses, quoins, and trim ornament McCollester Hall. (5) Rhythm of spacing of buildings on (11) Relationship of roof shapes. The McAdow House has a steep hipped roof with a flat top, projecting chimney stacks and dormers. The church and McCollester Hall have moderately sloped gable roofs. streets. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (12) Walls of continuity. In applicable due to single complex district. (7) Relationship of materials. Major materials of the McAdow House are brick and red sandstone, with a slate door and wooden carved elements. The church is faced with bedford limestone. McCollester Hall is of red brick with limestone trim. The limestone matches the stone facing of the church structure while the red brick corresponds to the color of the McAdow House. (13) Relationship of significant landscape (8) Relationship of textures. The smooth brick and sandstone of the McAdow House contrasts with the pecked and smooth surface of the limestone of the church. McCollester Hall reconciles the features and surface treatments. The McAdow House is set back about thirty (30) feet from the street on its south and east sides behind a landscaped lawn surrounded by a chain-link fence. The east side of the church is also set back about thirty (30) feet to follow the line of the McAdow House. A driveway approaches the porte-cochere from Cass and a walk from the sidewalk to a wide set of stairs leads to the entrance of the McAdow House. The entrance to I I ' I I I Supp. No. 2 398 I I �I I ~ I I I I I I I I I I I I ' DETROIT ZONING ORDINANCE App. C, § 25-2-79 enter the church and the McAdow House. Secondary orientations are Prentis and Forest; McCollester Hall, once entered on Prentis, is now entered off the parking lot on Forest, as is the liturgical west end of the church. The west side of the site is separated from the residences on Forest and Prentis by an alleyway. McCollester Hall is off the par king lot at the northwest corner of the site. (14) Relationship of open space to structure. There is no significant open space other than the landscaped lawns and parking lot mentioned above. (15) Scale of facade and facade elements. The scale of the McAdow House is that of a large residence, with elements as existing at the time of designation within it. The scale of the church is modest, except for the relatively massive tower on the northeast corner. See photograph on file with the Historic Designation Advisory Board. (21) Symmetric or asymmetric appearance. While the McAdow House is asymmetrical in appearance, the total effect is balanced. Elements on one side are offset by the elements on the other side. The church is unsymmetrical, with the tower on one end, and McCollester Hall is symmetrical in composition. (16) Directional expression of front eleva- tion. Verticals, such as chimneys, corinthian columns, and two-story bay, are balanced by horizontal elements, such as belt courses and lintels, in the McAdow House. The directional emphasis of the church is horizontal, with the exception of the three-story tower on the north east corner of the site. The directional emphasis of McCollester Hall is neutral. (22) General environmental character. The First Unitarian-Universalist Church Complex is an important element in its urban mixed-use environment. With commercial uses to the south, Wayne State University to the north, and residences to the west, the Victorian McAdow House, with little exterior alteration and the church and McCollester Hall contribute to the continuum of history in that area. (Ord. No. 417-H, § 1(28A-1-29), 11-26-80) (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverages. Inapplicable due to single complex district. Sec. 25-2-79. Arden Park-East Boston Historic District. (19) Degree of complexity within the facade. (a) An historic district to be known as the Arden Park-East Boston Historic District is hereby established in accordance with the provisions of this article: The front facade of the McAdow House is arranged in an orderly fashion within the three (3) vertical sections. Many architectural elements-the twostory bay/loggia, corinthian columns, and ornamental carvings and stonework, dormer pediments and modillion cornice-contribute to the complexity of the face. The church facade along Cass is organized into bays by spur buttresses and is re!atively simple, as is the facade of McCollester Hall. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Arden Park-East Boston Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point at the intersection of the center line of Woodward Avenue and the center line of Belmont; proceeding from that point easterly along the center line of Belmont to its intersection with the center line of John R.; from that (20) Orientation, vistas, overviews. The major orientation of the complex is towards Cass, from which one could Supp.No.a 399 �App. C, § 25-2-79 DETROIT, MICHIGAN the street from the proposed structure may be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be taller. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined. from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. point of intersection proceeding southerly along the center line of John R. to its intersection with the center line of the east-west alley running between Be,lmont and East Boston; from that point of intersection running easterly along the center line of said alley to its intersection with the center line of Oakland Avenue; from that point of intersection proceeding southerly along the center line of Oakland Avenue to its intersection with the center line of the east-west alley running between Arden Park and Westminster; from that point of intersection proceeding westerly along the center line of said alley (extended westward) to its intersection with the center line of Woodward Avenue; and from that point of intersection proceeding northerly along the center line of Woodward Avenue to the point of beginning. (The property included within these boundaries consists of all lots of MacLaughlin's and Owen's Subdivision of the south one-half of the north one-half and the north one-half of the south one-half of quarter Section 37, 10,000 acre tract, except the southerly 20 acres, L 18 P 28, and even lots, 2 to 26, of Moore Hodges and Warren's Subdivision of the southerly one-half of the northerly onehalf of the northerly one-half of one-quarter Section 37, TTAT, L 14/P 13). (d) The design treatment level of the Arden ParkEast Boston Historic District shall be rehabilitation, as provided for in section 25-2-2. (2) Proportion of buildings' front facades. Proportion varies in the district, depending on style and age; height being established by the standards above, proportion will be established by permitting no proposed building or addition to create a front facade narrower or wider than those existing on the same block. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (1) Height. Virtually all of the houses in the district are two and one-half (2 ½ ) stories in height, meaning they have two (2) full stories with an attic or finished third floor within the roof. Original subdivision restrictions required that no house be less than two (2) stories in height. Additions shall be related in height to the existing structure; new buildings shall meet the following standards: (i) (3) Proportion of openings within the facade. Window openings are virtually always taller than wide; several windows are sometimes grouped into a combination wider than tall. Window openings are always subdivided, the most common window type being double-hung sash, whose area is generally further subdivided by muntins. Leaded glass in windows, transoms, and sidelights are present in the styles derived from Elizabethan and Tudor precedence. Facades have approximately fif- The eight (8) adjoining houses on the same block face, excluding any houses built after 1930 and churches, shall be used to determine an average height. If eight (8) houses are not available on the same block face, then one or more houses as close as possible to being directly across Supp.No.a 400 I I I I I I I I I I �r I ~ I I I I I I I I I I I I I I DETROIT ZONING ORDINANCE teen (15) per cent to thirty-five (35) per cent of their [area] glazed. App. C, § 25-2-79 on buildings with stone and/or brick veneer; wood is used for window trim and other functional trim, as well as for decorative purposes. ( 4) Rhythm of solids to voids in front facades. In buildings derived from classical precedence [precedents], voids are usually arranged in a symmetrical and evenly spaced manner within the facade. In styles influenced by the vernacular English architecture, and other styles, voids are arranged with more freedom into a balanced composition. (8) Relationship of textures. The predominant relationship of textures in the district is that of the low relief pattern of mortar joints in brick or stone contrasted to the smooth surface of wood or stone trim. Sometimes brick and stone are contrasted in the same structures. A stucco or shingled second story sometimes provides a contrast to the first story. Half-timbering on stucco, when it exists, is rough-sawn. Tile and slate roofing create textural interest, whereas asphalt shingles generally do not. (5) Rhythm of spacing of buildings on streets. Although the deed restrictions of the McLaughlin's and Owen's Subdivision required that no building be nearer than ten (10) feet to the west property line of any lot, the spacing between buildings is generally wider than ten (10) feet because houses are generally not located on the east lot line. The spacing of buildings tends to be consistent within blocks, even though lot widths may vary, as most houses are situated at or near the center of the lot, leaving open space on either side. Where buildings are closer to one side, a more spacious side yard exists, or, as in the third block where lots are smaller, space for a side driveway exists. The building restrictions did not apply for garages or other outbuildings erected on the rear sixty (60) feet of any lot in McLaughlin's and Owen's Subdivision. (9) Relationship of colors. Natural brick colors (red, buff, brown, yellow) predominate in wall surfaces. Natural stone colors also exist. Stucco and concrete are usually left in their natural state or are painted in a shade of cream or gray. Roofs are in natural colors (red tile, green, brown, and gray-veined slate) and asphalt shingles are predominantly within this same dark color range. Copper flashing stands out on some roofs. Paint colors generally relate to style; the classically inspired buildings, notably the Colonial and Georgian substyles, have wood painted in the range of white and cream. Doors and shutters are frequently black, dark green, brown, and white. Colors known to have been in use on buildings of similar type in the eighteenth or nineteenth centuries may be considered for suitability on similar buildings. Buildings of English medieval inspiration, most notably neoTudor, generally have painted woodwork and window frames of dark brown, buff, or cream color. Light green is also used. Half-timbering is frequently stained dark brown or painted white, the latter not being the original state. Buildings with shingled second stories are painted or stained brown, dark green, or gray. The original colors of any house, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar houses. (6) Rhythm of entrance and/or porch projec- tions. Steps, porches and projections were considered a part of the building and came under the building setback restrictions in McLaughlin's and Owen's Subdivision, although in actuality the porches sometimes varied from the setback line. Entrances and porches in the buildings of classical inspiration are usually centered on the front facade. Other styles exhibit more freedom with the entrance and porch placement. Side and rear porches and enclosed sunrooms are common. (7) Relationship of materials. Buildings are brick or stone or a combination of the two (2) or stucco; the upper stories are also of shingles, cement, and plaster (stucco) with halftimbering. Roofing materials include tile, slate, and asphalt shingles. Stone trim is common (10) Relationship of architectural details. Archi- tectural details generally relate to style. Neo- Supp.No.3 401 �App. C, § 25-2-79 DETROIT, MICHIGAN present virtually without exception. Hedges between properties are common. The American elm is virtually extinct in the district, though once the dominant tree. Replacement trees have been planted; additional trees should be characteristic of the area and the period; American elms would only be a practical choice if disease-resistant. Plantings of new trees should be directed toward the restoration of the former straight-line rows of large trees on the front yards and "tree lawns." Straight single-width side driveways leading from the street to the rear garages are the norm, and are either paved in brick, concrete or asphalt. Where a house was built on more than one lot, as was frequent in the first two (2) blocks off Woodward, landscaped side lots forming a part of the original site plan for the residence exist. Piers and walls form gates on Woodward at the entrance to Arden Park and East Boston Boulevards. The piers at Arden Park are of red brick with masonry cresting; smaller-scaled brick piers at the east entrance to Arden Park at Oakland exist. The gates at the west entrance to East Boston are of limestone. The one hundred twentyfive-foot right-of-way is divided down the center by a grassy median planted with evergreens and deciduous trees. These medians and the wide tree lawns create a pleasant, airy residential urban atmosphere. Street lighting poles on East Boston and Arden Park are mostly of the "OP" type with cast iron bases and wooden poles painted black, although some more modern replacements exist. Poles on Woodward and Oakland are of a more modern type located near the curb. On John R., Brush, and Belmont lamps are on brackets attached to wooden "telephone" poles and are located near the curb. All but one lighting pole on Arden Park and East Boston are located in the medians of the boulevards. Although there is no generally observed pattern of placement of poles on the medians, a pole is usually placed at or near the end of each median island, and the poles are usually placed in an alternation from one side of the median to the other. (14) Relationship of open space to structures. Open space in the district was planned, for Georgian and Colonial revival buildings display classical details, mostly in wood and sometimes in stone. Porches, shutters, window frames, cornices, and dormer windows are frequently treated. Details on Mediterranean style or Italian villa-type houses are often done in stone, brick, tile and sometimes stucco, and include arched windows, door openings, and porches. Buildings of Medieval inspiration tend to have details in the form of carved wood or stone ornament on window frames, door frames, eaves, and are frequently half-timbered. The buildings in the district are rich in architectural details. (11) Relationship of roof shapes. A variety of roof shapes exist, again depending on building style. Shallow hipped roofs with dormers, roofs with triangular gables and steep hipped roofs predominate. A few gambrel roofs exist. Complex arrangements of the gabled and/or the hipped types, with subsidiary or transverse roofs are not unusual; dormers are common. Flat roofs are present only as subsidiary roofs on residential structures and as main roofs over two (2) institutional structures. (12) Walls of continuity. Hedges and fences across side yards at the building setback line contribute to the major wall of continuity. Fences and hedges at the edge of the right-of-way, where they exist, contribute to a minor wall of continuity along the front property line. Where trees in rows on the tree lawns have survived in sufficient numbers and where new ones are planted, minor walls of continuity are created. (13) Relationship of significant landscape features and surface treatments. Characteristic treatment of individual properties is a flat front lawn area in grass turf, often subdivided by a walk leading to the front entrance. Materials for such walks are concrete or brick or a combination of these materials. Some front yards have raised rectangular earthwork terraces upon which the house stands with sloping embankments or brick and/or stone retaining walls at the change of grade. Foundation planting, often of the deciduous type characteristic of the period 1900-1930, are Supp.No.3 402 II II I II -I I I I I I I I I �DETROIT ZONING ORDINANCE I I I I I I I I I App. C, § 25-2-79 from the front lot line, but three (3) houses on the north side are approximately forty (40) feet from the front lot line. Some houses on corner lots in the district appear to be set back very slightly closer to the right-of-way than the rest of the houses on their blocks. On Belmont, the setback of the four (4) buildings is approximately twenty-five (25) feet. The varying designs of the houses, with slight setbacks or porch projections in the facades, cause the houses to relate to the front setback line in different ways. the most part, when the subdivision was platted and the lots on the corner of Woodward Avenue and Arden Park were deeded to the city for use as a park. The Woodward frontage at Boston now contains, on the southeast corner, a church structure, and on the northeast corner, a fenced-in open space relating to the Blessed Sacrament Church to the north and the Dodge House to the east. The medians in the center of the boulevards provide open space unifying the district as a whole. The siting of all houses on their lots create rear yards as well as front yards; where an original or early arrangement of a house and grounds included and still includes landscaped lots which form part of the landscaping plan for the residence, such landscaped lots are significant landscape features. Corner lots are sometimes shielded on the street side by shrubbery and/or fences. (18) Relationship of lot coverage. Lot coverage ranges from forty (40) per cent to ten (10) per cent or less in the case with homes with large yards. Most homes are in the twenty (20) per cent to thirty-five (35) per cent range of lot coverage. (19) Degree of complexity within the facade . The degree of complexity has been determined by what is typical and appropriate for a given style. The classically inspired buildings usually have simple, rectangular facades with varying amounts of ornamentation. Buildings of Medieval inspiration frequently have facades complicated by gables, bays, porches, and occasionally turrets. (15) Scale of facades and facade elements. The scale of the facades varies from block to block and style to style. The first and second blocks off Woodward on both Boston and Arden Park contain houses of a large and substantial appearance; the third block contains structures more modest in scale and generally sited on one lot. Facade elements have been determined by what is appropriate for the style, and the size and complexity of facade elements and details either accentuate or subdue the scale of the facades accordingly. Small one-story wings at the sides, porches, or porte cocheres are common; window sash are usually subdivided by muntins, which affects the apparent scale of the windows within the facades. (20) Orientation, vistas, overviews. All of the buildings in the district are oriented toward the boulevard. Buildings on corner lots may have secondary entrances or semicircular drives on the side street. Garages are always detached, at the rear of the lot and often oriented towards the alley as well as the driveway, or, where a house is sited on a corner lot, towards the side street. The primary vista is created along the wide boulevards by the median. (16) Directional expression of front elevations. While some front elevations emphasize the horizontal, the overall expression of direction is neutral. (21) Symmetric or asymmetric appearance. Classically inspired buildings are generally symmetrical. Other styles, including the Medievally inspired buildings, exhibit more freedom in plan and are generally asymmetrical but balanced compositions. (17) Rhythm of building setbacks. Due to the existence of deed restrictions in McLaughlin's and Owen's Subdivision, the setbacks are generally consistent within each block, with the exception of the block between John R. and Brush on Arden Park Boulevard where most houses are approximately twenty (20) feet (22) General environmental character. The Arden Park-East Boston Historic District, with its boulevards, entered through gates on Wood- Supp.No.a 403 �App. C, § 25-2-79 DETROIT, MICHIGAN ward and divided by a grassy median strip, and its relatively large lots and dignified singlefamily residences, has an urban substantial, yet low density residential character, with one major institutional complex. It exhibits a variety of early twentieth century architectural styles. (Ord. No. 442-H, § 1(28A-1-30), 5-13-81) vision of part of Out Lot 196 of the L. Beaubien Farm, L8/P52; and Lots 21 to 25 of D.M. Ferry's Subdivision of Out Lot 194 and Lot A of T.W. Palmer's Subdivision of Out Lot 196 also the north twenty and seventy-five-hundredths (20.75) feet of Lot 8 of Out Lot 192 of L. Beaubien Farm, L17/P35.) (d) The design treatment level of the East Ferry Avenue Historic District shall be rehabilitation, as provided for in section 25-2-2, for the block between Woodward Avenue and John R. Street, and conservation, as provided for in section 25-2-2 for the blocks between John R. Street and Beaubien. Sec. 25-2-80. East Ferry Avenue Historic District. (a) An historic district to be known as the East Ferry Avenue Historic District is hereby established in accordance with the provisions of this article. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (1) Height. All of the buildings in the district are two (2) or two and one-half (2 ½) stories tall. All houses are two and one-half (2 ½ ) stories in height, meaning they have two (2) full stories with an attic or a finished third floor within the roof. The original deed restrictions required that buildings not be less than two (2) stories or greater than three (3) stories in height. (c) The boundaries of the East Ferry Avenue Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at the point located at the intersection of the center line of Woodward Avenue and the southern boundary of Lot 26 of D.M. Ferry's Subdivision of part Lot 41 (L.10/P.4 WCR) extended westward; thence north along the center line of Woodward to the northern boundary of Lot 1 of said subdivision extended west; thence east along the north boundary of said lot continuing along the center line of the east-west alley between East Palmer and East Ferry Avenues to its intersection with the center line of Beaubien; thence south along the center line of Beaubien to its intersection with the east-west alley between East Kirby and East Ferry Avenues; thence west along the center line of said alley and continuing along the southern boundary of Lot 26 along the southern boundary of Lot 26 of the abovementioned subdivision (extended westward) to the point of beginning. (The property included within these boundaries consists of Lots 1 to 26, Plat of D.M. Ferry's Subdivision of Park Lot No. 41 (also showing John R. Street from south line of Park Lot 40 to south line of Palmer Avenue), L10/P4; Lots 1 to 7, Block 27, and Lots 8 to 14, Block 28 of Brush's Subdivision of that part of the Brush Farm lying between the north line of Farnsworth Street and the south line of Harper Avenue, L17/P28; Lots 1 to 5 of Palmer's Subdi- (2) Proportion of building's front facades. Proportion varies in the district, depending on style, size and age of buildings; some Victorian buildings and some later buildings are usually taller than wide, whereas some early twentieth century buildings are wider than tall. The rowhouse (or terrace) building on Ferry at Beaubien is wider than tall. (3) Proportion of openings within the facade. Areas of voids generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the front facade, excluding the roof. Most window openings are taller than wide, although when grouped together some achieve a horizontal effect. Transoms over windows are wider than tall or square. Window openings in gables, turrets, and/or foundations are often square or arched. A great variety of sizes, shapes, and groupings of openings exist in the district. (4) Rhythm of solids to voids in front facades. The Victorian structures, the predominant type in the district, display a great freedom Supp. No. 3 404 I I I I I I I ' I I I I I I I �DETROIT ZONING ORDINANCE tin panels. Wood details and trim are prevalent. Slate, wooden shingles, pan tiles, and Mediterranean tiles are among the original roofing materials; asphalt roofs have since replaced some of the original roofs. in placement of openings within the facades. The buildings of other styles, most notably the neo-Georgian, exhibit a greater regularity. I f I I I I I I I I I I - App. C, § 25-2-80 (5) Rhythm of spacing of buildings on streets. The spacing of buildings has generally been determined by the setback from the side lot lines, which was restricted by the deed restrictions filed with the various subdivisions in the district. No building was permitted to be built nearer than three (3) feet from the side lot lines in D.M. Ferry's Subdivision of Park Lot 41, and not nearer than five (5) feet from the side lot lines in the other subdivisions included within the district. The spacing of buildings tends to be consistent, although the lot widths are narrower east of the east line of D.M. Ferry's Subdivision of Park Lot 41. On larger lots, the building is either placed centrally upon the lot, or closer to one side lot line to create ample space for a driveway. On smaller lots, the building occupies most of the width of the lot, while complying with the side lot setback restrictions. Garages were not restricted by the side lot setback restrictions. The smaller lots usually do not have driveways. (8) Relationship of textures. The most common textural relationship in the Victorian buildings is that of several materials j.1Xtaposed within the same facade to create a variety of rich textural effects. Stone juxtaposed with brick, with recessed, flush or protruding mortar joints, is common. Wood detail produces textural interest when contrasted with masonry and/or brick. Slate roofs (sometimes imbricated) wood, Mediterranean tile or pan tile roofs contribute particular textural qualities. Asphalt shingles generally do not contribute to textural interest. (9) Relationship of colors. Paint colors generally relate to style. Victorian buildings display freedom in use of color; other styles exercise greater restraint, red or yellow natural brick colors, common brick painted red or light gray and natural stone colors (brown, reddish-brown, red, light gray) are predominant on wall surfaces. Brown-stained shingles and wood also exist. Wood trim details and doors are most often painted brown, black, white, cream and gray. Mortar joints in the Victorian buildings are frequently laced with red sandstone or brownstone. Stucco, when it exists, is usually in a natural cream color. Roofs are in natural colors; slate is predominantly gray, gray-green, and black; Mediterranean tile is dark green and pan tiles are usually orange. Asphalt shingles display a variety of colors, most derived from colors of natural materials. Colors known to have been in use on buildings of similar type in the eighteenth and nineteenth centuries may be considered for suitability on similar buildings. Original color schemes for any given building may be determined by a professional paint analysis and when so determined are always appropriate for that building. (6) Rhythm of entrance and/or porch projections. Steps and porches exist on all of the once residential buildings in the district; the setback restriction did not apply to them. The progression of steps and porches lends to the consistency of the streetscape. Positions of porches contribute to the variety of design of the Victorian houses; entrances and porches are frequently placed to one side of the front facade and in some instances wrap around to the side; in those buildings of classical inspiration the entrance and porch are symmetrically arranged on the facade. Rear porches are common. (7) Relationship of materials. The district exhibits a wide variety of building materials characteristic of Victorian architecture. Common brick is prevalent; a variety of stoneslimestone, red sandstone, brownstone, marble-is frequently used in combination with brick. Masonry is sometimes combined with shingles or stucco and, in one instance, with (10) Relationship of architectural details. Archi- tectural details generally relate to style. A preponderance of Victorian architectural de- Supp.No.a 405 �App. C, § 25-2-80 DETROIT, MICHIGAN the second block and nonexistent excepting one on the third block from Woodward, where lots are smaller. Where front lawns are uninterrupted by driveways, a unity to the succession of front lawns is achieved. Matching carriage houses or garages are generally oriented towards the alley. The front lawns of the third block are sometimes graded. Although the district was once almost fully developed, vacant lots, some in use for temporary parking, are now noticeable features of the district and create gaps in the otherwise consistent streetscape. Some sidewalks of stone slab have survived, although most have been replaced in concrete. The alley is paved in brick on the south side of Ferry between Woodward and John R. and asphalt and concrete elsewhere. tails in the Romanesque, Queen Ann, French Renaissance, and shingle style are prevalent in the nineteenth century buildings. Porches, window frames, cornices, dormers, and gables are frequently treated. Neo-Georgian buildings display details in brick or wood. Buildings influenced by the arts and crafts movement have heavy verge boards and other wood elements. Most of the buildings in the district are rich in architectural detail. (11) Relationship of roof shapes. A multiplicity of roof types exists, and frequently within the same building. The predominant forms of roofs are either the hipped or gabled variety, frequently with dormers, sometimes with intersecting gables and conical roofs over towers. The Victorian buildings have roofs of greater freedom and complexity; other buildings have roofs that are less complex. Porches also bear a variety of roof shapes. (14) Relationship of open space to structures. Most vacant land in the district is in use as parking lots. The second block off Woodward contains a large amount of space on which buildings once stood; this vacant land bears no relationship to the structures nearby. Instead, it isolates the individual structure from surrounding buildings. The vacant lot at the northeast corner of Brush and Ferry was never occupied by a building. A spacious front yard to individual buildings was created by the setback restriction. Back yards, where they do exist, are often less spacious when they are occupied by a garage. (12) Walls of continuity. The major wall of continuity is greater by the building facades, with their uniform setbacks within each block. Hedges extending along the front lot lines in the block between Brush and Beaubien contribute to a minor wall of continuity, as do the turn-of-the-century Detroit Public Lighting Department poles. (13) Relationship of significant landscape features and surface treatments. The streetscape consists of an eighty-footright-of-waywith wide tree lawns. Characteristic treatment of individual properties is a flat front lawn area in grass turf subdivided by a straight concrete walk leading to the front entrance and a concrete walk along the side of the building leading to the rear yard. Foundation plantings, of the deciduous and/or evergreen nature, are present. Hedges between properties exist on only the third block off Woodward and the east end of the second block. There is a straight line row of trees on the wide tree lawns. Straight side driveways, primarily in concrete but also in asphalt or brick, leading from the street to the rear garages or carriage houses exist but are few in number. On the first block off Woodward they exist only on the west end; they are most prevalent on (15) Scale of facades and facade elements. The scale of the buildings on the first block and one-half off Woodward is large in relationship to the more modest scale of the houses on the east side of the second block and the third block off Woodward. The elements within the large Victorian buildings reinforce their large scale by dividing the facades into large segments, such as the towers, cupolas, verandas, steep roofs, and projecting gables. Details within those elements may be small scaled. The Hecker house on Woodward is monumental in scale. The neo-Georgian facades are large in scale, with restrained detail within. Buildings influenced at the arts and crafts movement contain heavy elements, such as the vergeboards. Large sections within II I II I I I I I I I I .I Supp.No.3 406 I �DETROIT ZONING ORDINANCE I I I I I I I I I I I App. C, § 25-2-81 house are located at the rear of the properties and are generally oriented to the alley. the facades are frequently deemphasized through the division of windows with leaded glass or wooden divisions. Buildings generally are within normal limits of scale for moderate-to-large single- and two-family residences of the late nineteenth and early twentieth century. (21) Symmetric or asymmetric appearance. The Victorian style buildings generally exhibit an asymmetrical appearance; other styles are unsymmetrical but balanced compositions. Few buildings have totally symmetrical facades. (16) Directional expression of front elevations. The majority of the buildings in the district have vertically expressed front facades. Notable exceptions are the buildings of neoGeorgian style and the rowhouse (terrace) building. (22) General environmental character. The character is of a fairly intact late nineteenth to early twentieth century middle to upper class residential streetscape that has been maintained in residential, institutional, and commercial uses over the years. A co,hesiveness is achieved through uniform setbacks, spacing on lots, and wide tree lawns. The district shows evidence of decline, attributable to the various demands of widely differing uses in the area. (Ord. No. 450-H, § 1(28A-1-32), 7-1-81) (17) Rhythm of building setbacks. Within each block, all buildings built before 1930 have consistent setbacks. (18) Relationship of lot coverage. Lot coverage ranges from approximately fifteen (15) per cent to fifty (50) per cent, most being in the thirty (30) per cent to forty (40) per cent range of lot coverage. Lot coverage is greater in the third block off Woodward, where lots are smaller. Sec. 25-2-81. Indian Village Historic District. The defined elements of design for this district shall be as follows: (19) Degree of complexity within the facade . The degree of complexity has been determined by what is appropriate for a given style. The Victorian buildings exhibit complex massing, a multiplicity of forms, colors, materials, and textures within the facades. The other styles represented in the district are less complex. (1) Height . Virtually all of the houses in the district have two (2) full stories plus attic or finished third floor within the roof; these are generally called "two-and-a-half'' story houses. Additions to existing buildings shall be related to the existing structure; new buildings shall meet the following standards: (20) Orientation, vistas, overviews. Most buildings are oriented towards Ferry Avenue, the east-west thoroughfare. The buildings on the corner lots at Woodward and Ferry face Woodward. Forty East Ferry faced Woodward before the parking garage was constructed in its front yard; now it is entered through its east side. Fifty-four fifty John R. and 5461 Brush face the north-south streets, as does the apartment building at 5521 Beaubien. An unintended view of the rears of buildings to the north on Palmer is obtained as a result of the demolition of buildings on the second block of East Ferry east of Woodward. Wide tree lawns and the uniform building setbacks create a sweeping vista (i) The eight (8) adjoining houses on the same face, excluding any houses built since 1930, churches, schools and commercial structures, shall be used to determine an average height. If eight (8) houses are not available on the same block face, then one or more houses as close as possible to being directly across the street from the proposed structure may be used. On Jefferson Avenue, the five (5) existing houses shall be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of ten (10) (seven (7) on Jefferson Avenue) used to determine the along East Ferry. Garages and carriage Supp.No.a 407 �App. C, § 25-2-81 DETROIT, MICHIGAN voids are usually arranged in a symmetrical and evenly-spaced manner within the facade. In examples of other styles, especially those of neo-Tudor and Victorian substyles, voids are arranged with more freedom, but usually in a balanced composition. average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, cupolas, or other minor elements may be higher. (ii) The level of the eaves of a proposed new structure having as much or more significance for compatibility as the room height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined from existing structures, and in no case shall the eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (5) Rhythm of spacing of buildings on streets. The spacing of the buildings is generally determined by the setback from the side lot lines; these tend to be consistent, even though lot width may vary. Because of the existence of several subdivisions and their related subdivision and deed restrictions, the placement of buildings on lots varies from area to area in the district. In the case of very wide properties, two (2) conditions exist. A very wide site may have a house placed centrally upon it, with extensive side yard space; this occurs only with extremely large houses by district standards. A more typical placement of houses of average size for the district is at the side of the wide site, placed normally in relation to one of the adjoining houses. The rest of the property is a side yard on the other side of the house, and the entrance is often oriented toward that side yard. (2) Proportion of buildings' front facades. Proportion varies in the district, depending on age, style, and location in a specific subdivision. Height being established by the standards above, proportion will be established by permitting no proposed building or addition to create a front facade wider or narrower than those existing on the same block. (6) Rhythm of entrance and/or porch projec- tions. In those examples of classical inspiration, entrances and porches, if any, tend to be centered on the front facade. Other examples display more freedom with entrance and porch placement, with some having the main entrance at the side. Porches, often permanently enclosed sun porches, are often placed at the side of the building. (3) Proportion of openings within the facade. Window openings are virtually always taller than wide; several windows are sometimes grouped into a combination wider than tall. Window openings are always subdivided, the most common window type being guillotine sash whose area are generally further sub' . divided by muntins. Facades have approximately fifteen (15) per cent to thirty-five (35) per cent of their area glazed: Sun porches with a very high proportion of glass subdivided by mullions and muntins are common. (7) Relationship of materials. The majority of the buildings are faced with brick, while many are partially or totally stucco. There are some stone buildings; clapboard is rare, and almost never the sole material. Wood shingle is occasionally used as a wall covering, usually at the second floor level, and never as the sole material. Roofing includes slate, tile, and wooden and asphalt shingles. Stone trim is common. Wood is almost universally used for window frames and other functional trim, and is used in many examples for all trim. Because of the existence of several subdivi- (4) Rhythm of solids to voids in front facades. In buildings derived from classical precedents, Supp.No.a 408 I I I I I I -I I I I I I I �DETROIT ZONING ORDINANCE and sometime in stone. Areas commonly, but not always, treated are porches, shutters, window frames, cornices, and dormer windows. Details on Mediterranean style or vernacular buildings are often done in stone, brick, tile, and sometimes in stucco. They include arched windows, door openings, and porches. Buildings of medieval inspiration tend to have details in the form of carved wood or carved stone ornament on window frames, door frames, and eaves. Queen Anne or late Victorian style buildings tend to have details in wood, stone, or molded brick commonly embellishing cornices, window frames and door frames. In general, the various styles are rich in architectural details. sions and their related deed restrictions, the exterior textures and materials may vary from block to block in the district. I I I I I I I I I I I I App. C, § 25-2-81 (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood or stone trim. The use of stucco or concrete, with or without half-timbering, as a contrast to brick surfaces is not unusual. Tile, slate, or wood shingle roofs have particular textural values where they exist. Asphalt shingles, generally, have little textural interest, even in those types which purport to imitate some other variety. (9) Relationship of colors. Natural brick colors (red, yellow, brown, buff) predominate in wall surfaces. Natural stone colors also exist. Where stucco or concrete exists, it is usually left in its natural state, or painted in a shade of cream. Roofs are in natural colors (tile and slate colors, wood colors) and asphalt shingles are predominantly within this same dark color range. Paint colors often relate to style. The classically inspired buildmgs, particularly neo-Georgian, generally have woodwork painted white, cream or in the range of those colors, including "putty." Doors and shutters are frequently dark green or black. Colors known to have been in use on buildings of this type in the eighteenth or early nineteenth centuries on similar buildings may be considered for suitability. Buildings of Medieval inspiration (notably neo-Tudor) generally have painted woodwork and window frames of dark brown or cream color. Halftimbering is almost always stained dark brown. Queen Anne or late Victorian examples may have several paint colors on a single facade. These tend to be dark in tone and frequently of the "earth tone" family. The original colors of any house, as determined by professional analysis, are always acceptable for that house, and may provide suggestions for similar houses. (11) Relationship of roof shapes. Roofs with triangular gables and hip roofs predominate. A few examples of the gambrel-type roof exist. Complex arrangements of the gabled and/or hip types, with subsidiary roofs, are not unusual. Dormers are common. Flat roofs exist primarily on porches and sunrooms, and other minor elements; large hip roofs sometimes have relatively small flat sections in the center. (12) Walls of continuity. The major wall of continuity is created by the buildings, with their uniform setbacks within the blocks. New buildings should contribute to this wall of continuity. Where gaslights are sufficiently numerous, and where trees in rows have survived in sufficient numbers, minor walls of continuity are created. Fences across side lots contribute to the major wall of continuity where placed at the front yard setback line. (13) Relationship of significant landscape features and surface treatment. The typical treatment of individual properties is a flat front lawn area in grass turf, often subdivided by a walk leading to the front entrance, and sometimes with a walk at the side leading to the rear. Materials for such walks are concrete, brick, or stone, or combinations of those materials. Some front yards have rectangular raised earthwork terraces upon which the house stands. These unpaved terraces have sloping embankments or brick and/or stone retaining walls at the change of grade. Foundation (10) Relationship of architectural details. These generally relate to style. Neo-Georgian buildings display classic details, mostly in wood, Supp.No.3 409 �App. C, § 25-2-81 DETROIT, MICHIGAN landscaped lots are significant landscape features. (15) Scale of facades and facade elements. There is a variety in scale from block to block and style to style; most houses have a large and substantial appearance. The size and complexity of facade elements and details either accentuate or subdue the scale of the facades. Facade elements have been determined by what is appropriate for the style. Large wings at the front are atypical, while small wings at the side, usually in the form of sunrooms and sunporches, are common. Window sash are usually subdivided by muntins, which affects the apparent scale of the windows within the facades. plantings, often of a deciduous character, characteristic of the period 1895-1930, are present virtually without exception. Hedges between properties, and ornamental front yard fences or hedges are not uncommon. The American elm is virtually extinct in the district, though once the dominant tree. Replacement trees should be characteristic of the area and period, though only a diseaseresistant American elm would be a practical choice. Plantings of new trees should be directed toward the restoration of the former straight-line rows of large trees on the front yards and "tree lawns." Straight side driveways leading from the street to rear garages exist, but alley-facing garages are common, particularly in the southern portion of the district. Where alley-facing garages are common, the lack of driveways lends a unity to the succession of front lawns. Driveway materials include concrete, brick and gravel. Side lots are not uncommon in the district, and a number of these form a part of the original site plan for the residence. Such side lots are usually landscaped, often fenced at or near the setback line, and very occasionally contain paved areas such as a tennis court. The street right-of-way of eighty (80) feet combined with a pavement width of between twenty-four (24) and twenty-nine (29) feet creates wide "tree lawns" or berm areas, which adds to the generous ambience of the urban landscape of the district. Street pavements are now asphalt; cut stone curbs still exist in portions of the district. Alleys are frequently paved with brick, particularly where alleyfacing garages are common. Fencing ranges widely in type; fencing in public view was generally designed to compliment the style, design material, and date of the residence. (16) Directional expression of front elevations. In general, the expression of direction is neutral. (17) Rhythm of building setbacks. Because of the existence of various subdivisions and their related subdivision and deed restrictions, setbacks vary from area to area within the district, though they are consistent within each block or area. The varying designs of the houses, occasionally with slight setbacks in the facades, cause the houses to relate to the front setback line in different ways; this creates a slight variation in the setback line. Nevertheless, within each block or area a wall of continuity is created. (18) Relationship of lot coverage. Lot coverage ranges from fifty (50) per cent to twelve (12) per cent or less in the case of homes with large yards. Most homes are in the twenty (20) per cent to thirty (30) per cent range of lot coverage. (19) Degree of complexity within the facade. The degree of complexity has been determined by what is typical and appropriate for a given style. The classically inspired buildings usu. ally have simple, rectangular facades with varying amounts of ornamentation. Other styles, such as "Queen Anne" and those of Medieval inspiration, frequently have facades complicat.ed by gables, bays, slight setbacks, porches, and occasionally, turrets. (14) Relationship of open space to structures. Open space in the district occurs in the form of vacant land, a city park, school yards for the Waldorf and Nichols Schools, and side lots. Where an original or early arrangement of a house and grounds included and still includes landscaped lots which form part of the landscaping plan for the residence, such Supp.No.a 410 I II I I I I I I I I I I I J �DETROIT ZONING ORDINANCE f I I I I I I I I I I I I App. C, § 25-2-82 midsection containing the engaged order and windows, and the ornate entablature capping the facade. (20) Orientation, vistas, overviews. While most of the buildings are oriented toward the street, it is not unusual for an entrance to face the side, especially in the case of a landscaped side lot or corner house. The street facade in these cases is well coordinated with the rest of the street facades. Garages are frequently oriented either toward an alley or a side street; almost all garages are detached and at the rear of the lot. In those few cases where pre1930 houses have attached garages, they are at the rear and are entered from the side or rear. The doors of such attached garages are generally not visible from the street. (3) Proportion of openings within the facade. Windows and door openings amount to between twenty-five (25) per cent and thirtythree (33) per cent of the total area of the front facade. Most openings are two (2) times taller than they are wide, with the exception of the storefront openings, which are square. Storefront openings at the southeast are barricaded with temporary signage. (4) Rhythm of solids to voids in front facade. A symmetrical grid pattern is clearly discernible on the Woodward facade. Voids are divided by stone pilasters in the central section of the facade. The five (5) paired-door entrances in the center of the ground floor are also separated by pilasters; the center opening is currently covered. Voids are further pronounced by the recessed moldings surrounding each grouping of voids on the ground floor. Openings on the ground floor of the Parsons Street facade consist of a grouping of three (3) double-door entrances flanked by stone piers and surrounds, a stage door and a window on the west side, and a grouping of four (4) similar entrances on the east side. (21) Symmetric or asymmetric appearance. NeoGeorgian and other classically inspired buildings are generally symmetrical. Other styles, including the neo-Tudor, are generally asymmetrical, but balanced compositions. (22) General environmental character. The Indian Village District, with its long, straight streets, its hierarchy of walls of continuity (lamps, trees, buildings) and its large, dignified homes, has an urban, substantial, low density residential character. (Ord. No. 424-H, § 1(28A-1-14(c)), 1-21-81) Editor's note-Ord. No. 424-H, adopted Jan. 21, 1981, amended Code 1964, § 28A-1-14(c), and has been codified as§ 25-2-81 at the editor's discretion. See the editor's note for § 25-2-3. (5) Rhythm of spacing of buildings on street. Sec. 25-2-82. Orchestra Hall Historic District. Inapplicable due to single building landmark. (6) Rhythm of entrance and/or porch projec- The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design for this landmark shall be as follows: tions. Inapplicable due to single building landmark. (1) Height. The main portion of the building is sixty-eight (68) feet in height and is one to four (4) stories high. The concert hall is one undivided space with a balcony. The stage house is eighty (80) feet in height. (7) Relationship of materials. The reinforced concrete structure is faced with brick and stone. The ground floor stone pilasters frame the hollow metal-clad doors with wooden door frames and glass lights. All ornamentation and architectural detail is terra cotta; below the windows are iron balconies. (2) Proportion of building's front facade. The Woodward (east) facade is approximately one and one-half (1 ½) times wider than it is tall. It is divided into three (3) distinct horizontal sections: The ground level, consisting of entrances and storefront openings, the large (8) Relationship of textures. The smoothness of the precast stone on the ground floor is carried up to the central portion of the front facade in the architectural elements, architraves, and entablature. The flat brick of the central section provides a slightly rougher Supp.No.a 411 �App. C, § 25-2-82 DETROIT, MICHIGAN (12) Walls of continuity. Inapplicable due to single building landmark. surface appearance. The Parsons facade exhibits a variety of textured brick patterns. Between the stone foundation and the stone stringcourse every eighth row of brick is recessed. Directly below the stringcourse is a band of Flemish bond brickwork with projecting headers. The brick above the stringcourse is panelled. (13) Relationship of significant landscape features and surface treatment. The east and south facades of the building are directly on the sidewalk. The north of the building faces a vacant lot, where an adjacent building stood. Its rear is on an alley. There are no significant landscape features. (9) Relationship of color. The light gray color of the cast stone stands out against the buff brick. The balconies beneath the windows, door panels, mullions and door and window frames are red-brown in color. Mortar joints between the cast stone blocks are light gray, thus closely matching the color of the stone; mortar between the brick also closely resemhies the color of the buff brick. I (14) Relationship of open space to structure. The building is on a corner lot. It has no front, side or rear yard. (15) Scale of facades and facade elements. The front facade is monumental in scale; facade elements are large and refined architectural detail is confined to these elements. (10) Relationship of architectural details. The (16) Directional expression of front elevation. The front elevation is balanced. The horizontal elements, the entablature and stringcourse between the ground floor and the second floor, are counterbalanced by the verticality of the pilasters and proportions of the entrances and voids. ground floor is utilitarian in appearance, with simple pilasters between the entrances. The upper portion of the facade is separated from the ground story by a band with a fret pattern and paterae. Panels above the windows bear carved swags and garlands. The entablature above the stiffleaf capitals of the six (6) pilasters bears a frieze with wreaths and a dentilled cornice. Capping the entire front facade is an entablature with a frieze containing swags and a cornice with a key pattern. In its center is a shield medallion with garlands; above this is a parapet with a volute to either side. On the Woodward facade, visible patches above the north and south entrances indicate the presence of rods supporting a marquee over the entrances. Chain rods from which the marquee hung project from the pilasters between the windows of the midsection of this facade. On the Parsons (south) facade, scar evidence depicts the precise former location of a canopy over the firestairs; and remnant hanging hardware and ghosting indicates the locations of a marquee over the Parsons' entrances. (17) Rhythm of building setbacks. Inapplicable due to single building landmark. (18) Relationship of lot coverages. Inapplicable due to single building landmark. (19) Degree of complexity within the facade. The facade is composed of three (3) distinct surface elements, as described in "proportion of building's front facade." The classical decorative elements are relegated to architectural elements, such as panels, capitals, and the entablatures. (20) Orientation, vistas, overviews. The building's primary orientation is towards Woodward Avenue, the major thoroughfare in the city. Its secondary orientation is towards Parsons; the Parsons facade is the more functional, with fire stairs. The north facade was intended to abut an adjacent building. The west wall facing the alley is purely functional. (11) Relationship of roof shapes. The roof, not visible from the street, has a slight slope. The stagehouse projects twelve (12) feet above the roofline. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. I I I I I I -I I I Supp.No.a 412 f �DETROIT ZONING ORDINANCE ings exist; at the third level, three (3) small glazed quatre-foils are centered in the ogival arches of a blind arcade; above that, another large pointed-arch window lights the top level of the square tower. In the octagonal drum of the tower above, very tall openings are filled with louvers and end in pointed arches. About halfway up the height of the spire, a series of ogival openings without glazing or other filling occur on the eight (8) sides of the spire. (22) General environmental character. On a major thoroughfare surrounded by commercial strip development of different heights, ages, and uses, Orchestra Hall stands out as a major architectural accomplishment and superlative cultural institution which contributes to the cultural climate in Detroit and the mixed use character of Woodward Avenue. (Ord. No. 432-H, § 1(28A-l-14(b)), 3-25-81) I I I I I I I I I I I App. C, § 25-2-83 Editor's note-Ord. No. 432-H, adopted March 25, 1981, amended the 1964 Code,§ 28A-l-14(b), and has been codified as § 25-2-82 at the editor's discretion. See the editor's note for § 25-2-3. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building landmark. Sec. 25-2-83. St. Joseph's R.C. Church Historic District. The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design shall be as follows: (1) Height. The church is a tall single-story space with a high attic and a tall spire. The main roof ridge is approximately ninety (90) feet from grade, and the spire is approximately one hundred ninety-five (195) feet tall. The side walls are approximately forty-seven (47) feet to the eaves, while the transept and chancel walls are approximately sixty-two (62) feet tall from grade. (6) Rhythm of entrance and/or porch projec- tions. Inapplicable due to single-building landmark. (7) Relationship of materials. The basic material is rock-faced limestone; the foundations, quoins, door and window surrounds, pinnacles, and other stone trim are sandstone. Wood is used for window and door frames, doors, and louvers. Brick occurs only in the chimney. The roof is slate; copper is used for trim on the slate roofs and for the roofs of the aisles on the west side and the northern portion of the east side, as well as for the covering of the crossing spire (fleche). Iron is used for some door hardware and light fixtures, and a large swinging hook on the southeast corner of the building; some door hardware is brass. A frame lean-to at the southwest corner is covered with asphalt sheeting in a stone pattern and roofed with asphalt shingles. (2) Proportion of building's front facade. The facade is wider than tall without the gable; taller than wide with the gable. The division of the facade into three (3) vertical sections, the central section being forward and supporting the tower and spire, establishes an emphatically vertical proportional system. (8) Relationship of textures. The rock-faced coursed ashlar of the walls contrasts with the smoother surface of the limestone arches over the windows and the almost-smooth incised surface of the sandstone quoins. Most of the sandstone trim is smooth except for carved decoration. All wooden trim is smooth surfaced. The chimney displays the usual low-relief character of bricks-and-mortar. The roof surfaces covered with slate are mildly textured; smooth-surfaced copper roofs are textured only by ribs. The asphalt walls of the lean-to are smooth, and the roof barely textured. (3) Proportion of openings within the facade. Openings in the front facade are emphatically taller than wide, with ogival arches. Openings constitute approximately twelve (12) per cent of the facade area. (4) Rhythm of solids to voids in front facade. The front facade is divided into three (3) sections by the projecting central tower section. These three (3) sections each have one large opening at ground level in the form of doorways with ogival arches above flat lintels; each entrance has a large pointed-arch window above. In the tower, further openSupp. No.3 413 �App. C, § 25-2-83 DETROIT, MICHIGAN roof ends in a gable against the rear of the tower. (9) Relationship of colors. Stone colors predominate. The rock-faced local limestone is greywhite and tends to be self-cleaning. The sandstone appears to be beige, but has weathered black over almost its entire surface, creating a black-white contrast. The colors of the roof slates, vary mildly in the grey-black-beige range, while the slate on the spire has blackened. All copper surfaces are verdigris. The front doors are medium brown oak, while the west doors are darker finished wood. Other woodwork is painted a putty-beige. The fake stone of the lean-to is gray; its roof is black. (12) Walls of continuity. Not applicable due to single-building landmark. (13) Relationship of significant landscape features and surface treatments. The area between the church and Jay Street is concrete sidewalk. Between the church and the Orleans and Antietam sidewalks is grass turf with an iron fence at the sidewalk. Against the west wall of the church are deciduous bushes; behind the church on Antietam is a row of horse chestnut trees. To the east is a garden between the church and the rectory, with a cobblestone fountain and a very large horse chestnut tree. As well as other plantings, and a recent statue of St. Joseph on a pedestal backed with plantings behind the iron fence along the Jay Street sidewalk. (10) Relationship of architectural details. Detail on the building is largely carried out in stone or copper, and is elaborate. Detail is generally used to elaborate architectural features such as the doorways, the tops of the buttresses, the top of the main facade, and the tower and spire. The detailing of the crossing spire has been greatly simplified from its original state. Detail includes elaborate door surrounds in sandstone with gables decorated with pinnacles and crockets; "flying buttress" shapes forming the gable of the front facade decorated with trefoils and crockets; pinnacles at the top of each attached buttress; sandstone quoins at each corner and on each buttress; a blind arcade at the third level of the tower; gables, blind arcading, and crocketted pinnacles at the top of the square stage of the tower; pinnacles and flying buttresses masking the transition from square to octagonal tower stages; blind arcading and pinnacles at the top of the octagonal drum of the tower; and elaborate copper decoration, including crockets, on the spire; copper crosses on the two (2) transept roofs and the chancel roof as well as atop the spire; and lettering in the slate of the transept roofs. The original patterning of the slate roof and the original iron roof cresting no longer exist. Window tracery is wood. (14) Relationship of open space to structures. The church nearly fills the available space between Jay and Antietam, and is placed close to Orleans Street. Garden space is next to the church on the east. (15) Scale of facade and facade elements. The facade is monumental in scale, and the facade elements are large, although elements may contain small scaled detail. (16) Directional expression of front elevation. The directional expression of the front elevation is emphatically vertical, due to the height of the building and spire, and the division of the facade into three (3) vertical sections. (17) Rhythm of building setbacks. Inapplicable due to single-building landmark. (18) Relationship of lot coverage. Since the church exists on a portion of a larger property which contains both open space and other buildings, it is impossible to determine lot coverage. (19) Degree of complexity within the facade. The facade, with its vertical sections, its carefully arranged and proportioned openings, and its tower and spire, all richly decorated, is very complex. (11) Relationship of roof shapes. The main roofs are steeply pitched; the transept roofs end in hips, while the chancel roof terminates in a multisurfaced hip. Lower pitched roofs over the aisles of both nave and chancel butt against the lower edge of the main roofs. The nave (20) Orientation, vistas, overviews. The church is oriented towards the north; a secondary Supp.No.a 414 I II I I I I I I I I I I I �DETROIT ZONING ORDINANCE sion of Lots 12, 13, 14, and 15 of E. Robinson's Subdivision of Out Lots 15 and 16 of the Guoin Farm, (L18 P35) to its intersection with the center line of the alley running north-south between the east boundary of Lots 1, 2, and 3 of the aforementioned subdivision and the west boundary of Lot 2 of the subdivision of Lots from 1 to 11 and 16 to 22 inclusive and the private alley in re thereof of E. Robinson's Sub of Out Lots 15 and 16 of the Guoin Farm (L13 P62); from that point of intersection north along said center line of alley to its intersection with the center line of the alley running east-west between the north boundary of Lot 1 and the south boundaries of Lots 2 through 7 of the subdivision cited above as being found at L13 P62; thence westerly along the center line of said alley to its intersection with the center line of the alley running north-south between the east boundaries of Lots 1 and 7 of the subdivision cited above as being found at L13 P62 and the west boundaries of Lots 6 through 13 of Freud and Schulte's Subdivision of Lots 1 through 5 of the Riopelle Farm between Fremont and Farnsworth Streets (L 7 Pl 7); thence proceeding southerly along the center line of said alley (extended southward) to its intersection with the north boundary of Lot 1 of Freud and Schulte's Sub aforementioned; thence eastward along said north boundary of Lot 1; thence southerly along the east boundary (extended southward) of Lot 1 of Freud and Schulte's Subdivision to its intersection with the center line of East Canfield, thence westerly along the center line of West Canfield to the point of beginning. (The property included within these boundaries consists of Lot 1 of the Sub of Lots from 1 to 11 inclusive and 16 to 22 inclusive and private alley in re thereof of E. Robinson's Sub of Out Lots 15 and 16 of Guoin Farm (L13 P62); Lot 4 of Sub of Lots 12, 13, 14, and 15 of E. Robinson's Subdivision of Out Lots 15 and 16 of Guoin Farm (L18 P35); and Lot 1 of Freud and Schulte's Subdivision of the Riopelle Farm lying between Fremont and Farnsworth Streets.) (L 7 Pl 7.) (d) The design treatment level of the Sweetest Heart of Mary Roman Catholic Parish Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2 shall be as follows: public entrance faces west from the transept. The chancel facade faces a public street (Antietam) and was meant to be viewed. The church is visible over vacant property from Gratiot and the end of the Fisher Freeway, and the spire is visible from many points for some distance due to its height. I I I I I I I I I App. C, § 25-2-84 (21) Symmetric or asymmetric appearance. The main facade is symmetrical. The chancel facade is generally symmetrical except for details, including the lean-to, at the ground floor level. The sides of the church are asymmetrical. (22) General environmental character. The church's natural setting as an urban ethnic neighborhood church of monumental character has been largely destroyed by urban renewal. Its character now is that of a highly sophisticated Victorian Gothic structure of fine quality, and that of a visible and recognizable landmark from a number of viewing points. (Ord. No. 435-H, § 1(28A-1-14(d)), 4-22-81) Editor's note-Ord. No. 435-H, adopted April 2~, 1981, amended§ 28A-1-14(d) of the 1964 Code, and has been included as § 25-2-83 hereof at the editor's discretion. See the editor's note for § 25-2-3. Sec. 25-2-84. Sweetest Heart of Mary Roman Catholic Parish Historic District. (a) An historic district to be known as the Sweetest Heart of Mary Roman Catholic Parish Historic District is hereby established in accordance with the provisions of this article. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Sweetest Heart of Mary Roman Catholic Parish Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at a point of intersection of the center line of East Canfield and Russell, proceeding northerly along the center line of Russell to its intersection with the north boundary (extended westward and eastward) of Lot 4 of the subdiviSupp. No. 3 415 �App. C, § 25-2-84 DETROIT, MICHIGAN (1) Height. Sweetest Heart of Mary Roman Catholic Church is a tall single-story space; its two (2) spires are two hundred seventeen (217) feet high. The old school, facing East Canfield, is two (2) stories tall on a high basement, with a three-story central tower (originally four (4) stories). The sisters' house, three (3) stories tall, is thirty-eight (38) feet in height. The rectory facing Russell is twentysix (26) feet high and is two and one-half (2 ½ ) stories tall. (2) Proportion of buildings ' front facade . The church facade is approximately as wide from side to side as it is to the gable, although the two (2) spires dramatically emphasize the vertical. The front facade of the old school is slightly wider than it is tall to the eaves. The facade of the sisters' house is approximately twice as wide as it is tall to the gables. The facade of the rectory is approximately as wide from gable to gable as it is tall to the peak of the gabled dormer. The church is the predominant building in the parish complex; the other buildings range from two (2) to three (3) stories and are compatible with one another in the proportions of the front elevations. (3) Proportion of openings within the facades . Openings in the main facade of the church constitute approximately ten (10) per cent. The secondary facade, along East Canfield, is heavily fenestrated with large pointedarched window openings. All window and door openings are emphatically taller than wide; the entrance openings are composed of recessed arches; windows are divided by tracery. The old school fronting on Canfield contains approximately twenty-five (25) per cent openings. The sisters' house front facade is composed of approximately fifteen (15) to twenty (20) per cent window and door openings; the front facade of the rectory facing Russell consists of twenty (20) per cent openings. The openings in all of the buildings' front facades are symmetrically arranged. The bottom section is distinguished by its light gray limestone and the top by the red painted brick. The church facade is divided vertically into the central portion and its two (2) flanking bays with towers and spires above. Voids are arranged symmetrically, with the most prominent voids-the central arched entrance, the pointed arched window with six-pointed star motif, and the three (3) lancet windows above in the gable end-located in the central section. Voids in the old schoolhouse are also placed symmetrically within the facade. To each side of the slightly projecting tower pavilion is a pair of narrow sash windows with transoms above. The central bay has an arched opening leading onto a porch; above are two (2) double-hung sash windows with transoms. In the tower are two (2) round-arched sash windows. The sisters' house is composed of symmetrically arranged six-over-six double-hung sash windows, two (2) per bay, with three (3) on the two (2) end bays of the first floor. The window openings are two (2) times taller than they are wide. The fenestration of the rectory includes paired double-hung sash with shared sills on the outer bays and a single double-hung sash window above the entrance on the central bay. The arrangement of openings is symmetrical; a palladian window motif is in the dormer. (5) Rhythm of spacing of buildings on street. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (7) Relationship of materials. The light gray limestone base of the church contrasts with the painted red brick of the central gable and bell towers. The roofs are covered in patterned slate. Tracery, crocketts, pinnacles, and trim are wood. The old school facing Canfield is a brick building with a high limestone basement and stone details. The sisters' home is brick with stone cresting, sills, steps, door hood and spandrels, and window hoods; its roof is slate and the downspouts are copper. The rectory is painted brick with (4) Rhythm of solids to voids in front facade. The main facade of the church is divided horizontally into two (2) distinct sections. Supp.No.a 416 II I I I I I I I I �I I I I II - DETROIT ZONING ORDINANCE App. C, § 25-2-84 shape is echoed not only on the spires and the roof but also on the side buttressing and above all the portals. Lancet windows fenestrate the towers, gables, and the main threeportal facade, and circles dominate the tracery of the tower windows and the pointed-arch windows of the north and south elevations. The six-pointed star motif of the stair:ed glass window above the central portal on the west facade is discernible from the exterior. Architectural detail of the old school is limited to architectural elements, and consists of the stone quoins at the two (2) corners and foliated pillaster capitals, brick banding, and corbelling. The original detailing of the north elevation of the old school is no longer present; at the time of designation this wall was exposed by the demolition of the c. 1902 addition and indicates evidence of plaster walls, paneling, paint, stairs, doors and trim. Detailing on the sisters' house is restrained and confined to the surrounds and spandrels of the central entranceway and the window hoods. The conductor boxes on the copper downspouts contain reliefs. The rectory has the neo-Georgian style window keystones, porch details, stone sills, denticulation, and a palladian window dormer. stone keystones and sills and wooden window frames, porch and dormer. (8) Relationship of textures. The regular pattern of coursed ashlar, in which wide smoothfaced courses alternate with narrow rock-faced courses, comprising the foundations of the church facade contrasts with the smoother painted surface of the brick with plain-cut mortar joints, the slate roofs and the wood elements above. The same can be said of the old school, with its rough stone base and brick facade. The sisters' house has a more rustic appearance due to the color and texture of the brick, thus providing a contrast with other buildings seen from the courtyard. The pressed brick and wood of the rectory provide a smooth texture. (9) Relationship of color. The base of the church and the old school are of light gray stone, which contrasts with the brick, now painted red, of the church and the red brick of the school. Architectural elements and details are in stone and/or of light gray painted wood, and contrast with the gray patterned roofs. Copper flashing on the church and old school provides a bright contrast. The ribs of the church spires are painted a cream color. The ionic portico still remaining of the brick school addition is of light gray masonry. The sisters' house is the only building that departs from the red brick precedent set by the other buildings in its use of orange/brown brick and a light-to-medium gray slate roof with green copper downspouts. The rectory consists of red painted brick and light gray wood trim. (10) Relationship of architectural details. Victorian gothic ecclesiastical architectural details accentuate the church structure. The stone base is topped by a quatrefoil frieze over the main portal and twin buttressed towers surmounted by octagonal spires. Alternating patterns of pinnacles and decorated gables define the bases of the main spires. The gable ornamentation, consisting primarily of serrated lancets, is repeated on the four.( 4) larger gables which make the ends of the nave and transepts; the pointed gable (11) Relationship of roof shapes. The church has a pitched roof with gabled ends; the transept arms from a cross gable. Angled side entrances have gabled ends and gables project between buttresses. The towers are crowned with octagonal spires. The spire over the crossing has been dismantled except for the base. Hipped roofs predominate on the other parish buildings; the old school is covered with a hipped roof, as is its central tower. The sisters' house has a truncated hipped roof over the central block with eyebrow dormers while the end bays have transverse gables. The rectory is covered with a hipped roof with traverse gable roof and a gabled dormer. (12) Walls of continuity. Originally, the arrangement of the five (5) building elevations comprising the parish complex formed in interior courtyard. At the time of designation the east end of the courtyard was open. Supp.No. 3 417 �App. C, § 25-2-84 DETROIT, MICHIGAN (13) Relationship of significant landscape features and surface treatments. The wrought iron fence with concrete pillars sets apart the church complex from the streets. Low bushes are sparsely planted in front of the church and the school. The grass turf lawn of the courtyard is divided by concrete sidewalks and is planted primarily with evergreens. Evergreens are also planted on the landscaped lawn in front of the rectory. Of the schoolhouse addition, only the ionic portico, which was the dominant feature of the west facade of this classically inspired building, remains. (17) (18) (19) (14) Relationship of open space to structure. Open space to the sidewalk exists in front of the church and the rectory, on Russell, and to the south of the church and old school, on East Canfield. To the east of the school is an open field, created by urban renewal clearance, as was the area to the north of the complex and rectory. An internal courtyard space open to Russell Street and now open to the east is created by the siting of the four (4) freestanding buildings, which have grass turf and/or concrete walks between them. (20) (15) Scale of facade and facade elements. The scale of Sweetest Heart of Mary Church is monumental. Its tripartite compound pointedarched portal, spires, and tall elongated windows contribute to this overall effect, as do the more moderately sized details within the composition. The modest scale of the facade of the old school facing East Canfield is articulated with large forceful elements, such as the central projecting tower, the projecting front facade with curved sides, and the entrance porch. Ornamentation is on a small scale. The scale of the facade of the sisters' house is substantial, with restrained and small elements within. The rectory is on the scale of a residence of moderate size. Elements within are small and refined in detail. phatically horizontal, with two (2) vertical elements, the transverse gables, at either end. The rectory presents a directionally balanced composition. Rhythm of building setbacks. The setbacks of buildings from the street do not relate to each other. See site plan at end of ordinance [not reproduced herein]. Relationship of lot coverages. The buildings occupy the perimeter of the site; a central courtyard was created by this arrangement of buildings. Degree of complexity within the facade. The facade of the church is symmetrical yet complex in its use of an extensive gothic vocabulary. The facade of the old school is complex, due to its massing and projections, although ornamentation is minimal. The sisters' house is symmetrical and straightforward in its arrangement of windows, dormers and end gables, as is the rectory. Orientation, vistas, overviews. The complex of buildings is oriented toward the west, or Russell. The church and the rectory front on Russell; the courtyard is entered into between these _buildings. The secondary orientation is towards East Canfield (the south), to which the old school faces. The sisters' house is entered through the courtyard. The church, and its spires in particular, provide a landmark from all directions at a distance. II I I I I I I I (21) Symmetrical or asymmetrical appearance. All buildings in the parish complex are intended to appear symmetrical, although the facade of the rectory is slightly asymmetrical. (22) General environmental character. The Sweetest Heart of Mary Roman Catholic Parish is a very visible special use element in a primarily residential redevelopment area. As one of the major focal points in the Forest Park Community, it is a visible reminder of the historic ethnic community ties. It remains one of Detroit's most striking examples of late gothic revival church architecture in an ethnic urban neighborhood. (16) Directional expression of front elevation. The directional expression of the church is emphatically vertical, and emphasized by the twin spires. Likewise, the vertical aspect of the old school is emphasized by its central projecting tower. The sisters' home is em- (f) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider Supp. No. 3 418 I I I �I I I I II II I DETROIT ZONING ORDINANCE (v) Any other factor, including aesthetic, which the commission deems to be pertinent. interior features in certain portions of Sweetest Heart of Mary Roman Catholic Church, located within the Sweetest Heart of Mary Roman Catholic Parish Historic District, and permits shall be required for such interior work in those portions of Sweetest Heart of Mary Roman Catholic Church as provided for in section 25-2-18 through 25-2-27, as if such interior work were exterior work. (3) As a guide in considering proposals affecting the interior of Sweetest Heart of Mary Roman Catholic Church, the commission shall make use of a set of thirty-seven (37) 35mm color slides, taken by the staff of the historic designation advisory board on July 10, 1981, and representing the state of the interior as of that date. Copies of this set of slides, together with a list describing each slide and a diagram showing the designated interior areas, are on file in the offices of the city clerk, in the historic district commission, the historic designation advisory board, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 473-H, § 1(28A-1-31), 9-23-81) (1) The interior spaces of Sweetest Heart of Mary Roman Catholic Church which are hereby made subject to the commission's consideration are those spaces normally open to or seen by the public, including the narthex, nave, choir loft, chancel and side altars. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basement and attic areas, closets, service areas, and the entire interior of the rectory, schoolhouse, and sisters' house, are not hereby made subject to commission consideration. Editor's note-Ord. No. 473-H, § 1, adopted Sept. 23, 1981, added§ 28A-1-31 to the 1964 Code; the editor has included this material as § 25-2-84 hereof. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furniture within the designated areas of Sweetest Heart of Mary Roman Catholic Church, the commission shall use the following criteria: (i) App. C, § 25-2-85 Sec. 25-2-85. Detroit Cornice and Slate Building Historic District. The design treatment level for this landmark shall be rehabilitation as provided for in section 25-2-2, and the defined elements of design for this landmark shall be as follows: Subsections (d)(l) through (22), as applicable; (1) Height. The building is three (3) stories tall and is forty-four (44) feet in height. (ii) The architectural or historical significance of the existing or proposed structure, feature, permanent furniture, or furnishings traditionally associated with the building, and its relationship to the architectural and historical value of the Sweetest Heart of Mary Roman Catholic Parish Historic District; (2) Proportion of building's front facade. The building is as tall to its cornice line as it is wide. The symmetrical facade is composed of three (3) bays; the central bay is slightly narrower than the flanking bays. The central bay culminates in a raised shallow pediment. (iii) The purpose of the designated spaces within Sweetest Heart of Mary Roman Catholic Church and the needs of its owners, provided, however, that such considerations shall not bind the commission to permit any alteration solely on the basis of use; (3) (iv) The provisions of section 25-2-22 of the chapter; Supp.No.4 419 Proportion of openings within the facade. The double-hung sash windows on the upper two (2) stories of the front facade of the building are approximately twice as tall as they are wide, and they are slightly shorter on the third story and slightly narrower in the central bay. All are in pairs. The storefront openings on the ground floor are al- �App. C, § 25-2-85 DETROIT, MICHIGAN most square; the central bay is composed of two (2) nine-foot long windows with metal panels below. Voids represent approximately forty (40) per cent of the surface area of the front facade. The south facade is composed of regularly spaced segmentally arched window openings with single pane fixed glass that are two (2) times as tall as they are wide, an original service door opening on the second story, and two (2) large segmentally arched doors on the first story, now bricked up. On the east end of the south elevation is a second and a third story doublehung sash window. The rear elevation is fenestrated on the upper two (2) stories; the north elevation is not fenestrated, and there is a single contemporary hollow metal door in the center of the elevation at grade. (4) feet. Denticulation and other architectural detail create a light textural appearance. The major textural relationship of the three (3) secondary elevations is that of low relief mortar joints in brick. (9) (10) Relationship of architectural details. The front facade consists of a combination of classical and Victorian details. Beneath the first story cornice line is denticulation and a bead-and-reel molding; within the upper architraves of the second story windows is an egg-and-dart molding; and within the third story upper architrave is a diamondpointed rustification pattern. Fascia embellishment in the entablature consist of an interlocking ((S" pattern, then a highly stylized palmette frieze above, and then a stylized anthemion frieze. Pilaster capitals are of a stylized Corinthian order. Quoins exist where the galvanized steel turns the corner to the north side on the first story. The galvanized steel panels, friezes, and tympanums bear delicate adamesque festoons, swags, palmettos and garlands. Window surrounds with exaggerated classical detailing and the heavy knob finial at each upper corner of the building are Victorian in detail and spirit. The name of the original occupant, the Detroit Cornice and Slate Co., is pressed into the steel in the central raised panel below the shallow pediment. On the peak of the shallow scrolled pediment is a metal replacement of the original three-foothigh, one-hundred-fifty-pound zinc eagle with a six-foot wing span. On the south elevation is the original hoist beam above the second story service door. Cavity wall vent grills exist between the second and third stories of both the north and south elevation. Rhythm of solids to voids in front facade. A symmetrical grid pattern is clearly discernible on the front facade. Voids are slightly smaller in size with successive stories and narrower in the central bay. A grid pattern is also discernible on the south elevation. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single building landmark. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building landmark. (7) Relationship of materials. The solids of the front facade and the east nine and threefourth (9¾) feet of the south elevation are of pressed galvanized steel, while the two (2) sides and rear are brick. Window frames, door frames, doors and divisions in transom windows are wood; storefront panels are metal. All glass was originally clear, and the storefront windows remain glazed with clear glass. The watertable is stone; sills on the south elevation are sandstone. (8) Relationship of textures. The galvanized steel was pressed and hammered to replicate the fixture of stone. The ground floor piers resemble rustification; small particles of silica sand added to the paint contribute to the stone-like quality. Above the first story are engaged piers with horizontally incised lines that imitate hand tooling. The upper two (2) stories have an overall smooth ef- Relationship of color. The galvanized steel is painted a light gray-beige color in imitation of stone. All wood trim and doors on the ground floor of the front elevation are medium gray. Brick on the two (2) sides and rear of the building is orange in color. Window trim on the south elevation is brown. (11) Relationship of roof shapes. The slightly pitched roof is not visible from the street; the two (2) roof-top air conditioning units Supp. No. 4 420 I I I I I I I I I I �I I I DETROIT ZONING ORDINANCE App. C, § 25-2-86 (19) Degree of complexity within the facade. The facade is composed of three (3) bays with the major motif atop the central bay. Ornamentation appears quite extensively on the facade and is profuse. It is relegated to architectural elements such as tympanums, panels, column capitals and bases, and the pediment. are visible and there is one short chimney each on the north and south elevations. (12) Walls of continuity. Inapplicable due to single building landmark. (13) Relationship of significant landscape features and surface treatments. The Detroit Cornice and Slate Building fronts on the public sidewalk. On the south side of the building is a brick alley. The entire block on which the building stands is now vacant land, either in parking use or as a small landscaped lawn to the north of the building. Formerly, another building abutted the Cornice and Slate Building on the north, and another building stood to the south of the alley. Buildings on Lafayette obscured the west wall of the building from the street. An ''O.P."-type street light is on the sidewalk near the alley. (20) Orientation, vistas, overviews. The building's primary orientation is towards St. Antoine; the next obvious facade is the south elevation. (21) Symmetric or asymmetric appearance. The appearance is symmetrical. (22) General environmental character. The Detroit Cornice and Slate Building, now housing a restaurant and offices above, contributes to the commercial activity and appearance of the area between Greektown and Renaissance Center, and serves as a reminder of the former commercial-industrial character of that part of downtown. The building provides a strong urban contrast with the Blue Cross-Blue Shield Building to the east across the street, and contributes significantly to the atmosphere of the general Greektown area. (Ord. No. 491-H, § 1, (14) Relationship of open space to structure. The structure is surrounded by open space to its north, west, and south, although the entire block was formerly occupied by structures. The public right-of-way to the east and the paved brick alley to the west formerly constituted the only publicly visible open space adjacent to the structure. 28A-1-14(e), 3-3-82) Editor's note-Ord. No. 491-H, adopted March 3, 1982, amended § 28A-1-14(e) of the 1964 Code, and has been included as § 25-2-85 hereof at the editor's discretion. See the editor's note for § 25-2-3 . (15) Scale of facade and facade elements. The scale of the Detroit Cornice and Slate Building is that of a relatively small-sized commercial structure, with moderately sized architectural elements and small-scale architectural details within. The facade and facade elements appear today as they appeared at the time of construction. Sec. 25-2-86. St. John's-St. Luke Evangelical Church Historic District. (a) An historic district. to be "known as the St. John's-St. Luke Evangelical Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front elevation. Al- though the front elevation is as tall as it is wide, verticality is emphasized by the slender piers rising through the three (3) stories, the small columns flanking the wjndows, and the raised pediment and eagle on top. (b} Thjs histo:d c district designation is hereby certified as being consistent with the Detroit Master Plan (c) The houndaries of the St. John's-St. Luke Evangelical ChLrrch Historic District are as shown on the map on file in the office of the city clerk, and shall be: on the southwest, the center line of Russell; on the northwest and west. the center line of Service; on the north, the northerly bound- (17) Rhythm of building setbacks. Inapplicable due to single building landmark. (18) Relationship of lot coverages. Inapplicable due to single building landmark. Supp.No.4 421 �App. C, § 25-2-86 DETROIT, MICHIGAN vation of the school is comprised of not more than twenty-five (25) per cent openings; the original two-over-two double hung wood sash windows are present. Approximately thirty (30) per cent of the front facade of the parish house is made up of openings. ary of Lot 13 (extended west) of Fraser's Subdivision of part of the Guoin Farm; on the northeast, the northeast boundary of Lot 22 (extended southeast) of Fraser's Subdivision of part of the Guoin Farm; and on the southeast, the center line of the vacated Chestnut Street. (These boundaries include Lots 13, 22, 23, 24, 25, 26, 27 of Fraser's Subdivision of part of the Guoin Fram (Ll/P30). (4) (d) The design treatment level of the St. John'sSt. Luke Evangelical Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height. The church is a single tall story; its tallest point is the southwest tower, approximately fifty-five (55) feet tall. The attached school is three (3) stories tall with additional height in the mansard roof. The parish house is two and one-half (2½) stories tall. (2) Proportion of buildings front facades. The Russell facade of the church is taller than wide, the height being emphasized by the vertically proportioned nave and towers. On the southeast elevation along the parking lot and the northwest elevation along Service, the church is longer than tall, although the horizontal is visually equalized by the verticality of the transept arms and corner towers. The southeast elevation of the attached school is taller than wide, the vertical being emphasized by the two (2) gables. The northeast elevation of the school is approximately two (2) times wider than tall, excepting the roof. The front facade of the parish house is taller than wide to its front gable. (3) Proportion of openings within the facades. No significant openings in the church, school and front facade of the parish house are wider than tall. Openings in the church are most often subdivided by tracery, louvres, or with more than one emphatically vertical element combined. The area of the openings in the Russell Street facade of the church comprise approximately fifteen (15) per cent of the surface; the northeast ele- Supp. No. 4 422 Rhythm of solids to voids in front facades. In the Russell Street facade of the church, the rhythm of voids in the solid is created by the formal arrangement of windows and entrances. A large tracery window is centered in the front facade above the projecting front entrance porch. A pointed arched transom set with stained glass in elaborate tracery rests above the entrance door. In the second stage of the tower on the south side of the facade is a pair of lancet windows situated above the double pointed arch entrance in the first stage of the tower; a blind spherical triangular opening is centered in the third state; and a louvred tracery window shields the bell chamber in the fourth stage. Pointed arch windows of the side aisles on the southeast elevation of the church are in pairs of two (2) per bay; the four (4) bays of the clerestory contain a coupled window with a Tudor arch each. In the transept arms are two (2) lancet windows below a large squat ogee arch in elaborate tracery. In the connector between the church and the school is a staircase reflected on the exterior by the irregular and ascending windows of the first and second stories. The third story contains four (4) regularly spaced lancet windows, the two (2) center ones being of shorter height. Windows on the southeast and northwest elevation of the school are formally arranged in groups of three (3) within the two (2) bays, with one triangular window in each of the two (2) frontal gables. The northeast elevation of the school has double-hung sash windows arranged regularly one above the other. The southern portion of the front facade of the parsonage is brought forward with a recessed entrance porch on the north side and a single window on the south. A triple window is centered at the second floor level. The gable above contains a small window I I I I I I I I I �I I ll Iii - DETROIT ZONING ORDINANCE of the towers. Wooden window trim is either gray or beige; tracery is a beige putty color. Orange brick is exposed by deteriorating formstone in various places. Some of the gray sandstone has blackened with age. Doors are generally painted in brown wood tones. The door in the connector between the church and school is painted g.--ay. The aged reddish-orange brick of the school contrasts with the gray stone foundations, gray window trim, gray coping, and black roof. Traces of paint exist on the brick and stone. The parish house is painted gray; the ornamental and window trim is gray, the wooden steps are gray, and the foundations are gray stone. with a Tudor arch. The recessed chamfered wing on the north has one window placed directly above the other on each face. (5) Rhythm of spacing of buildings on streets. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. App. C, § 25-2-86 (7) Relationship of materials. The northwest and southeast elevations of the church are covered in formstone, an ashlar patterned, rock-faced concrete covering; the original brick surface has become exposed in some areas. The Russell Street facade is covered wfrh perma-stone. The original slate roof is now covered with asphalt; original iron coping remains. Finials at gable peaks are metal. Sills, string courses, and corbels along the gables are sandstone. Window trim, elaborate tracery, and doors are wood. The two (2) towers have copper roofs. Foundations of the school and church are limestone; the attached school building is brick with wood trim, has the original galvanized iron cornice, and a tooled sandstone watertable. Its roof is asphalt and there is an integral gutter system. The parish house is brick with wooden trim and a slate roof. (10) Relationship of architectural details. Details of the church and school are architectonic in character and in keeping with the gothic style. Decorative corbelling trims the gables, voussoirs accentuate openings and sills, belt courses are pronounced, and finials crown the peaks of gables. Window treatment is one of the most ornamental features of the church and school; elaborate tracery exists in the church windows, wooden clerestory frames are treated decoratively, and the arrangements of lights in the southeast and north west elevations of the school is decorative. The decorative brick corbelling of the school mimics the corbelling of the church and contrasts with the more utilitarian northeast elevation of the school, which displays corner pilasters and pilasters setting off the entrance bay. The parish house is austere in ornament; a molded brick frame extends around the second story triple window, a string course extends around the building, and a gable window bears a Tudor arch. The recessed wing has a chamfered corner with brackets at the roofline. (8) Relationship of textures. The church contrasts rock-faced formstone and perma-stone and in some places exposed scored brick with the smoother surfaces of sandstone trim, dressed sandstone watertables, wooden window trim and tracery, and a smooth asphalt roof. Copper roofing on the towers also provides textural contrast. Contrast to the brick surface of the school is provided by the rockfaced ashlar foundations, dressed sandstone watertable course and sills, wooden window frames, and raised brick corbelling. Textural interest is added to the painted brick surface of the parish house by the raised stone belt courses and raised brick window enframement as well as the wooden trim. (11) Relationship of roof shapes. The church has a steeply pitched gable roof with transept arms towards the altar end and roofed side aisles resulting in a clerestory above. A connecting addition with a hip roof joins the church and school. The roof of the school is a mansard. Roofs on the parish house (9) Relationship of colors. The gray-beige of the formstone and perma-stone surface of the church contrasts with the black roof and is highlighted by the green copper roofs Supp.No.4 423 �App. C, § 25-2-86 DETROIT, MICHIGAN northwest elevations of the school are horizontal with neutralizing vertical elements, while the northeast end is neutral. The parish house is neutral in directional expression; verticality is emphasized by the frontal gable but the chamfered wing balances the composition. result in complex relationships; a pitched roof with a frontal gable is intersected by a hipped roof with a transverse gable. (12) Walls of continuity. Inapplicable due to single complex district. (13) Relationship of significant landscape features and surface treatments. The church sits directly on the wide sidewalks facing Russell. Foundation plantings and grass are present on the southeast side of the church and school between the building and the large asphalt parking lot. The parking lot abuts the building on its northeast end with no plated buffer. A concrete block wall with courses of yellow brick alternating every two (2) blocks runs along the periphery of the parking lot on the northeast and southeast sides. On the northwest side of the church facing Service is a narrow grassy area between the sidewalk and the building. The sidewalk between the parking lot and church has a brownstone curb, as does the curb on Service Street. The parish house on Service has a small grassy lawn with minor plantings between it and the church. (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverage. Inapplicable due to single complex district. (19) Degree of complexity within the facades. The placement and articulation of elements within the facades of the church, school and parish house are not complex, although the arrangement of masses and roofs of the parish house are complex. (20) Orientation, vistas, overviews. The church is oriented towards Russell Street; the school is entered through its southeast side. The parish house is oriented towards Service. Due to the build-up of the frontage on Gratiot, the church can only be seen adequately from the northerly approach on Gratiot. The high wall partly blocks the view from Antietam, although glimpses of the corner tower can be had. (14) Relationship of open space t:o structures. Buildings either sit directly on wide sidewalks or the large parking lot or are separated by small planted strips of grass. The Service Street side of the district appears more closedin due to the density and height of buildings along Gratiot, while the parking lot side with the green buffer result in a more spacious appearance on the southeast side facing Antietam. (21) Symmetric or asymmetric appearance. The Russell Street church facade is symmetrical in design with the exception of the two (2) corner towers. The northeast end of the school is asymmetrical although balanced, and the parish house is asymmetrical although balanced. (22) General environmental character. The church, school and parish house form a cohesive unit markedly different in character from the commercial, industrial and residential uses around them. Although the church complex is located off one of Detroit's major arteries it is partially hidden behind the built-up Gratiot Avenue frontage. The setting is very urban in character. (e) In accordance with section 25-2-5, the historic district commission is hereby authorized to consider interior features in certain portions of (15) Scale of facades and facade elements. The scale of the church appears monumental due to the vertical emphasis and the visually dominant tower, although it is not an exceptionally large building. Elements within the facade are in keeping with the scafo and style of the church. The parish houSE! is small in scale and simple in detail; th school does not dominate on its own. (16) Directional expression of front elevatiom The directional expression of the church i emphatically vertical. The southwest anc.. Supp.No.4 424 II I •I I I I I I I �I I I DETROIT ZONING ORDINANCE the St. John's-St. Luke Evangelical Church located in the St. John's-St. Luke Evangelical Church Historic District, and permits shall be required for such interior work in those portions of the St. John's-St. Luke Evangelical Church as provided for in sections 25-2-18 through 25-2-27, as if such work were exterior work. (iv) The provisions of section 25-2-22 of this chapter; (v) Any other factor, including aesthetic, which the commission deems to be pertinent. (3) (1) The interior spaces of the St. John's-St. Luke Evangelical Church which are hereby made subject to the commissioner's consideration are those spaces normally open to or seen by the public, including the nave, narthex, transepts, chancel, galleries and side aisles. Areas not open to and not ordinarily seen by the public, including sacristies, vesting rooms, basements, upper floors or attic areas, organ chambers, closets, service areas, and the entire interiors of the parish house and school, are not hereby made subject to commission consideration. Areas made subject to commission consideration are shown on the floor plan on file in the office of the city clerk, in the office of the historic designation advisory board, and in the office of the historic district commission. (ii) (iii) As a guide in considering proposals affecting the designated interior spaces of the St. John's-St. Luke Evangelical Church, the commission shall make use of a set of slides, taken by the staff of the historic designation advisory board prior to the effective date of this section and representing the state of those interior spaces as of the date of designation, copies of this set of slides, together with a list describing each slide and a diagram showing the relationship of the slides to the designated interior spaces, are on file in the offices of the city clerk, the historic designation advisory board, the historic district commission, and the Burton Historical Collection of the Detroit Public Library. (Ord. No. 507-H, § 1 (28A-1-34), 6-9-82) Editor's note-Ord. No. 507-H , § 1, adopted June 9, 1982, added § 28A-1 -34 to the 1964 Code; the editor has included this material as § 25-2-86 hereof. (2) In considering proposals for the alteration, demolition, partial demolition, removal, or addition to any or all of the architectural features and permanent furnishings within the designated areas of the interior of the St. John's-St. Luke Evangelical Church, the commission shall use the following criteria: (i) App. C, § 25-2-87 Sec. 25-2-87. Trowbridge House Historic District. (a) A historic district to be known as the Trowbridge House Historic District is hereby established in accordance with the provisions of this article. Subsections (dXl) through (22) as applicable; The architectural or historical significance of the existing or proposed structure, feature, permanent furnishing, or fixture, and its relationship to the architectural and historical value of the St. John's-St. Luke Evangelical Church Historic District; The purpose of the designated spaces within the St. John's-St. Luke Evangelical Church and the needs of its owners; provided, however, that such considerations shall not bind the commission to permit any work solely on the basis of such considerations; (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Trowbridge House Historic District are as shown on the map on file in the office of the city clerk and shall be: The westerly part of Lot 4 south of Jefferson Avenue of the subdivisions of the Mullett Farm described as beginning at a point on the south side of Jefferson Avenue, which point is 118.84 feet on a course of south sixty (60) degrees west from a point where the east line of said Mullett Farm intersects the south line of Jefferson Avenue and running thence south twenty-nine (29) degrees thirty-five (35) min- Supp.No.4 425 �App. C, § 25-2-87 DETROIT, MICHIGAN tains a centrally placed pair of attic windows. A bay window on the second story over the entranc~ (eastern) bay contains one window on each of its three (3) faces. Both sidelights and the transom of the entrance contain four (4) panes of glass. utes east 90.03 feet to a point thence south twentysix (26) degrees five (5) minutes east on a line parallel with said easterly line of said farm 110.24 feet to the northerly line of Woodbridge Street, thence south sixty (60) degrees west along said line of said Woodbridge Street 53.50 feet to a point, thence north twenty-six (26) degrees five (5) minutes west parallel to the easterly line of said farm 200.48 feet to the south line of Jefferson Avenue, thence north sixty (60) degrees east along said line of said avenue 4 7 .96 feet to the place of beginning; also including that part of Jefferson A venue 120 feet wide being the south half of Jefferson Avenue adjacent to the above described property. (L20353/P7 02; L60312/P324) (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height. The Trowbridge House is two and one-half (2½) stories tall, or thirty (30) feet six (6) inches to the apex of the gable. (2) Proportion of building's front facade. The facade is slightly taller than wide, including the pedimented gable; it measures twenty-seven (27) feet in width. (4) Rhythm of spacing of buildings on streets. Inapplicable due to single building district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single building district. (7) Relationship of materials. The facade is entirely sheathed in wood; nineteenth century flush boarding has been replaced recently. Stairs leading to the front door and the shutters are also wood. Foundations are coursed Trenton limestone, and contrast with the smooth surface of the facade, when visible. The roof is asphalt. Brick chimneys protrude from the western side. The cornice and brackets surmounting the bay window on the second story are pressed metal, resembling wood, as is pressed metal sheeting in the gables, resembling shingles. On the east side of the building, where two (2) bays of the house were removed in the late nineteenth century, the exterior wall is brick. (d) The design treatment level of the Trowbridge House Historic District shall be rehabilitation, as provided for in section 25-2-2. (3) (5) (8) Relationship of textures. The wood sheathing creates a smooth texture; the coursed ashlar foundation is rough by contrast. The asphalt roof does not create textural interest. Proportion of openings within the facade. Openings constitute twenty (20) per cent of the front facade, including the window openings in the pedimented gable. All door and window openings on the front facade are considerably taller than wide, excepting the transom lights over the door, which are placed horizontally. The windows in the gable are grouped in a combination wider than tall. First and second floor windows in the two (2) western bays have six-oversix sash; the bay window and the windows in the pedimented gable have one-over-one sash. (9) Relationship of color. The front facade of the Trowbridge House is painted white, as is the trim. Dark green shutters provide contrast. The floor of the wood porch and steps to it are painted gray. Asphalt shingles on the roof are presently brown. The original colors of the house, as determined by professional analysis, are always acceptable. The foundations are also painted gray. (10) Relationship of architectural details. Most of the detail is in wood; some, presumably added in the mid-to-late 1880's, is pressed metal. Pedimented window heads on the first story and cornice window heads on the second story, thin cornerboards, raking cornices, and the three-paneled shutters are in the Federal vocabulary, as is the entrance, Rhythm of solids to voids in front facade. The facade is composed of three (3) bays; the easternmost being the entrance bay. The fenestration of the other two (2) bays is formally arranged, with one window directly above the other. The pedimented gable con- Supp.No.4 426 I I I I I I I I I I I �I I DETROIT ZONING ORDINANCE I I I II II (18) Relationship of lot coverages. Inapplicable due to single building district. which is surrounded by sidelights and transom. Much later detail is "colonial revival" and blends well with the original material. The porch and bay window are supported by square Doric columns. The gable surmounting the bay window on the second story is pressed metal; its cornice and brackets are also pressed metal. (19) Degree of complexity within the facade. The facade of the Trowbridge House is complex in that it is a Federal-style building with Victorian modifications. However, it is relatively straight-forward in composit· on; it is comprised of three (3) bays, the eastern bay consisting of the entrance and a three-sided bay window above. The western two (2) bays are identical to each other. (11) Relationship of roof shapes. The main roof is a pitched roof with gables facing the sides; a transverse gable results in a front pediment. The roofs on the additions to the rear appear flat. (20) (12) Walls of continuity. Inapplicable due to single building district. Orientation, vistas, overviews. The building's primary orientation is towards East Jefferson Avenue; it backs on Woodbridge Street. (21) Symmetric or asymmetric appearance. While the facade is not symmetrical, it results in a balanced composition. (13) Relationship of significant /,andscape features and surface treatments. Concrete steps lead from the public sidewalk up the graded lawn to the straight concrete front walk. Neglected foundation plantings are present along the berm and the house. (22) General environmental character. The Trow- bridge House, the oldest known building in the city is the westernmost of four (4) extant nineteenth century residences between Rivard and Riopelle Streets on the south side of East Jefferson Avenue, a major eastwest thoroughfare. Close to downtown on what is now a narrow lot close to the public right-of-way, the house adds to the urban character of the area. A mixture of residential apartments, commercial businesses, and institutional buildings exist in the immediate vicinity, creating a diversity and continuity of history, to which the Trowbridge House contributes considerably. (Ord. No. 486-H, § 1 (28A-1-37), 2-17-82) (14) Re/,ationship of open space to structure. Open space exists to the front, west and "tear of the building. The house faces onto a small graded front lawn; there is approximately twenty-two (22) feet between the Trowbridge House and the building to its west. The house is very close to the building to the east, touching it at one point. (15) App. C, § 25-2-88 Scale of facade and facade elements. As existing at time of designation, see photograph on file in the office of the city clerk. The facade is modest in size, due to the fact that two (2) bays were removed from its east side in the late nineteenth century. Facade elements are in scale with a building of its period. Editor's note-Ord. No. 486-H, § 1, adopted Feb. 17, 1982, added § 28A-1-37 to the 1964 Code; the editor has designated these provisions as § 25-2-87 hereof. Sec. 25-2-88. Trumbull Avenue Presbyterian Church Historic District. (a) An historic district to be known as the Trumbull Avenue Presbyterian Church Historic District is hereby established in accordance with the provisions of this article. (16) Directional expression of front facade. Due to the elongated windows and central pediment, the directional expression of the front facade is vertical. Before the removal of the eastern two (2) bays and substantial alterations in the late nineteenth century, the directional expression was horizontal or neutral. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the Trumbull Avenue Presbyterian Church Historic District are as shown (17) Rhythm of building setbacks. Inapplicable due to single building district. Supp.No., 427 �App. C, § 25-2-88 DETROIT, MICHIGAN the large window is a lancet window. Entrance enclosures contain an ogee arched doorway on each of the two (2) sides. The corner tower has regularly spaced window openings in the first and second stages; the belfry has an open arcade. At the junction between the activities center and the church the arrangement of openings reflects the ascending staircase inside. The large bank of windows is emphasized on the facade of the church-house on Brainard. on the map on file in the office of the city clerk, and shall be: On the northwest, the center line of Brainard; on the northeast, the center line of the alley between Lincoln Avenue and Trumbull; on the southeast, the line parallel to and 27 .50 feet south of the southerly line of Lot 31 of Block 98 of the Woodbridge Farm; and on the southwest, the center line of Trumbull. (The boundaries include the north 27.50 feet of Lot 30, Lots 31 and 32 of Hodges Brothers Sub of Out Lots 98, 99, 102 and 103, Woodbridge Farm, Ll/P308). (d) The design treatment level of the Trumbull Avenue Presbyterian Church Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (2) Proportion of buildings' front facades. The church facade facing Trumbull is wider than tall including the entrance enclosures and towers, although it is emphatically vertical in appearance. The Brainard facade of the activities center is taller than wide proportionately. Proportion of openings within the facade. All openings of the church are taller than wide. Some are subdivided by tracery, and emphatically vertical openings are sometimes combined. Most of the openings on the Brainard facade of the activities center are taller than wide, with the exception of the gable opening which is wider than tall but contains three (3) windows that are taller than wide within. The area of the openings is approximately twenty-five (25) per cent. (4) Rhythm of solids to voids in front facades. In the church facade, the rhythm of voids in the solids is created by the formal placement of the windows. A large tracery window is centered in each facade of the church, with a blind arcade in the gable above. Between the wall buttresses on each side of Rhythm of spacing of buildings on street. Inapplicable due to single complex district. (6) Rhythm of entrance and/or porch projections. Inapplicable due to single complex district. (7) Relationship of materials. The major material is brick. Limestone is the foundation material and sandstone is used for the banding, watercourse and other trim. Window trim and tracery are of wood, as are the doors. Glass is a major material of the exterior. Sheet metal covers the spires of the tower, turrets and pinnacles. The roofs of the church and activities building are covered with asphalt shingles. (1) Height. The church is a tall single story; its interior has a second-level gallery around three (3) sides. The tower at the northwest corner of the facade is in four (4) stages. The church house/activities center is three · (3) stories and a basement. (3) (5) (8) Relationship of textures. The brick of the church has flush mortar joints; it contrasts with the rock-faced coursed ashlar foundations and the smooth and/or carved character of the sandstone trim. Mortar joints of the activities building are slightly recessed between the molded textured brick. Wood provides minor textural interest as used in the tracery and window trim. The ribbing of the metal pinnacle and turret tops and replicated shingles on the tower spire provide textural interest, whereas asphalt shingles of the roof generally do not. Glass provides textural interest in both the activities building and church. (9) Relationship of cowrs. The smooth sandstone banding, sills, and watercourse, now painted gray, provide contrast to the orange-red brick of the church and brownish-orange brick of the activities center. The foundations of the church have been painted dark red; wood has been painted yellow. The roof is charcoal gray. Supp.No.4 428 I I I I I I I I I I I �I I I I II II DETROIT ZONING ORDINANCE App. C, § 25-2-88 (10) Relatwnship of architectural details. Details on the buildings are mostly architectonic in character. The stone banding, ogee arches, tower, turrets, pinnacles and arcading in combination are Venetian gothic in style. Decorative iron finials top the tower, turrets, and pinnacles. Window tracery is elaborate. (16) Directwnal expresswn of front elevatwn. The directional expression of the church and activities building are emphatically vertical. (17) Rhythm of building setbacks. Inapplicable due to single complex district. (18) Relationship of lot coverages. Both buildings occupy nearly all of their origi 1al lots. (11) Relationship of roof shapes. The church has a transverse gable roof; the steeply-pitched roofs intersect in the center. The activities center has a pitched roof with a frontal gable. The tower has a four-sided spire, as do the pinnacles, and the turrets have polygonal spires. (19) Degree of complexity within the facade. The church and activities center facades are simple in their number of elements and their arrangement. The combination of elements in the four-stage tower are moderately complex. Between the church and activities center is an enclosure which has complex arrangement of fenestration, with windows reflecting an ascending staircase on the interior and a bay window above. (12) Walls of continuity. Inapplicable due to single complex district. (13) Relatwnship of significant landscape features and surface treatments. The buildings are placed directly on the concrete sidewalk on Brainard and Trumbull and on the alley between Trumbull and Lincoln. To the southeast, comprising part of the church property, is a grassy vacant lot, which creates a garden for the church. The alley behind the activities center is paved in concrete over the original brick. (14) Relationship of open space to structure. The buildings nearly fill their building lots. The vacant lot on the southeast side of the church is the only open space associated with the church. An alley between Trumbull and Lincoln runs behind the activities building. (15) (20) Orientatwn, vistas, overviews. The church is situated on the southeast corner of Brainard and Trumbull, where the corner tower is flanked by two (2) entrances, one on Trumbull and one on Brainard. The building is an important element in the streetscape of Trumbull, Brainard, and Grand River. Because of the irregularly shaped intersection created by Trumbull and Grand River, a diagonal roadway, a large open space in which the church is a prominent feature is created. On the west side of Trumbull, across from the church, is Scripps Park, a large fenced-in grassy recreational space. Scale of facades and facade elements. The church building is moderately large, although the windows in the arms of the Greek cross are very large in scale and contribute to the sense of monumentality of the church. Its location, with a tower on the corner and two (2) nearly identical major facades visible, also contributes to its sense of monumentality. There are small-scale elements in the church facade such as the pinnacles and carved column capitals. The facade of the activities building appears large due to the large bank of windows. Supp.No.4 429 (21) Symmetric or asymmetric appearance. The church facade on Trumbull is symmetrical, with the exception of the corners. On the northwest corner is a tower; on the southwest corner is a turret. The central bay of the activities center on Brainard is symmetrical, although the entrance wing and east wing result in a asymmetrical facade. (22) General environmental character. The church and attached activities center form a unit markedly different in character from the commercial and residential uses around them. Its setting is emphatically urban. Scripps Park is across Trumbull Avenue to the north and the Woodbridge Neighborhood Historic �DETROIT, MICHIGAN App. C, § 25-2-88 with the center line of the east service drive of the John C. Lodge Freeway; thence southerly along the center line of said east service drive to its intersection with the center line of the east-west alley between Seward and Virginia Park; thence easterly along the center line of the said eastwest alley between Seward and Virginia Park to its intersection with the center line of Third Avenue; thence southerly along said center line of Third Avenue to its intersection with the center line of Seward; thence west along said center line of Seward to its intersection with a line drawn parallel to and 13 feet west of the western boundary of Lot 14, Block 7, of Beck's Subdivision of part of quarter sections 55 and 56, 10,000-acre tract (L4/)P59); thence southerly along said line to its intersection with the center line of the eastwest alley lying between Seward and Delaware; thence westerly along the center line of said alley to its intersection with western boundary of Lot 38 (extended northward) of Block 4 of Henry Weber's Subdivision of part of quarter sections 55 and 56, 10,000-acre tract (L2/P40); thence southerly along said western boundary of Lot 38 extended southward to its intersection with the center line of Delaware; thence easterly along the center line of Delaware to its intersection with the center line of Third Avenue; thence southerly along the center line of Third Avenue to its intersection with the center line of Lothrop; thence easterly along the center line of Lothrop to the point of the beginning. (These boundaries include: Peerless Addition No. 1 of part of quarter section 56, 'ITAT (L18/P38), Lots 1-14 and 79-92; Peerless Addition No. 2 of part of quarter section 56, TI'AT (L18/P39), Lots 15-30 and 63-78; Peerless Addition No. 3 of part of quarter section 56, TTAT (L18/P40), Lots 31-41 and 52-62; Leggett's Sub of part of Henry Weber's Sub of part of sections 55 and 56, 'ITAT (L21/P53), Lots 22-32 and part of Lot 21 and Lots 65-75 and west 30 feet of Lot 76; Stone, Todd and Company's Sub of Lots 1, 2, and 3 of center part of quarter sections 55 and 56, TIAT, and Lots 41, 42, 43 and 44 of Henry Weber's Sub of quarter sections 55 and 56 TTAT (L18/P99), Lots 5-18 and Lots 25-70; Lothrop and Duffield's Sub of part of quarter sections 55 and 56, TIAT (L17/P22), Lots 70-85, 110-125, and 28-37 and west 45 feet of 27; Beck's Sub of part of quarter sections 55 and 56, 'ITAT (L4JP59), District extends northerly on both sides of Trumbull, contributing to the historic atmosphere of the area. (Ord. No. 522-H, § 1 (28A-1-40), 10-29-82) Editor's note-Ord. No. 522-H, § 1, adopted Oct. 29, 1982, added § 28A-1-0 to the 1964 Code; the editor has numbered those provisions as § 25-2-88 hereof. Sec. 25-2-89. New Center District. Area Historic (a) An historic district to be known as the New Center Area Historic District is hereby established in accordance with the provisions of this article. (b) This historic district designation is hereby certified as being consistent with the Detroit Master Plan. (c) The boundaries of the New Center Area Historic District are as shown on the map on file in the office of the city clerk, and shall be: Beginning at the intersection of the center lines of Lothrop and Second Avenue and proceeding northerly along the center line of Second Avenue to its intersection with the center line of Bethune; thence westerly along the center line of Bethune to its intersection with the center line of Bethune Court to its intersection with the center line of Delaware; thence easterly along the center line of Delaware to its intersection with the center line of Second; thence southerly along said center line of Second Avenue to its intersection with the center line of the east-west alley between Delaware and Pallister; thence easterly along said east-west alley to its intersection with the center line of the north-south alley between Woodward and Second; thence northerly along the center line of said north-south alley to its intersection with the southern boundary of Lot 92 of Peerless Addition No. 1 of part of quarter section 56 of the 10,000-acre tract (L18/P38) extended westward; thence easterly along the southern boundary of said Lot 92, extended eastward, to its intersection with the center line of Woodward Avenue; thence northerly along the center line of Woodward Avenue to its intersection with the center line of the east-west alley between Virginia Park and Euclid, extended eastward, this being the same as the northern boundary of Lot 1 the aforementioned Peerless Addition No. 1, extended eastward; thence westerly along the center line of said east-west alley to its intersection Supp.No.-' 430 I •I I I I I I I �I I I I II DETROIT ZONING ORDINANCE Block 2, Lots 5-10 and vacated Beck Street; Block 3, Lots 4-9 and vacated Beck Street, Block 4, Lots 1-6 and vacated Otto inclusive, Block 5, Lots 1-6 and vacated Otto inclusive, Block 6, Lots 1-7 and east 16.5 feet of Lot 8; and Block 7, Lots 14-24 and east 13 [feet ofl Lot 13; Henry Weber's Sub of Lots 5-7 and 9, part of Leggett and Miller's Sub of part of sections 55 and 56, TrAT, (L2/P40), Lots 5, 6 and east 40 feet of Lot 7 and Lots 38, 39, and the west 30 feet of Lot 40; and Schmidt's Sub of part of quarter sections 55 and 56, TrAT (L19/P66), Lots 1-16). ii. (d) The design treatment level of the New Center Area Historic District shall be rehabilitation, as provided for in section 25-2-2. (e) The defined elements of design, as provided for in section 25-2-2, shall be as follows: (1) Height All houses that were originally singleor two-family have two (2) full stories plus an attic or finished third floor within the roof; these are generally called ''two-and-a half-story" houses. The few terraces in the district are two (2) or two and one-half (2½) stories tall. Apartment buildings range in height from three (3) to ten (10) stories; the majority are four (4) stories tall. Additions to existing buildings shall be related to the existing structure; new building in New Center Commons (Delaware, Pallister and Bethune) and on Virginia Park shall meet the following standards: i. The six (6) adjoining structures on the same face, excluding churches and commercial structures, shall be used to determine an average height. If six (6) structures are not available on the same block face, then one or more structures as close as possible to being directly across the street from the proposed structure may be used. The height of the two (2) adjoining houses shall be added into the total twice, with a divisor of eight (8) used to determine the average. Any new building must have a height of the main roof of at least eighty (80) per cent of the resulting average; in no case shall a new building be taller than the tallest roof height included in Supp.No.4 431 App. C, § 25-2-89 the computation. In determining the height of existing structures and proposed structures, the highest point of the main roof shall be used, even where towers, or other minor elements may be higher. The level of the eaves of a proposed new structure having as much or more significance for compatibility as the roof height, an average eave or cornice height shall be determined by the same process as that described above. The proposed new structure shall have a height at the eaves, or cornice, of not less than ninety (90) per cent of the average determined from existing structures, and in no case shall eaves or cornice of the proposed structure be lower than the lowest eave or cornice height used in the computation, nor higher than the highest. (2) Proportion of buildings front facades. Proportion varies in the district, depending on use, style, and size of buildings. While singlefamily dwellings may appear taller than wide or wider than tall, the overall appearance is neutral. Terraces or rowhouse buildings are wider than tall; apartment buildings appear taller than wide although some are wider than tall due to projecting and receding wall surfaces that emphasize the vertical. (3) Proportion of openings within the facades. Areas of voids generally constitute between fifteen (15) per cent and thirty-five (35) per cent of the front facade, excluding the roof. Most window openings are taller than wide, but are frequently grouped into combinations wider than tall. Where there are transom windows above doors they are wider than tall; a few round windows exist on upper stories or attics. A great variety of sizes, shapes, and groupings of openings exist in the district. (4) Rhythm of solids to voids in front facades. Queen Anne and arts-and-crafts style buildings display freedom in the arrangement of openings within the facades, but usually �I App. C, § 25-2-89 DETROIT, MICHIGAN apartment buildings to have limestone or concrete high basements or first stories and stone ornamental detail and trim. result in a balanced composition. In buildings derived from classical precedents, voids are usually arranged in a symmetrical and evenly spaced manner within the facade. (5) (8) Relationship of textures. The most common relationship of textures in the district is that of the low-relief pattern of mortar joints in brick contrasted to the smooth surface of wood trim and masonry sills. The brick is sometimes textured. Also common is the contrast in textures created by the juxtaposition of different materials used for the first and second stories; frequently a brick first story is contrasted with a stucco or wood sheathed second story. Half-timbering adds textural interest to the stucco where it exists on neo-Tudor houses. In apartment buildings, stone, either rough cut or smooth and/or cut to appear like rustification at the basement and/or first story level contrasts with the main material, brick. Slate and tile roofs contribute to the textural interest, whereas asphalt shingles generally do not. Rhythm of spacing of buildings on streets. The spacing of buildings has generally been determined by the setback from the side lot lines. The spacing of buildings tends to be consistent, except where vacant lots occur. On Virginia Park where lots are approximately fifty (50) feet wide, some buildings are placed closer to one side lot line, creating room for a side driveway. On smaller lots in the district, the buildings occupy most of the width of their lots, while complying with the side lot setback restrictions. (6) Rhythm of entrance and/or porch projections. Steps and porches exist on all of the single and multiple unit two-and-one-half-story dwellings in the district; the progression of porches lends to the consistency of the streetscape. Entrances and porches are either placed centrally on the facade, as is usually the case with classically inspired buildings, or are placed to one side of the front facade, and the porch sometimes wraps around to the side. Rear porches are common on single-family residences; few side porches exist due to narrow lot sizes. On Virginia Park there is an occasional porte cochere. (9) Relationship of colors. Paint colors generally relate to style. Natural brick colors (red, brown, yellow, orange, buff) predominate in wall surfaces. Natural stone colors also exist. Stucco and concrete are usually left in their natural state or are painted in a shade of cream; half-timbering is frequently stained or painted brown or brownish-red. Classically inspired buildings, particularly neo-Georgian and colonial revival, frequently have wood trim painted white, cream, or in a range of these colors. Where shutters exist they are either dark green, black, or an~ other appropriate dark color. Colors known to have been in use on buildings of this type in the eighteenth or nineteenth centuries on similar buildings may be considered for suitability. Buildings of medieval and/or arts-and-crafts inspiration generally have painted wood trim of dark brown; black and red is also present. Queen Anne and late Victorian style houses may have several colors painted on the same facade. Storm windows are sometimes a different color from the window frames and sash; window (7) Relationship of materials. The district exhibits a wide variety of building materials characteristic of single and multiple unit residential buildings dating from the last decade of the nineteenth century and first quarter of the twentieth century. The majority of buildings are faced with brick; a brick veneer first story and a stucco, clapboard, or wood shingle second story is not unusual. All-stone, all-stucco, and all-wood buildings exist but are few in number. Later replacement siding is uncommon in the district; when it does exist, much of side changes the original visual relationship of the siding to the building. Stone sills and wood trim are common. Roofing includes slate, tile, and asphalt shingles. It is common for Supp.No.4 432 I I I I I I I I I I I I �I I DETROIT ZONING ORDINANCE I slightly graded front lawn area in grass turf subdivided by a concrete or brick walk leading to the front entrance; a side walk sometimes leads to the rear. On sufficiently graded lots, steps lead up the earthwork terraces to the front steps. Some straight side driveways, primarily in concrete but a few in brick, leading from the street to the rear garages exist on Virginia Park, Bethune, and Lothrop. Where front lawns are uninterrupted by driveways, a unity to the succession of front lawns is achieved. Foundation plantings of an evergreen and deciduous character are present on individual lawns. Hedges between properties along the side lot lines are common; properties on corner lots frequently have hedges along the northsouth street. Trees are evenly spaced on the tree lawn; on Pallister where the tree lawn has been widened, trees are planted close to the public side walk and upright lighting standards are evenly spaced near the brick paving of the street. Public sidewalks throughout the district are concrete; brownstone and some bluestone curbs remain on Delaware between Woodward and Second, Virginia Park and Seward. Virginia Park is paved in brick; traffic off Woodward enters and exits through a horseshoe with wrought iron gates and brick piers with stone cresting and foundations. A grassy turf, hedges, and young trees are planted inside the court created by the horseshoe. Newer gates at the entrances of other blocks are of the same materials. Side and rear yard wooden fences, either painted brown or left in a natural state, exist throughout New Center Commons. Side yard fences generally do not extend beyond the face line of the front porch, except where they fence in side lots or corner properties. Fencing in public view through the district, the fluted designed to compliment the style, design, material, and date of the residence. Pallister between Second and Third Streets is a pedestrian street; it is paved in brick with concrete around its perimeter. Street furniture and upright iron light standards are placed at regular intervals. Ornamental poles (O.P.-type, Detroit Public Light- sash are most often the same color as the window frames, with a few exceptions. Colors used on trim of apartment buildings are frequently brown, gray, black or green. The original color scheme of any building, as determined by professional analysis, is always acceptable for the building, and may provide suggestions for similar buildings. Roofs are in natural colors; slate is predominantly gray, gray green and black; tile is green or red. Asphalt shingles display a variety of colors, most derived from colors of natural materials (tile, slate and wood colors). (10) App. C, § 25-2-89 Relationship of architectural details. Architectural details generally relate to style. Porches, window frames, cornices, dormers and gables are frequently treated. NeoGeorgian and colonial revival buildings display classic details in wood; buildings influenced by the arts-and-crafts movement have wood details such as half-timbering, heavy vergeboards, and other wood elements. The vernacular "four-square" buildings usually show restraint in detail. In g~neral, the houses on Virginia Park are more ornate than those in the rest of the district. Some of the apartment buildings display carved stone ornament set in panels, string courses, spandrels and cornices. (11) Relationship of roof shapes. A multiplicity of roof types exist, and frequently within the same building. Predominant forms are hip and gabled, frequently punctured with dormers. A few buildings have engaged towers or bays with conical roofs. Other buildings have less complex roofs, appropriate to their architectural style. (12) Walls of continuity. The major wall of continuity is created by the building facades when their setbacks are uniform within each block face. Where lighting poles and trees exist in sufficient numbers they contribute to a minor wall of continuity along the tree lawns. (13) Relationship of significant l,andscape features and surface treatments. The typical treatment of individual properties is a flat or Supp. No. 4 433 �App. C, § 25-2-89 DETROIT, MICHIGAN of the facades. Houses on Virginia Park are large in scale compared with the rest of the district. The elements within the facades of Queen Anne and some colonial revival buildings emphasize their size by dividing the facades into large segments, such as towers, projecting gables, and bays. N eo-Georgian facades have restrained, small-scale detail within. Buildings influenced by the artsand-crafts movement contain heavy elements, such as vergeboards and large brackets. Apartment buildings usually contain smallscaled elements within moderate to large scale facades. Buildings generally are within normal limits of scale for moderate singleand multiple-family residences of the late nineteenth and early twentieth century. ing) are located on Delaware between Woodward and Second, Virginia Park and Seward. On Second Boulevard and Third Avenue, where they run throughout the district, are fluted steel lighting standards with craneneck pendants (Union Manufacturing Company No. 4700). Alleys are paved in either asphalt or.concrete, the exception being the alley north of Delaware east of Second, which is brick. Parking areas off the alleys next to the alley-facing garages in New Center Commons are also either asphalt or concrete. Alleys are entered and exited on Bethune Court; they do not have outlets on Third Avenue. Bethune Court, Bethune Street, and the alleys have tall, modern light standards. Ornamental light posts on Pallister Commons are Union Metal Manufacturing No. SP87 4-Yl. (16) Directional expression of front elevations. Although some houses appear wider than tall and some appear taller than wide, the overall directional expression is neutral. Apartment buildings are expressed vertically, terraces (rowhouses) are horizontal. The Church of Christ, Scientist, is expressed horizontally. (14) Relationship of open space to structures. Vacant land in the New Center Historic District is located immediately west of Bethune Court, where it provides a small buffer from the street at the corners of Bethune Court and Pallister. Open space on Pallister is provided by the brick-paved pedestrian mall and widened tree lawns. There is also ample vacant land adjacent to the Virginia Park gates at the corners of Woodward and Virginia Park. Where buildings have been demolished, vacant land exists, usually in the form of parking lots. This condition prevails primarily in the block of Virginia Park between the Lodge Service Drive and Third Avenue, and on Lothrop. Backyards as well as front yards exist on all single- and doublefamily residential properties; backyards to houses on Bethune, Pallister and Delaware tend to be relatively small due to the placement of one and one-half (1 ½) or two and one-half (2½) car garages and adjoining paved parking area off the alley. (17) Rhythm of building setbacks. Setbacks vary from area to area within the district, though they are usually consistent within each block or streetface in compliance with deed restrictions. The varying designs of the houses, occasionally with slight setbacks in the facades, cause the houses to relate to the front setback line. (18) Relationship of lot coverage. Lot coverage of single-family dwelling ranges from approximately twenty (20) per cent to fortyfive (45) per cent, most being in the twentyfive (25) per cent to thirty-five (35) per cent range of lot coverage. Lot coverage of multiunit apartment buildings range from fifty (50) per cent to ninety (90) per cent of their lots, most being in the upper end of this range. (15) Scale of facades and facade elements. There is a variety in scale from street to street and style to style; most houses have a small to moderate appearance and apartment buildings have a moderate appearance. The size and complexity of facade elements and details either accentuate or subdue the scale (19) Degree of complexity within the facade. The degree of complexity has been determined by what is appropriate for a given style. The late Victorian buildings exhibit complex massing and multiplicity of forms, col- Supp.No., 434 I I I I I i I I I �I I DETROIT ZONING ORDINANCE inspired, are generally asymmetrical but result in balanced compositions. Front facades of apartment buildings are symmetrical in appearance. ors and textures. Other styles in the district are less complex. The classically inspired buildings usually have simple, rectangular facades with varying amounts of ornamentation. I II II II II II App. C, § 25-2-89 (22) General environmental character. The character of the New Center Historic District is that of late nineteenth century and early twentieth century residences on straight east-west streets. A cohesiveness is attained by entrance gates, uniform setbacks, spacing on lots, buried utilities, and, on Pallister, spacious tree lawns, street furniture, and brick paving. Overall, the district has an urban, low to moderate density, revitalized residential character with small-scale commercial usage on its southern periphery and on Second from Virginia Park to Delaware. (Ord. No. 530-H, § 1 (28A-1-41), 11-17-82) (20) Orientatwn, vistas, overviews. Single-family houses and apartment buildings are generally oriented towards the east-west streets. The majority of terrace buildings are oriented toward Third Avenue. The majority of the garages are oriented towards the alleys; where driveways exist, garages are frequently oriented towards both the street and the alley. All garages are detached and at the rear of the lot. A dramatic view of the General Motors Building and Fisher Building can be seen just south of the district. (21) Symmetric or asymmetric appearance. NeoGeorgian and other classically inspired buildings are generally symmetrical. Other styles including Queen Anne and arts-and-crafts Editor's note-Ord. No. 530-H, § 1, adopted Nov. 17, 1982, added § 28A-1-41 to the 1964 Code; the editor has included these provisions as § 25-2-89 hereof. [The next page is 497] Supp.No.4 435 �I I I COMPARATIVE TABLE HISTORIC LANDMARK AND DISTRICT PROVISIONS This is a numerical listing of the ordinances of the city and sections of the old Code as contained in Appendix C. I 19"Code Section 28A -1-1 I I I 28A-1 -2 28A - l -~ 28A-l -4 28A-1 -5 28A-1-6 -II Ordinance Number 268-H 295-H 299-H :l04-H 311-H 328-H 336-H 342-H 352-H 365-H 369-H 378-H 417-H 424-H 432-H 435-H 442-H 450-H 473-H 486-H 491-H 507-H 522-H 530-H II II II (II II Propoaed New Code Seetlon• 1964 Code Section Propoaed New Code Seetlon• 25-2-1 , 25-2-41 25-2-43 25-2-2 25-2-4 25-2-3425-2-40 25-2-5025-2-57 25-2-1825-2-27 28A-1-7 28A-1 -8 28A-1-9 28A-1-10 28A -1-ll 28A-1-12 28A-1-13 28.A-1 -14 28A-1-15 28A -1-1628A-l -18 25-2-5 25-2-6 25-2-10 25-2-7 25-2-9 25-2-58 25-2-11 25-2-3 25-2-8 25-2-6525-2-67 Adoption Date Section 1 1(28A- l -19) 1(28A-l-20) 1(28A-l-21) 1(28A-1-22) 1 1 (28A-1-23) 1(28A-1-24) 1(28A-1-25) 1(28A-l-26) 1(28A-1-27) 1(28A-l-28) 1(28A-1-29) 1(28A-l-14(c}) 1(28A-1-14(b)) 1(28A-1-14(d)) 1(28A-1-30) 1(28A-1-32) 1(28A-1-31 ) 1(28A-1-37) 1(28A-1-14(e)) 1(28A-1-34) 1(28A-1-40) 1(28A-1-41) 7-19-78 12- 6-78 1-10-79 1-31 -79 2-21 -79 5-30-79 7-18-79 9-19-79 11- 7-79 12-12-79 1-23-80 2-27-80 11-26-80 1-21-81 3-25-81 4-22-81 5-13-81 7- 1-81 9-23-81 2-17-82 3. 3-82 6- 9-82 10-29-82 11-17-82 Section this Code 25-2-4(8) 25-2-68 25-2-69 25-2-70 25-2-71 25-2-69(e) 25-2-72 25-2-73 25-2-74 25-2-75 25-2-76 25-2-77 25-2-78 25-2-81 25-2-82 25-2-83 25-2-79 25-2-80 2.5-2-84 25-2-87 25-2-85 25-2-86 25-2-88 25-2-89 [The next page is 507] •Editor's note-The new Code hat not been adopted at thi• time. Supp. No. 4 497 �I I I COMPARATIVE TABLE MICHIGAN PUBLIC ACTS This is a chronological listing of the Public Acts of Michigan as contained in Appendix A of this volume. I I Year Act. No. 1921 207 1941 306 1945 1947 267 272 1952 1967 1968 1973 1976 1978 97 225 202 204 145 396 28 186 638 1979 180 1977 Disposition 125.581125.591 125.584 125.585 125.588 125.583a 125.585 125.590 125.585 125.591 125.585 125.585 125.584 125.583b 125.583b 125.585a 125.581125.583& 125.584, 125.585 125.587 125.592 125.585 [The next page ia 517) 507 �I I I I I I ' " COMPARATIVE TABLE ZONING ORDINANCES This is a numerical listing of the ordinances of the city used herein. The amendatory ordinances are identified with the sections which are flush with the left margin. In some cases the amendment may apply only to one of the subsections contained within a given section; however, the amendment will be identified with the preceding section which is flush with the left margin. Year Ordinance No. Adoption Date Section 1968 394-G 11-26-68 1 395-G 11-26-68 1 404-G 2-11-69 1 407-G 2-18-69 1 413-G 3- 4-69 1 416-G 3-26-69 1 419-G 4- 1-69 1 420-G 4- 1-69 1 422-G 4- 8-69 1 423-G 4-15-69 1 426-G 4-22-69 1 427-G 4-29-69 1 439-G 6-10-69 1 440-G 6-17-69 1 441-G 6-17-69 1 446-G 6-26-69 1 1969 517 Section thia Code Art. xv, Map. No. 1 Art. XV, Map No. 25 Art. XV, Map No. 69 32.0042 40.1500 44.0200 45.0800 47.0100 47.0201 48.0200 67.0200 70.0500 80.0500 100.0500 Art. XV, Map No. 55 Art. XV, Map No. 31 Art. XV, Map No. 1 Art. XV, Map No. 50 Art. XV, Map No. 6 Art. XV, Map No. 25 Art. XV, Map No. 40 Art. XV, Map No. 12 Art. XV, Map No. 4 Art. XV, Map No. 28 Art. XV, Map No. 39 45.0300 60.0100 62.0300 62.0400 93.0300 93.0700 94.0100 94.0300 94.0700 �DETROIT, MICHIGAN Year 1970 Ordinance No. Adoption Date Section 453-G 7- 8-69 1 455-G 7-29-69 1 456-G 8- 5-69 1 457-G 8-12-69 1 458-G 8-26-69 1 460-G 9- 9-69 1 462-G 9- 9-69 1 464-G 9-23-69 1 465-G 9-23-69 1 468-G 10•14-69 1 470-G 10-21-69 1 472-G 11- 5-69 1 473-G 11- 5-69 1 475-G 11-25-69 1 476-G 11-25-69 1 477-G 11-25-69 1 478-G 12- 9-69 1 479-G 12-16-69 1 481-G 12-16-69 1 483-G 12-30-69 1 485-G 1-30-70 1 486-G 1-31-70 1 518 Section this Code 95.0300 96.0300 100.0500 101.0700 102.0300 103.0300 105.0300 110.0100 113.0100 113.0200 116.0300 116.0500 119.0300 Art. XV, Map No. 1 Art. XV, Map No. 49 Art. XV, Map No. 52 Art. XV, Map No. 56 Art. XV, Map No. 49 Art. XV, Map No. 17 Art. XV, Map No. 3 Art. XV, Map No. 54 Art. XV, Map No. 29 Art. XV, Map No. 50 Art. XV, Map No. 57 Art. XV, Map No. 78 Art. XV, Map No. 3 Art. XV, Map No. 36 Art. XV, Map No. 18 Art. XV, Map No. 19 Art. XV, Map No. 71 Art. XV, Map No. 5 Art. XV, Map No. 4 Art. XV, Map No. 42 Art. XV, Map No. 45 Art. XV, Map No. 46 I I I i i - �I I I I I I - COMPARATIVE TABLE-ZONING ORDINANCES Year Ordinance No. Adoption Date Section 490-G 2- 3-70 1 492-G 2-10-70 1 502-G 5- 5-70 1 503-G 5- 5-70 1 504-G 5- 5-70 1 505-G 5- 5-70 1 509-G 5-19-70 1 515-G 6-16-70 1 516-G 6-23-70 1 517-G 6-23-70 1 520-G 7-21-71 1 522-G 8-18-70 1 525-G 8-25-70 1 528-G 534-G 9- 8-70 10- 6-70 1 1 537-G 10-13-70 1 543-G 10-20-70 1 544-G 545-G 10-27-70 10-27-70 1 1 550-G 11- 4-70 1 557-G 12-22-70 1 558-G 12-22-70 1 560-G -...· 1- 5-71 1 563-G 1- 9-71 1 564-G 1-19-71 1 566-G 1-26-71 1 519 Section thi• Code Art. XV, Map No. 80.0400 80.0500 Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. 32.0058 45.0800 80.0500 96.0100 Art. XV, Map No. Art. XV, Map No. 64.0700 65.0100 Art. XV, Map No. Art. XV, Map No. 62.0400 93.0100 94.0100 95.0100 96.0100 113.0100 Art. XV, Map No. Art. xv, Map No. Map No. 69.0000 82.0500 96.000 96.0100 Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Art. XV, Map No. Map No. 71 59 61 64 66 71 13 12 56 75 37 15 15A 47 39 42 71 46 30 57 59 �DETROIT, MICHIGAN ()rdblance No. Year 1972 Seedo• Adoption Date t)daC.. Seetioa 567-G 2- 2-71 1 570-G 2-16-71 1 574-G 3- 2-'11 1 576-G 3-30-71 1 578-G 3-30-71 1 581-G 4- 6-71 1 584-G 4-20-71 1 585-G 4-27-71 1 590-G 5-18-71 1 595-G 6- 8-71 1 596-G 6- 8-71 1 597-G 6- 8-71 1 598-G 6-22-71 1 603-G 8- 3-71 1 604-G 8- 3-71 1 606-G 8-10-71 1 607-G 8-10-71 1 608-G 611-G 8-17-71 8-24-71 1 1 612-G 8-24-71 1 613-G 9- 7-71 1 614-G 9- 7-71 1 620-G 9-21-71 1 621-G 9-21-71 1 625-G 628-G 10-21-71 10-19-71 1 1 635-G 12- 7-71 1 645-G 1-11-72 1 520 Art. X ,. Map No. 74 Art. XV, Map No. 12 Art. xv, Map No. 46 Art. xv, Map No. 8 Art. xv, Map No. 46 Art. XV, Map No. 54 Art. XV, Map No. 42 Art. xv, MapNo.6 Art. xv. Map No. 63 Art. XV, Map No. 44 Art. XV, Map No. 73 Art. xv, Map No. 60 Art. xv, Map No. 45 Art. xv, Map No. 29 Art. xv, Map No. 32 Map No. 33 Art. XV, Map No. 5 Art. XV, Map No. 67 42.0300 Art. xv, Map No. 44 Art. xv, Map No. 43 Map No. 45 Art. XV, Map No. 56 Art. XV, Map No. 68 Art. XV, Map No. 23 Art. XV, Map No. 2 64.0700 Art. xv, Map No. 57 Map No. 59Map No. 68 Art. XV, Map No. 74 Art. XV, Map No. 53 II II I I I I I I I I I • �I I I I I I I I -II "-II COMPARATIVE TABLE-ZONING ORDINANCES Year O.rdinance No. Adoption Date Section 649-G 1-18-72 1 650-G 1-25-72 1 651-G 1-25-72 1 652-G 1-25-72 1 653-G 2- 1-72 1 655-G 2- 1-72 1 656-G 2- 8-72 1 1 657-G 660-G 2-22-72 1 661-G 2-22-72 1 670-G 3-14-72 1 673-G 3-21-72 1 675-G 3-28-72 1 677-G 4- 4-72 1 679-G 4-18-72 1 685-G 5- 2-72 1 691-G 5-30-72 1 692-G 5-30-72 1 693-G 5-30-72 1 696-G 6-13-72 1 697-G 6-13-72 1 700-G 6-22-72 1 711-G 7-18-72 1 713-G 7-21-72 1 714-G 7-28-72 1 717-G 8- 8-72 1 521 Section this Code Art. XV, Map No. 50 Art. XV, Map No. 6 Art. XV, Map No. 28 Map No. 30 Art. XV, Map No. 65 Art. XV, Map No. 3 Art. XV, Map No. 43 Art. XV, Map No. 71 Art. XV, Map No. 12 Art. XV, Map No. 74 Art. xv, Map No. 10 Art. XV, Map No. 35 Art. xv, Map No. 1 Art. XV, Map No. 92 Art. XV, Map No. 69 93.0100 94.0100 95.0100 118.0200 119.0100 Art. XV, Map No. 2 Art. XV, Map No. 54 Art. XV, Map No. 39 Art. xv, Map No. 5 Map No. 7 Art. XV, Map No. 31 Art. XV, Map No. 3 Art. XV, Map No. 74 Art. XV, Map No. 4 Art. XV, Map No. 7 Art. XV, Map No. 53 Art. XV, Map No. 8 �II DETROIT, MICHIGAN Year \ 1973 Adoption Date Section Section this Code 725-G 8-29-72 1 Art. XV, 726-G 9- 5-72 1 727-G 9- 5-72 1 Art. XV, 728-G 9-12-72 1 Art. XV, 729-G 9-19-72 1 Art. XV, 731-G 9-26-72 1 Art. XV, 732-G 9-26-72 1 Art. XV, 734-G 10- 3-72 1 Art. XV, 735-G 10- 3-72 1 Art. XV, 737-G 10-10-72 1 Art. XV, 739-G 10-12-72 1 Art. XV, 742-G 10-24-72 1 Ordinance No. Map No. 39 42.0500 42.0600 93.0300 94.0100 94.0300 Map No. 64 Map No. 60 Map No. 52 Map No. 51 Map No. 2 Map No. 44 Map no. 11 Map No. 52 Map No. 31 32.007 32.0023 66.0000 66.0100 94.0300 95.0300 102.0100 Art. XV, 762-G 10-31-72 1 763-G 10-31-72 1 764-G 10-31-72 1 769-G 11- 8-72 1 770-G 11- 8-72 1 771-G 11- 8-72 1 775-G 11-21-72 1 Map No. 6 Art. XV, Map No. 7 777-G 12- 1-72 1 Art. XV, 778-G 12- 5-72 1 787-G 1- 5-73 1 Art. XV, 789-G 1-16-73 1 Map No. 46 Art. XV, Map No. 30 522 Map No. 56 Art. XV, Map No. 47 118.0300 118.0500 118.0600 119.0300 119.0500 119.0600 Art. XV, Map No. 57 Art. XV, Map No. 5 Art. XV, Map No. 78 Art. XV, Map No. 44 I I 'I I I I I I I I I l �I I I COMPARATIVE TABLE-ZONING ORDINANCES Year Ordinance No. Adoption Date Section this Code Section 804-G :1- 6-7:l 1 807-G :l- 6-73 1 I I I I -II II II II II 1974 8:l:l-G 6-26-73 8:14-G 6-26-73 1 8:17-G 7- 3-73 1 842-G 8- 7-73 1 84:l-G 8-14-73 1 84fi-G 8-21-73 1 8fi0-G 9- 4-73 1 8M-G 10- 2-73 1 858-G 10-23-73 1 862-G 11-20-73 1 86:l-G 11-20-73 1 864-G 11-20-73 1 865-G 11-27-73 1 870-G 885-G 12-11-73 12-12-74 1 1 889-G 4-10-74 1 891-G 4-23-74 1 893-G 898-G 4-23-74 5- 7-74 1 1 523 Art. XV, Map No. 4 32.0079 42.0700 47.0100 92.0300 93.0100 93.0300 94.0100 94.0300 95.0100 95.0300 96.0100 96.0300 113.0100 Art. XV, Map No. 5 140.0900 140.1100 Art. XV, Map No. 7 Map No. 9 Map No. 46 Map No. 48 Art. XV, Map No. 27 82.0100 82.0200 Art. XV, Map No. 6 Art. XV, Map No. 3 Art. XV, Map No. 50 32.007 62.0400 54.0100 92.0300 140.0100 140.0700 40.0500 43.0100 Art. XV, Map No. 15 Map No. 15A 32.007 Art. XV, Map No. 25 Art. XV, Map No. 27 66.0100 101.0300 102.0300 104.0000 113.0100 Art. XV, Map No. 45 �II -■ DETROIT, MICHIGAN Year 1975 Ordinance No. Adoption Date Section this Code Section 899-G 5- 7-74 1 900-G 5- 7-74 1 902-G 5 -21 -74 1 907-G 6-18-74 1 916-G 6-25-74 1 Art. XV, Map No. 43 Art. XV, Map No. 44 Art. xv, Map No. 6 Art. XV, Map No. 31 32.0026 32.0029 60.0000 60.0100 60.0200 62.0300 62.0400 63.0100 64.0100 65.0300 65.0400 65.0500 65.0600 65.0700 65.0800 66.0100 66.0200 67.0200 67.0300 67.0400 67.0500 Art. XV, Map No. 46 Art. XV, Map No. 38 Art. XV, Map No. 31 922-G 1- 2-74 1 1-H 7-24-74 1 :l-H 8-16-74 1 6-H 8-H 9-11-74 10- 9-74 1 1 13-H 12- 9-74 1 14-H 12-18-74 1 17-H 1-10-75 1 22-H 2-25-75 1 58-H 9-10-75 1 61-H 10- 1-75 1 67-H 10- 8-75 1 524 40.1600 Art. XV, Map No. 61 Map No. 64 Art. XV, Map No. 4 ArL XV, Map No. 39 Art. XV, Map No. 2 Art. XV, Map No. 11 Map No. 12 Art. XV, Map No. 3 Art. XV, Map No. 11 140.0000 140.0100 140.0200 140.0300 140.0400 140.0500 I .. I I I I I I I I I - �I I I COMPARATIVE TABLE-ZONING ORDINANCES Year I I I -II -II 1976 1977 Ordinance No. Adoption Date Section 70-H 10-15-75 1 74-H 12-12-75 1 79-H 86-H 12-17-75 2-25-76 1 1 108-H 109-H 4-14-76 4-16-76 1 1 112-H 1 l:l-H 4-30-76 5- 5-76 1 1 122-H 6- 9-76 1 149-H 9-22-76 1 lfil-H 9-24-76 1 152-H 9-29-76 1 156-H 10-13-76 1 159-H 10-18-76 1 164-H 11-10-76 1 167-H 11-24-76 1 169-H 12- 8-76 1 174-H 189-H 12-15-76 6- 2-77 1 1 197-H 7-27-77 1 215-H 11-23-77 1 221-H 12-14-77 1 222-H 228-H 12-28-77 12-14-77 1 1 525 Section thia Code 140.0600 140.0700 140.0800 140.0900 140.1000 140.1100 Art. XV, Map No. 64 Art. XV, Map No. 76 62.0400 Art. XV, Map No. 43 62.0400 32.0097 62.0400 62.0400 Art. XV, Map No. 65 Map No. 67 Art. XV, Map No. 73 Art. XV, Map No. 65 Art. XV, Map No. 70 Art. XV, Map No. 1 Map No. 3 120.0000 120.0100 120.0200 Art. XV, Map No. 77 Map No. 78 Art. XV, Map No. 16 Art. XV, Map No. 30 62.0100 62.0700 62.0400 Art. XV, Map No. 77 Map No. 78 Art. XV, Map No. 2 32.0045 47.0100 92.0300 93.0100 95.0100 96.0100 Art. XV, Map No. 52 130.0400 92.0300 92.0600 �DETROIT, MICHIGAN Year 1978 1979 Ordinance No. Adoption Date Section 234-H 2-22-78 1 243-H 4-12-78 1 249-H 5-22-78 1 251-H 261-H 5-24-78 6- 7-78 1 1 274-H 8- 2-78 1 279-H 10- 4-78 1 281-H 283-H 10-18-78 11- 1-78 1 1 31:l-H 2-28-79 1 322-H 4-11-79 1 326-H 5-23-79 1 3:H-H 6-27-79 1 a:13-H 7-11-79 1 :134-H 7-11-79 1 344-H 9-26-79 1 :145-H 9-27-79 1 350-H 10-10-79 1 :151-H 10-17-79 1 355-H 11-14-79 1 :158-H 12- 5-79 1 526 Section this Code 93.0100 93.0300 93.0400 93.0500 93.0700 94.0000 94.0100 94.0300 94.0600 94.0700 32.0098 105.0300 Art. XV, Map No. 48 Art. XV, Map No. 2 32.0042 Art. XV, Map No. 7 Art. XV, Map No. 65 95.0325 Rpld 95.0179C 62.0402 115.0000 (115.0100, 115.0200, 115.0900, 115.1000) Art. XV, Map No. 31 32.0007, 32.0071, 62.0402 Art. XV, Map No. 58 Art. XV, Map No. 73 Art. XV, Map No. 29 Art. XV, Map No. 30 Art. XV, Map No. 37 Art. XV, Map No. 27 32.0033 32.0068 32.0075 45.0807 47.0115 Rpld 32.0100 Art. XV, Map No. 29 Art. XV, Map No. 44 Art. XV, Map No. 7 I I I I I I I I I I ' ~ �I I COMPARATIVE TABLE-WNING ORDINANCES I Year r· 1980 I I I I I I -II 1981 II II "Ill II Number Adoption Date :\66-H 12-12-79 1 :no-H 1-30-80 1 :n1-H 1-:J0-80 1 :t72-H 1-:l0-80 :l7fl-H 1-30-80 384-H 3-12-80 1 392-H 394-H 5-21-80 6- 4-80 1 1 399-H 7-23-80 1 403-H 9-17-80 1 409-H 11- 5-80 1 419-H 12-10-80 1 422-H 1-14-81 1 430-H 3-11-81 1 431-H 3-18-81 1 433-H 4- 1-81 1 434-H 4-15-81 1 443-H 5-20-81 1 444-H 5-27-81 1 446-H 5-27-81 1 448-H 6-24-81 1 Ordinance Supp. No. 4- 62'1 Section Section tlllaCode Map No. 46 Art. XV, Map No. 7 Art. XV, Map No. 73 Art. XV, Map No. 75 Map No. 76 Art. XV, Map No. 75 Art. XV, Map No. 77 Map No. 78 92.0340 93.0120 93.0370 94.0140 94.0370 95.0140 96.0370 101.0300 102.0300 103.0300 105.0305 113.0lOOA 119.0300 42.0800 Art. xv, Map. No. 29 Art. xv, Map. No. 39 Art. xv, Map. No. 39 Art. xv, Map. No. 44 Art. xv, Map. No. 72 Art. XV, Map No. 50 Art. XV, Map No. 31 Art.XV, Map No.19 Art. XV, MapNo.66 Art.XV, Map No.14 Art. XV, Map No. 77 Art. XV, Map No. 41 Art. xv, MapNo.2 Art. XV, Map No. 77 �II I II DETROIT, MICHIGAN Adoption Date Section 449-H 7- 1-81 1 451-H 7- 8-81 1 456-H 7-15-81 1 457-H 7-15-81 1 461-H 8- 5-81 1 463-H 8- 5-81 1 474-H 10-21-81 1 484-H 487-H 2-10-82 2-19-82 1 1 Ordinance Year 1982 Number 498-H 508-H 512-H 514-H 518-H 520-H 526-H 529-H 533-H 4-28-82 6-23-82 9-15-82 9-22-82 10-13-82 10-20-82 10-20-82 11-10-82 12-15-82 1 1 1 1 1 1 1 1 1 Section this Code 32.0043A 49.0000 (49.0100-49.1000), 62.0402(0), 63.1900, 63.2000 Art.XV, MapNo.56 Art.XV, MapNo.65 Art. XV, MapNo.4 Art.XV, Map No. 73 Art. XV, Map Nos. 2,4 Art.XV, Map No. 33 Art. XV, Map No. 77 32.0013, 47.0108, 92.0302, 93.0302, 94.0302, 95.0302, 96.0302, 101.0100, 102.0100, 103.0100, 104.0100, 112.0100, 113.0100, 114.0303, 119.0300 Art. XV, Map No. 7 Art. XV, Map No. 11 Art. XV, Map No. 11 32.0023 Art. XV, Map No. 50 Art. XV, Map No. 3 Art. XV, Map No. 4 Art. XV, Map No. 42 Art. XV, Map No. 68 'I I I I I I I 1 1 I ·1 l ~ ·1 I [The next page is 54 7] Supp. No. 4, 528 �r I ZONING INDEX A ABANDONED DRIVE-IN RAN'l'S, FAST-FOOD RAN'l'S, ETC. I I I I I I I I ' -II ADULT Defined .... . ....................... . RESTAURESTAU- G.enerally .......................... . Food and food establishments. See also that title ABANDONED MOTOR VEHICLE FILLING AND SERVICE STATIONS Gell'erally .......................... . Motor vehicle filling and service stations. See also that title ABANDONMENT PD Planned development district. See also that title Abandonment of particular projects, etc........................... . ACCESS Prohibited means of access ADULT BOOKSTORES, ADULT MOTION PICTURE THEATERS, ETC. (Regulated Uses) Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Definitions ......................... . Denial of application for regulated use, effect of ............... . ........ . Generally .......................... . Procedure for establishing, granting, etc ............................. . Revocation of grant ................. . Section 42.0700 42.0500 ADULT FOSTER CARE FACILITY Defined ............................ . 110.0500 63.1500 32.0002 ACCESSORY USE Defined ............................ . 32.0004 AIRPORTS Aviation commission Defined .......................... . Definitions ......................... . Special regulations near airports or heliports Appeals .......................... . Definitions ....................... . Designation of area ............... . General provisions ................ . Height of buildings or other structures ..... .. ........... . . . New or existing hazards to air navigation Marking or lighting of ........... . Permitted projections within any flight obstruction area ......... . Uses permitted ................... . ACTS Zoning enabling act, App. A to zoning code. See: Zoning Enabling Act ADDITION Defined ............................ . 32.0007 66.0200 66.0500 32.0007 66.0300 66.0000 66.0100 66.0400 32.0007 ADVERTISING Signs .............................. 130.0100 et seq. Signs. See that title 40.1000 ACCESSORY BUILDING Certificates of occupancy for buildings accessory to dwellings ........... . Defined ............................ . Section 32.0006 ADMINISTRATION Administrative and enforcement provi sions . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63.0000 Amendments ........................ 64.0100 et seq. Amendments to zoning ordinance. See that title Board of zoning appeals .............. 62.0100 et seq. Board of zoning appeals. See that title City planning commission .......... . . 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . . . . . . . . . . . . . . . . . . . 60.0200 Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.0000 Industrial review committee .......... 67.0100 et seq. Industrial review committee. See that title Permitted with approval uses ......... 65.0100 et seq. Permitted with approval uses. See that title Regulated uses . . . . . . . . . . . . . . . . . . . . . . 66.0000 et seq. Regulated uses. See that title Violations and penalties . . . . . . . . . . . . . . 69.0000 ALCOHOLIC BEVERAGES Substance abuse service facility ...... . ALCOHOLIC BEVERAGES (Beer, intoxicating liquor, etc.) Regulated uses (establishments for sale of beer or intoxicating liquor for consumption on the premises) Conditions and guarantees ......... . Damaged regulated uses Reconstruction of .......... .. ... . Denial of application for regulated use, effect of ...... . ... . _. ...... . Generally ................... . ... . . Procedure for establishing, granti~g, etc . ....... . ................. . . Revocation of grant ............ . .. . Supp. No. 4 547 32.0014 32.0008 48.0800 48.0200 48.0300 48.0100 48.0500 · 48.0700 48.0600 48.0400 32.0097 66.0200 66.0500 66.0300 66.0000 66.0100 66.0400 �II DETROIT, MICHIGAN ALLEY Bulk regulations. See also that title Alley as part of lot . . . . ............ . Defined ............................ . ALTERATIO NS Defined ............................ . Fees for applications for ............. . AMENDMENTS TO ZONING ORDINANCE Action by council ................... . Authority .......................... . Duties of city planning commission re . Fees for application for amendments .. Initiation of amendment ............. . Modifications to ordinance Conditions on .................... . Duties of board of zoning appeals .. . Petition for amendment ............. . Processing of petitions ............ . Public hearing required ............. . Notice of hearing ................. . Section 45.0400 32.0010 32.0012 68.0000 64.0700 64.0100 60.0100 68.0000 64.0200 40.1600 62.0402 64.0300 64.0400 64.0500 64.0600 APPEALS Board of zoning appeals .............. 62.0100 et seq. Board of zoning appeals. See that title Zoning enabling act. See also that title Board of appeals, § 125.585 et seq. of App. A APPROVAL USE PERMITS Receiving applications for ........... . 60.0200 APPROVAL USES Permitted with approval uses ......... 65.0100 et seq. Permitted with approval uses. See that title ARCADES Definitions ......................... . 32.0013 ART STUDIOS Permitted home occupations ......... . 32.0046 ASSESSMENTS Development improvement area, special assessments ..................... . 140.0000 AUTO WRECKING YARDS Definition of "junk yard" to include ... 32.0054 AVIATION COMMISSION Defined ........... . ........ . ....... . 32.0014 AWNINGS Signs on awnings ............ . .. . ... . Signs. See also that title B Bl RESTRICTED BUSINESS DISTRICTS Building bulk limitations ............ . Height limitations ........... . . . .... . Lot size requirements . . . ......... . . , . Permitted with approval uses . . . .. . . . . Supp. No. 4 130.0207 91.0600 91.0700 91.0400 91.0300 Bl RESTRICTED BUSINESS DISTRICTS-Cont'd. Section Requirements for business districts generally . ........... . .. . .... . ...... 90.0100 et seq. Business districts. See that title 130.0400 Signs in certain districts ............. . Signs. See also that title 91.0800 Site regulations ..................... . 91.0100 Uses permitted as a matter of right ... . 91.0500 Yard requirements ....... . ....... . .. . B2 LOCAL BUSINESS AND RESIDEN TIAL DISTRICT 92.0600 Building bulk limitations ............ . 92.0700 Height limitations .................. . 92.0400 Lot size requirements ............... . 92.0300 Permitted with approval uses ........ . Requirements for business districts generally ........ . ................. . 90.0100 et seq. Business districts. See that title 130.0400 Signs in certain districts ............. . Signs. See also that title 92.0100 Uses permitted as a matter of right ... . 92.0500 Yard requirements .................. . B3 SHOPPING DISTRICT 93.0700 Height limitations .................. . 93.0400 Lot size requirements ............ . .. . 93.0300 Permitted with approval uses ........ . Requirements for business districts generally . ... .. ..................... 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 93.0100 Uses permitted as a matter of right ... . 93.0500 Yard requirements .................. . B4 GENERAL BUSINESS DISTRICT 94.0600 Building bulk limitations ............ . 94.0700 Height limitations .................. . 94.0400 Lot size requirements ............... . 94.0300 Permitted with approval uses ........ . Requirements for business districts generally . ........ . ........ . .. . ..... 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 94.0100 Uses permitted as a matter of right ... . 94.0500 Yard requirements .................. . B5 MAJOR BUSINESS DISTRICT 95.0600 Building bulk limitations . ........... . 95.0400 Lot size requirements ....... . ....... . 95.0300 Permitted with approval uses ........ . Requirements for business districts generally . . .. . .......... .... ...... . . 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ...... . .. .... . Signs. See also that title 95.0100 Uses permitted as a matter of right ... . 95.0500 Yard requirements .................. . II II II I I I I I I I 1 ] �I I I I I I I I I ZONING INDEX Section 86 GENERAL SERVICES DISTRICT 96.0700 Height limitations .................. . 96.0400 Lot size requirements ... . ........... . Permitted with approval uses ........ . 96.0300 Requirements for business districts generally .. .. . .. .. . ..... ... . . .... .. . 90.0100 et seq. Business districts. See that title 130.0500 Signs in certain districts ........... .. . Signs. See also that title 96.0100 Uses permitted as a matter of right ... . Yard requirements .................. . 96.0500 BOUNDARIES-Cont'd. Maps, location and boundaries set forth on zoning district maps . . .. .. .... . BUILDING PERMITS. See: Permits BUILDINGS Accessory buildings Certificates of occupancy for buildings accessory to dwellings .......... . Corner-lot requirements .......... . . Defined .. . ....... . ..... .. ........ . Height ............... .. .... . ... .. . Location ....... . ............... . . . Percentage of required yard occupied and required setbacks ...... . ... . Time of construction .............. . Addition Defined .......................... . Alteration Defined .. ...................... . . . Bl Restricted business district Building bulk limitations .......... . B2 Local business and residential district Building bulk limitations ... .. ..... . B4 General business district Building bulk limitations . . ........ . M5 Major business district Building bulk limitations .. . . . ..... . Business districts generally Building bulk limitations . . ..... . .. . Corner-lot requirements ........ ... .. . Defined .................... . . . ..... . Erected Defined ............ . .......... . . . . Flood hazard areas, development in .. Flood hazard areas. See also that title Height of buildings ................. . Defined ......... . ............. . .. . Height requirements, limitations. See also that title Location ................... . ..... . . . New use of buildings Permits for ..... . . ... ........... . . . Non-conforming buildings, structures BEER. See: Alcoholic Beverages BILLIARD HALLS. See: Pool or Billiard Halls (Regulated Uses) BLOCK Defined ..... . ...... . ............... . 32.0016 BOARD GRANTS Existing on the effective date of zoning ordinance, etc ................... . 46.0000 BOARD OF ZONING APPEALS Appeals from the board . ........... . . Appeals to board .. . . . .............. . Stay of proceedings ............... . Board, defined ..................... . Composition, membership ..... . ..... . Denial of appeal, effect of ........... . Effective date ...................... . Established ........................ . Fees for applications for appeals ..... . Industrial review committee. See also that title Committee shall serve in advisory capacity to board .............. . Limitations on power ............... . Concurring vote required .......... . Meetings ............ . .............. . Officers ......... .. ................. . Personnel .......................... . Powers and duties .................. . Administrative review ............. . Limitations on power . ............. . Concurring vote required ........ . Special exceptions and modifications Variances .... . ... . ............... . Procedures . . . . . . . . . . . . ........... .. . Records ............................ . Revocation ......................... . 62.0900 62.0300 62.0302 32.0018 62.0101 62.0500 62.0800 62.0100 68.0000 67.0400 62.0700 62.0701 62.0201 62.0102 62.0101 62.0400 62.0401 62.0700 62.0701 62.0402 62.0403 62.0203 62.0202 62.0600 71.0000 63.1500 44.0500 32.0002 44.0400 44.0200 44.0300 44.0100 32.0006 32.0012 91.0600 92.0600 94.0600 95.0600 90.0600 44.0500 32.0020 32.0038 49.0000 44.0400 32.0022 44.0200 63.0600 and uses ... . ...... ... .. . . . ... . ... 50.0000 et seq. Non-conforming buildings, structures and uses. See that title Percentage of required yard occupied and required setbacks . .. . .. . .... . Permitted uses without buildings . .... . Principal building Defined ..... . ................ . ... . Location of ........ . ............. . . Number of buildings on a zoning-lot . R3 Low density residential district Building bulk and recreational space requirements . .. . ... . .... . . .... . R4 Thoroughfare residential district Building bulk and recreational space requirements .. ... . .... ....... . . BOOKSTORES Adult bookstores, adult motion picture theaters, etc. See that title BOUNDARIES Flood hazard areas, boundaries ....... . ... . Flood hazard areas. See also that title Generally ..... .. ......... . ......... . Location of district boundaries Community and economic development department determining ... Section 49.0200 40.0400 60.0200(d) Supp.No.a 44.0300 40.0900 32.0072 43.0200 43.0100 83.0600 84.0600 549 ----- - �DETROIT, MICHIGAN BUILDINGS-Cont'd. R5 Medium density residential district Building bulk and recreational space requirements .................. . R6 High density residential district Building bulk and recreational space requirements .................. . Residential districts Building bulk, yard and recreational space requirements ............ . SDl Special development dist rict Building bulk and recreational space requirements .................. . SD2 Special development district Building bulk and recreational space requirements .................. . Story Defined .......................... . Story, half Defined .......................... . Structure, defined .............. . Unlawfully existing buildings ........ . Zoning enabling act. See also that title Regulation of buildings, § 125.582 of App. A BULK REGULATIONS Alley as part of lot ............... . Continued conformity with bulk regulations ........................... . Division of zoning-lot ............... . Height regulations, exceptions t o ..... . Location of required yards ........... . Maximum street width .............. . Park as part of street ............... . PC Public center district ............ . PCA Restr icted central business district .... . .......... . ......... . Projections into a required yard ...... . R3 Low density residential district ... . Residential districts generally ........ . Separate ownership of dwelling units .. Side yard reduction for offsets ....... . Street as part of required yard ....... . TM Transitional -industrial district ... . BULLETINS Institutional bulletin ................ . Defined .......................... . Signs. See also that title BUSINESS DISTRICTS-Cont'd. Section Section B4 General business district .......... 94.0lOO et seq. B4 General business district. See that title B5 Major business district ........... 95.0100 et seq. B5 Major business district. See that title B6 General services district .... . ..... 96.0100 et seq. B6 General services district. See that title 90.0600 Building bulk limitations ............ . General requirements ............... . 90.0000 Height requirements ................ . 90.0700 Lot size requirements ............... . 90.0400 Off-street parking and loading requirements .......................... . 90.1000 Permitted with approval uses ........ . 90.0300 Signs .............................. . 90.0900 Uses permitted as a matter of right ... . 90.0100 Yard requirements .................. . 90.0500 85.0500 86.0600 80.0600 118.0600 119.0600 32.0090 32.0092 32.0096 40.0300 BUSINESS SIGN Defined . . .......................... . Signs. See also that title 130.0103(b) CABARETS (Regulated Uses) Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Defined .... . ............ . Denial of application for regulated use, effect of . . .............. . Generally .......................... . Procedure for establishing, granting, etc ....................... . Revocation of grant ................. . Topless dancers, go-go dancers, exotic dancers, strippers, male or female impersonators, etc. Cabaret defined to include ......... . 45.0100 45.0200 45.0900 45.0700 45.1000 45.1100 112.0300 113.0300 45.0800 83.0600 80.0600 45.0300 45.0600 45.0500 114.0600 CANOPIES Signs on marquees and canopies Signs. See also that title CARRY -OUT RESTAURANT Abandoned , vacated or converted Defined ........................... . Food and food es tablishments. See also that title 130.0203 32.0052 BUSINESS DISTRICTS Bl Restricted business district ........ 91.0100 et seq. B 1 Restricted business district. See that title B2 Local business and residential district ... . . . . . ... .. .. . ............ 92.0100 et seq. B2 Local business and residential district. See that title B3 Shopping district ................. 93.0100 et seq. B3 Shopping district. See that title CERTIFICATES OF OCCUPANCY Application for certificates ........... . Building permit necessitates certificates Buildings accessory to dwellings Certificates for ................. . . . Certificates for existing uses ......... . Certificates include zoning ........... . Certificates required .............. . Existing uses, certificates for ......... . Supp.No.3 550 II I I I I C 45.0400 ( 66.0200 66.0500 32.0023 66.0300 66.0000 66.0100 66.0400 32.0023 130.0208 I I I 1 42.0700 32.0079(8 ) 1 63.1600 63.0800 63.1500 63.1100 63.1000 63.0900 63.1100 l �I I I I I I I I I ZONING INDEX CERTIFICATES OF oceUPANCYCont'd. Fees for certificates ................. . Flood hazard areas, certificate of occupancy; obtaining ........... ........ .... .. . Flood hazard areas. See also that title Permits. See also that title Records of certificates ............... . Review ............................ . Temporary certificates ....... . CHANGE OF OCCUPANCY Defined ............................ . CHARITABLE USES Temporary permits for ... CHARTS Community and economic development department preparing charts ..... . Duties of city planning commission re charts .......................... . Summary district charts ............. . See also Appendix B to the Zoning Ordinance Section 63.1800 49.0303 63.1400 63.0300 63.1200 32.0024 CONDITIONAL USES Conditional uses existing on effective date of this ordinance, etc . ... . ... . 46.0000 CONFLICTS Conflicting regulations ..... ......... . 40.0200 60.01 OO(a) 40.1400 CHURCH MEETINGS Temporary permits for ............. . . 6G.0200(c) CIRCUIT COURTS Zoning enabling act. See also that title Review by circuit court, § 125.590 of App.A CLASSIFICATIONS OF ZONING DISTRICTS Reference to zoning district classifications In other codes and ordinances ...... . 67.0400 60.0200 63.1300 CLASSIFICATION Maintaining map or maps showing current zoning classification .. .... . 32.0026 60.0200 81.0200 82.0200 CHRISTMAS TREES Temporary permits for the sale of ..... CITY PLANNING COMMISSION Designated as zoning commission, establishing policies, rules and regulations, etc ...................... . Duties and staff .................... . 64.0200 COMPATIBILITY REQUIREMENTS Rl Single-family residential district .. . R2 Two-family residential district .... . 42.0800 CITY COUNCIL Amendments to zoning ordinance. See also that title Action by council .... ........... .. . Initiation of amendment by council .. Council, defined . ................... . Defined ........... . ................ . Section 60.0200(c) CHILDREN Facilities for the care, boarding or teaching of children . . ........... . CIRCUSES, CARNIVALS, ETC. Temporary permits for ........ . COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT Amendments to zoning ordinance. See also that title Initiation of amendment ........... . Definition of "commission" "city plan commission", etc ................ . Duties ............................. . Industrial review committee. See also that title Committee shall serve in advisory capacity to department ... . .... . CONGESTED AREAS Zoning enabling act. See also that title Regulation of congested areas, § 125.583 of App. A COUNCIL. See: City Council COURTS Zoning enabling act. See also that title Review by circuit court, appeals to supreme court, § 125.890 of App. A CUSTOM DRESSMAKING Permitted home occupation ... .. ..... . 60.0200(c) 64.0700 64.0200 32.0030 32.0029 32.0046 D DANCES Cabaret defined to include topless dancing, exotic dancing, etc. . . . . . . . . . . . 32.0023 Cabarets. See also that title Taxi dance halls (Regulated Uses) .... 66.0000 et seq. Taxi dance halls (Regulated Uses). See that title DEFINITIONS Airport definitions . . . . . . . . . . . . . . . . . . . 32.0008 Enumeration ........................ 32.0002 et seq. Historic land marks and districts Ordinance for the preservation of; definitions, § 25-2-2 of App. C Sign definitions. . . . . . . . . . . . . . . . . . . . . . 130.0100 60.0000 60.0100 60.0200(0 DENSITY PD Planned development district . . . . . 110.0202 R3 Low density residential district .. .. 83.0100 et seq. R3 Low density residential district. See that title 40.1300 Supp.No.3 551 �DETROIT, MICHIGAN DENSITY-Cont'd. Section R5 Medium denaity residential diatrict ............................ 84.0100 et seq. RS Medium density residential district. See that title R6 High density residential district ... 86.0100 et seq. R6 High density residential district. See that title DEPARTMENTS AND OTHER AGENCIES OF CITY Board of zoning appeals ......... .. . .. 62.0100 et seq. Board of zoning appeals. See that title City planning commission ......... . .. 60.0000 et seq. City planning commission. See that title Community and economic development department . . . . . . . . . . . . . . . . . . . . . . 60.0200 Community and economic development department. See that title Department of buildings and safety engineering ... ... ............. . . . 63.0100 Historic designation advisory board § 25-2-34 et seq. of App. C Historic land marks and districts. See that title Historic district commission § 25-2-40 et seq. of App. C Historic land marks and districts. See that title 60.0200(h), Industrial review committee ... . ......... . 67.0100 et seq. Industrial review committee. See that title DEVELOPMENT IMPROVEMENT AREA Established, special assessments for, petitions, etc . ....... .......... .. . DEVELOPMENT PERMITS Flood hazard areas, required in ........... . Flood hazard areas. See also that title DISTRICT BOUNDARIES Determining location of by community and economic development department . . . . . . . . . . . . . . . . . . . . . . . . . . . . DRIVE-IN RESTAURANT Abandoned, vacated or converted ......... . Defined .................... .. ..... ... . . Food and food establishments. See also that title 42.0700 32.0079(D) 32.0046 DRIVEWAY Defined ............................ . Prohibited means of access .......... . 32.0033 40.1000 DRUGS Substance ahuse service facility Defined ... . . . ..... . :l2.0097 DUST Industrial review committee's duties and functions re 67.0400 DWELLING UNITS Bulk regulations. See also that title Separate ownership of dwelling units 45.0300 I I I I I E ECONOMIC DEVELOPMENT Community and economic development department Duties ...................... .... . . 60.0200 EFFICIENCY UNIT Dermed ....... ..................... . 32.0036 ELECTIONS Voting place ... . ... . ............... . 140.0000 ELEVATION Flood hazard areas, specific base flood elevation standards ..................... . 49.0300 42.0400 49.0500 EMISSIONS OF SMOKE, DUST, ETC. Industrial review committee's duties and functions re ................ . 67.0400 ENABLING ACT Zoning enabling act, App. A to zoning code. See: Zoning Enabling Act 67 .0400 60.0200(d) DISTRICTS. See: Zoning Districts DOUBLE-FACE SIGNS. See: Signs DRAINAGE Flood hazard reduction, general standards for re drainage ......... .. ............ . Section DWELLING Defined ............ . .. . ............ . DIRECTIONAL SIGNS. See: Signs DIRT Industrial review committee's duties and functions re . . . . . . . . . . . . . . . . . DRESSMAKING, CUSTOM Permitted home occupations ......... .... . 49.0405 Supp.No.3 552 ENFORCEMENT Enforcement of ordinance generally 63.0100 ERECTED Defined ............................ . 32.0038 ESTABLISHED GRADE Defined ...... ... .... .......... .... . . 32.0040 EXCEPTIONS TO PROVISIONS Conditions on ...................... . 40.1600 ' �ZONING INDEX J I EXEMPTIONS Generally ............. . ....... . .. . . . EXOTIC DANCING Cabaret defined to include topless dancing, exotic dancing, etc . .......... . Cabarets. See also that title I I I I I Section 42.0100 32.0023 F FAMILY Defined . .......... .. .. . ..... • •••• •• • FAST-FOOD RESTAURANT Abandoned, vacated or converted .... . Defined ........ . ................... . Food and f<K><i establishments. See also that title 32.0042 42.0700 32.0079(C) FEES Generally .......................... . 68.0000 FENCES, WALLS, ETC. Pl Open parking district Protective walls ............... . ... . Wall signs, defined .................. . Signs. See also that title 111.0800 130.0104(e) FIELD INSPECTIONS Community and economic development department conducting .......... . Duties of city planning commission ... . 60.0200 60.0lOO(a) FILLING STATIONS. See: Motor Vehicle Filling and Service Stations FLASHING SIGN Defined ............................ . Signs. See also that title FLOOD HAZARD AREAS Administrative duties re floodplain management ................ . ... . ........ . Conflicting provisions ................... . Definitions ........................... . Development permit Applications, information ...... . . . .... . Building permit, obtaining ............. . Certificate of occupancy, obtaining .... . . Conditions for issuance ............... . Required ........... . ...... . .... . ... . Disputes Mapping ................. . ......... . Resolving . .......................... . Flood hazard reduction Adequate drainage, providing ......... . Development proposals, review of ..... . Division of land into parcels or lots ..... . Flood hazard data, utilizing .... . ...... . Rouge River flood elevations at selected points ......................... . General standards for ............... . . . 130.0104(b) 63.1900 49.0203 32.0043A 63.2000 49.0301 49.0303 49.0302 49.0300 FLOOD HAZARD AREAS-Cont'd. New construction and substantial improvements ........................... . Public utilities and facilities ........... . Sanitary sewage systems, design and construction ....................... . Water course, flood-carrying capacity of .. Water supply systems, design and construction ....................... . Floodplain management, administrative duties Floodway protection standards ........... . Historic structures, exemption of ......... . Intent ............................ . .... . Liability, disclaimer of ..... . ........... . Mobile homes, standards for ............. . Modifications Granting ........................... . New construction or substantial improvements Areas of shallow flooding, standards for .. Specific base-flood elevation standards .. Overlay areas, delineation of . . ........... . Disputes as to location of boundaries ... . Shallow flooding, standards for areas of ... . Standards, specific ................... . . . FLOOR AREA RATIO Defined ................... .......... . FOOD AND FOOD ESTABLISHMENTS Abandoned, vacated or converted restaurants ........................ . Carry-out restaurants Abandoned, vacated or converted ... . Defined .......................... . Drive-in restaurants Abandoned, vacated or converted ... . Defined ...................... . ... . Fast-food restaurants Abandoned, vacated or converted ... . Defined .......................... . Restaurants, defined ................ . FOSTER CARE FACILITIES Adult foster care facility Defined .......................... . Section 49.0401 49.0404 49.0403 49.0408 49.0402 63.1900 49.0800 49.0900 49.0100 49.1000 49.0600 62.0402(0) 49.0700 49.501 49.0200 49.0202 49.0700 49.0500 32.0044 42.0700 42.0700 32.0079(8) 42.0700 32.0079(0) 42.0700 32.0079(C) 32.0079 32.0007 FRONT YARDS. See: Yards G 49.0204 49.0202 49.0405 49.0406 49.0407 49.0409 GARAGES Parking garage, private Defined .......................... . 32.0068 GLARE Industrial review committee's duties and functiona re ........... . .... . 67.0400 GO-GO DANCERS Cabaret defined to include topless dancing, go-go dancing, etc. . . ...... . . . Cabarets. See alao that title 49.0409 49.0400 Supp. No. 4 553 32.0023 �DETROIT, MICHIGAN GOVERNMENTAL SERVICE AGENCY Defined ......... . .......... . ....... . Section 32.0045 GRADES Established grades Defined .......................... . 32.0040 GROUND SIGNS Defined ............................ . Signs. See also that title HEIGHT REQUIREMENTS, LIMITATIONS-Cont'd. Industrial districts generally ......... . M 1 Limited industrial district ....... . M2 Restricted industrial diatrict ..... . M3 General industrial district ........ . M4 Intensive industrial district ...... . MS Special industrial district ........ . Rl Single-family residential district .. . R2 Two-family residential district .... . Residential districts generally ........ . Signs. See also that title Signs, general height limits . ......... . TM Transitional-industrial district ... . Wl Waterfront- industrial district . .. . 130.0104(e) H H HISTORIC DISTRICTS Generally .......................... . Historic land marks and districts. See also that title 70.0500 HELIPAD, HELIPORT, ETC. Airport definitions ............. . Special regulations near ............. . Airports. See that title HEARINGS Amendments to zoning ordinance. See also that title Public hearings required, notice of hearings, etc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64.0500 et seq. Board of zoning appeals. See also that title Hearings on appeals, procedure ..... 62.0200 et seq . Community and economic development department Duties re board hearings . . . . . . . . 60.0200(b) Development improvement area Petitions, hearings on, . . . . . . . . . . 140.0000 Regulated uses, hearings on petitions for . . 66.0100 et seq. Regulated uses. See also that title Zoning enabling act. See also that title Board of appeals, hearings, § 125.585 of App. A Ordinances, enactment; public hearings, § 125.584 of App. A HEAT Industrial review committee's duties and functions re ................ . HEIGHT REQUIREMENTS, LIMITATIONS Accessory buildings. See also that title Height of accessory buildings ...... . Airports or heliports, special regulations near. See also: Airports Height of buildings or other structures .... . .. .. .. ... ... . . . . B 1 Restricted business district ..... .. . B2 Local business and residential diatrict ........... .. .............. . B3 Shopping diatrict .............. . . . B4 General business district ......... . B6 General services diatrict .......... . Bulk regulations. See also that title Exceptions to height regulations . . .. . Business districts generally .......... . Exceptions to height regulations HISTORIC LAND MARKS AND DISTRICTS (Ordinance for the preservation of-Appendix C) (Note-Section citations refer to section numbers of Code. See the Editor's note for App. C) Board Historic designation advisory board . See within this title that subject Budgeting, subject of ............ . ... . Commission Historic district comm1ss1on. See within this title that subject Definitions ......................... . Designation of area as historic district Withdrawal of designation ......... . Districts designated Arden Park-East Boston Historic District Beritmeyer-Tobin Building Historic District ........ . .............. . Berry Subdivision Historic District .. Brush Park Historic District ....... . Campbell Symington House Historic District ....................... . Church of Our Savior-Leesville Historic District .................. . Detroit Cornice Slate Building Historic District ....... . .............. . East Ferry Avenue Historic District ..... . Engine House No. 11 Historic District First Unitarian-Universalist Church His~~i-c District ..................... . . _.. Indian Village Historic District Mackenzie House Historic Dist~i~i · · · · · · · New Center Area Historic District ·. · .' .· : : Orchestra Hall Historic District ....... . Palms Apartment Historic District ..... . Scarab Club Historic District St. Albertus Historic District .. : : : : : : : : : : 67.0400 44.0400 48.0500 91.0700 92.0700 93.0700 9'.0700 96.0700 45.0900 90.0700 45.0900 Supp. No. 4, 564 Section 100.0700 101.0700 102.0700 103.0700 104.0700 105.0700 81.0700 82.0700 80.0700 130.0201 114.0600 116.0700 32.0008 48.0000 25-2-9 25-2 -2 25-2-8 25-2-79 25-2-70 25-2-66 25-2-76 25-2-71 25-2-85 25-2-80 25-2-65 25-2-78 25-2-81 25-2-67 25-2-89 25-2-82 25-2-77 25-2-72 25-2-69 I I I I �I I I I I I ZONING INDEX HISTORIC LAND MARKS AND DISTRICTS-Cont'd. St. John's-St. Luke Evangelical Church Historic District ..... . ... . ..... . St. Joseph's R.C. Church Historic District Sweetest Heart of Mary Roman Catholic Parish Historic District ........... . Trinity Episcopal Church Historic District ....................... . Trinity Lutheran Church Historic District ....................... . Trowbridge House Historic District ... . Trumbull Avenue Presbyterian Church Historic District ............ . .. . Turkel-Benbow House Historic District .......................... • Withdrawal of designation ......... . Effects of projects on districts ....... . Enforcement of provisions . . ........ . Enumeration of districts and landmarks ... . Establishment ...................... . Finances Appropriations, annual budget, etc ... Flood hazard areas, exemptions for historic structures .......................... H Historic districts .. Historic designation advisory board Ad hoc members . . .......... . Composition ..... . Establishment ..... . Meetings .................... . Potential districts, listing of ........ . Removal of appointed members .... . Reports and hearings ...... . Staff and assistance .. . Terms .......................... . Vacancies, filling ..... ............. . Historic district commission Appeal of decisions .... . Composition ......... .... . Enforcement of provisions ......... . Established .................... . Meetings by other departments and agencies Participation in ......... ... ..... . Section 25-2-86 25-2-83 25-2-84 25-2-75 25-2-74 25-2-87 25-2-88 25-2-73 25-2-8 25-2-7 ?.fi-?.-10 25-2-3 25-2-4 25-2-9 49.0900 70.0500 25-2-36 25- 2-35 25-2-34 25-2-40 25 -2-43 25 -2-38 25-2-42 25 -2-41 25-2-37 25-2-39 25-2-58 25-2-51 25-2-10 25-2-50 HISTORIC LAND MARKS AND DISTRICTS-Cont'd. Powers and duties ................ . Removal of members .............. . Staff ............................. . Terms of members ................ . Vacancies, filling .................. . Work permit. See within this title that subject Interior features Consideration of .................. . Ordinance for the preservation of .... . Ordinary repairs permitted .......... . Permits Work permits. See within this title that subject Purpose ............................ . Repairs Ordinary repairs permitted ........ . Severability of provisions ............ . Withdrawal of designation ........... . Work permit Application for . .... .............. . Review of applications in proposed districts for informational purposes ....................... . Denial ........................... . Emergency issuance ............... . Exterior appearance Conditions required to perform work affecting .................... . Historic district commission Approval forwarded to building department ................. . Considerations for approval by ... . Determinations of . . ............ . Public hearing . Required ..... . Section 25-2-55 25-2-53 25-2-57 25-2-52 25-2-54 25-2-5 40.1500 25-2-6 25-2-1 25-2-6 25-2-11 25-2-8 25-2-19 25-2-27 25-2-26 25-2-21 25-2-22 25-2-25 25-2-20 25-2-24 25-2-23 25-2-18 HOME OCCUPATION Defined .................... . . 32.0046 HOMES, CENTERS OR SCHOOLS Facilities for the care, boarding or teaching children ................ . 42.0800 25-2-56 Supp. No. 4, 554.1 �I f I I I I I I I ZONING INDEX HOTELS, MOTELS (Regulated Uses) Application for, granting, etc . ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ............... . . . Definition of " hotel" ........... .. ... . Definition of "motel" ............... . Denial of application for regulated use, effect of ........... . ............ . Generally ................... . ...... . Procedure .......................... . Revocation of grant ...... . .......... . HOUSE TRAILER Defined ............................ . INDUSTRIAL REVIEW COMMITTEE-- Section Cont'd. Created ....... . .................... . Defined ............ . ...... .. .. .... . . Duties and functions ... . ... . ........ . Meetings, records and procedures .... . Officers ........ . .. . ... .. ........ .. . . Personnel of committee ........ .. ... . 66.0100 66.0200 66.0500 32.0048 32.0062 66.0300 66.0000 66.0100 66.0400 INGRESS AND EGRESS Pl Open parking district ......... . .. . 111.0500 INSTITUTIONAL BULLETIN Defined ...................... . ..... . 32.0052 INVESTIGATIONS Duties of city planning commission .. . . 130.0103(d) ILLUMINATED SIGNS Defined ......................... . .. . Signs. See also that title 130.0104(c) IMPROVEMENTS Development improvement area ...... . Zoning enabling act. See also that title Provisions re improvements, § 125.584e of App. A 60.0lOO(a) J JUNK YARD Defined ............................ . 32.0054 L LANDMARKS Historic land marks and districts, App. C Historic land marks and districts. See that title Ordinance for the preservation of ... . 140.0000 INDUSTRIAL DISTRICTS General requirements . . . . . . . . . . . . . . . . 100.0000 Height requirements . . . . . . . . . . . . . . . . . 100.0700 Lot size requirements . . . . . . . . . . . . . . . . 100.0400 Ml Limited industrial district . . . . . . . 101.0100 et seq. Ml Limited industrial district. See that title M2 Restricted industrial district . . . . . 102.0100 et seq. M2 Restricted industrial district. See that title M3 General industrial district ....... 103.0100 et seq. M3 General industrial district. See that title M4 Intensive industrial district . . . . . . 104.0100 et seq. M4 Intensive industrial district. See · that title M5 Special industrial district ........ 105.0100 et seq. M 5 Special industrial district. See that title Off-street parking and loading requirements .......................... . 100.1000 Permitted with approval uses ........ . 100.0300 S igns ................... . ..... . .... . 100.0900 Uses permitted as a matter of right ... . 100.0100 Yard requirements . . ................ . 100.0500 INDUSTRIAL REVIEW COMMITTEE Chairman .......................... . 67.0100 32.0028 67.0400 67.0500 67.0300 67.0200 INTOXICATING LIQUOR. See: Alcoholic Beverages 32.0050 IDENTIFICATION SIGNS Defined ............................ . Signs. See also that title Section LIGHTING Pl Open parking district Lighting requirements ......... . . .. . Signs, illumination of. See: Signs Illuminated signs, defined ... . ... . . . Signs in Bl, B2, SDI and SD2 districts ........ ... .. . ..... . .. . Signs in B3, B4, B5, B6, Wl, Ml, M2, M3, M4 and M5 districts .. ..... . Signs in Rl, R2, R3, R4, R5 and R6 districts ....... . ..... . ..... . .. . Signs in TM district ... . ........... . 40.1500 111.1000 130.0104(c) 130.0405 130.0505 130.0305 130.0705 LOADING Utt-street parking and loading facilities ........ .. .. ..... .... . ... .. .. 47.0100 et seq. Off-street parking and loading facilities. See that title LODGING HOUSES Public lodging house Defined . ..... . ..... . .... . ..... . .. . LOTS Accessory buildings, corner-lot requirements ........... . ............ . . . B 1 Restricted business district Lot size requirements ........... : .. 60.0200(h) 555 32.0076 44.0500 91.0400 �DETROIT, MICHIGAN LOTS-Cont'd. B2 Local business and residential district Lot size requirements ............. . B3 Shopping district Lot size requirements ..... . ....... . B4 General business district Lot size requirements . . .... . ...... . B5 Major business district Lot size requirements .... . ... . .... . B6 General services district Lot size requirements ........ . .. . . . Bulk regulations. See also that title Alley as part of lot ... . . . .......... . Division of zoning-lot ....... . ...... . Business districts generally Lot size requirements . . ........... . Defined ..................... . ...... . Industrial districts generally ......... . Ml Limited industrial district Lot size requirements ............. . Number of buildings on a zoning-lot .. . Rl Single-family residential district Lot coverage ...................... . Lot size requirements ............. . R2 Two-family residential district Lot coverage . . ............ . . . ..... . Lot size requirements . ....... . .. .. . R3 Low density residential district Lot coverage ............. . ....... . . Lot size requirements . . .... .. ..... . R4 Thoroughfare residential district Lot coverage .................... . . . Lot size requirements ....... . ..... . R5 Medium density residential district Lot coverage . ....... . ............. . Lot size requirements ..... . ....... . R6 High density residential district Lot coverage ............ . ......... . Lot size requirements . . . ...... . ... . Residential districts Lot coverage requirements ......... . Lot size requirements . .. . ......... . SDI Special development district Lot coverage . . . .......... . ... . .... . Lot size requirements ... ... .. . . . .. . SD2 Special development district Lot coverage . ..................... . Lot size requirements .... . ........ . Summary district charts for minimum lot size, etc. See Appendix B to the Detroit Zoning Code Ml LIMITED INDUSTRIAL DISTRICTCont'd. Section Requirements for industrial districts generally .. . . . ................ . . 100.0100 et seq. Industrial districts. See that title 130.0500 Signs in certain districts ............. . Signs. See also that title 101.0100 Uses permitted as a matter of right ... . 101.0500 Yard requirements .................. . Section 92.0400 93.0400 94.0400 95.0400 M2 RESTRICTED INDUSTRIAL DISTRICT 102.0700 Height limitations .................. . Permitted with approval uses ........ . 102.0300 Requirements for industrial districts generally ......... . ............. 100.0100 et seq. Industrial districts. See that title Signs in certain districts ............. . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 102.0100 96.0400 45.0400 45.0200 90.0400 32.0056 100.0400 101.0400 43.0100 M3 GENERAL INDUSTRIAL DISTRICT Height limitations .................. . 103.0700 Permitted with approval uses ........ . 103.0300 Requirements for industrial districts generally .. . . . ............... . .. 100.0100 et seq. Industrial districts. See that title Signs in certain districts ............. . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 103.0100 81.0800 81.0400 82.0800 82.0400 83.0800 83.0400 M4 INTENSIVE INDUSTRIAL DISTRICT Height limitations ....... . .. . ....... . 104.0700 Permitted with approval uses ........ . 104.0300 Requirements for industrial districts generally . . . .. .. . . .... .. ........ 100.0100 et seq. Industrial districts. See that title Signs in certain districts . . . . . . . . . . . . . . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 104.0100 84.0800 84.0400 85.0800 85.0400 86.0800 86.0400 M5 SPECIAL INDUSTRIAL DISTRICT Height limitations 105.0700 Permitted with ap~r~~~"i 105.0300 Requirements for industrial districts generally . .. .. . ..... . ... . ..... . . 100.0100 et seq. Industrial districts. See that title Signs in certain districts . . . . . . . . . . . . . . 130.0500 Signs. See also that title Uses permitted as a matter of right .... 105.0100 80.0800 80.0400 -~~~s-:: ::::::: 118.0800 118.0400 119.0800 119.0400 MACHINERY AND EQUIPMENT Proposed industry, duties and functions of industrial review committee .. . . M Ml LIMITED INDUSTRIAL DISTRICT Height limitations . ... . ... . ... .... .. . Lot size requirements . . . . . . ...... . .. . Permitted with approval uses . . .. . . .. . MAPS Community and economic development department preparing maps ... . . . . Duties of city planning commission re maps ... . ... .. ............. . .... . 101.0700 101.0400 101.0300 556 67.0400 60.0200 60.0lOO(a) I I I I �I I I I I I I ZONING INDEX Section MAPS-Cont•d. Flood hazard areas, flood plain management. See also: Flood Hazard Areas Administrative duties re records and maps 63.1900 et seq. 71.0000 Generally .......................... . Zoning maps generally, Art. XV MARQUEES Signs on marquees .................. . Signs. See also that title 130.0208 MASTER PLAN Defined ............................ . 32.0060 MEDICINES Substance abuse service facility Defined .... . ..................... . 32.0097 MEETINGS Board of zoning appeals. See also that title Meetings, records, etc . ............. . 62.0200 MILLINERY Permitted home occupations ......... . 32.0046 MINIMUM REGULATIONS Generally .......................... . 40.0100 MOBILE HOMES. See also: Trailers Flood hazard areas, mobile home standards Flood hazard reduction, general standards for placement of prefabricated buildings and mobile homes ..................... . 49.0600 49.0400 MODIFICATIONS Flood hazard areas, modifications ....... . 62.0402(0) MODIFICATIONS TO ORDINANCE Amendments to zoning ordinance. See also that title Conditions on ...................... . Duties of board of zoning appeals .... . 40.1600 62.0402 NOXIOUS GAS Industrial review committee's duties and functions re ................ . MOTELS. See: Hotels, Motels (Regulated Uses) MOTOR VEHICLE FILLING AND SERVICE STATIONS Abandoned, vacated or converted .... . Construction of ..................... . MOTOR VEHICLES Placing of motor vehicles on land or premises Enforcement of provisions ......... . Private passenger vehicle Defined ....... . .................. . Recreational equipment Defined .......................... . N NOISE Industrial review committee's duties and functions re . . . . . ........... . NON-CONFORMING BUILDINGS, STRUCTURES AND USES Acquisition of non-conforming buildings, structures or uses .... . ..... . Alterations or enlargement of Non-conforming buildings or structures occupied by non-conforming uses ..... . .. . ................. . Change of use Change of tenancy or ownership .... . Effective change of use ..... . ...... . Uses conducted in the open ........ . Uses within buildings ............. . Community and economic development department Maintaining record of non-conforming uses ..... . ... . ........ . Continuance of non-conforming buildings, structures and uses .. . ... . .. . Expansion of non-conforming uses ... . Exceptions ....................... . Non-conforming use of land ........ . Non-conforming uses within buildings or structures .............. . Purpose ........................ . ... . Restoration or repair Damaged non-conforming buildings or structures occupied by nonconforming uses ......... . ..... . Structures not conforming to specification requirements ............... . Alteration, conversion, modification or repair of such structures .. . .. . Termination of use Non-conforming advertising signs .. . Non-conforming uses of land ....... . Vacancies .............. . ......... . Zoning enabling act. See also that title Non-conforming uses and structures, § 125.583a of App. A 42.0500 42.0600 Section 58.0000 56.0000 53.0400 53.0300 53.0200 53.0100 60.0200(e) 61.0000 55.0000 55.0300 55.0200 55.0100 50.0000 57.0000 54.0000 54.0100 52.0200 52.0100 52.0300 67.0400 NUISANCES Zoning enabling act. See also that title Violation nuisance per se; abatement, § 125.587 of App. A 0 63.0100 32.0075 32.0077 67.0400 OCCUPANCY Certificates of occupancy. See that title Change of occupancy Defined ..... . ................ .. .. . 32.0024 OCCUPATIONS Home occupations Defined . ............ . ............ . 32.0046 Supp. No.3 557 11111 �I DETROIT, MICHIGAN ODOR Industrial review committee's duties and functions re ................ . OFF-STREET PARKING AND LOADING REQUIREMENTS Business districts generally .......... . Industrial districts generally . . ....... . Off-street loading and unloading requirements ..................... . Off-street parking requirements ...... . PD Planned development district .... . PR Parks and recreation district ..... . Residential districts generally ........ . SDI Special development district .... . SD2 Special development district .... . TM Transitional-industrial district ... . WI Waterfront-industrial district .... . ORDINANCES (Generally) Preservation of historic land marks and districts Ordinance for ..................... . Historic land marks and districts (Appendix C). See also that title Zoning enabling act. See also that title Enactment of ordinances, public hearings on, etc., § 125.584 et seq. of App.A Section 67.0400 90.1000 100.1000 47.0200 47.0100 110.0202 115.1000 80.1000 118.1000 119.1000 114.1000 116.1000 OVERLAY AREAS Flood hazard overlay areas, delineation of .. Flood hazard areas. See also that title 40.1500 I 49.0200 I p OFFICERS AND EMPLOYEES Chairman of the industrial review committee ...................... . 60.0200(h) OPEN SPACE Defined ............................ . 32.0064 ORDINANCE (Zoning Ordinance) Administration ............... . Administration. See that title Amendments to zoning ordinance. See that title Conflicting regulations .............. . Definitions ......................... . Effective date Conditional uses, special approval uses, etc., existing on effective date of ordinance .............. . Exemptions ............ .. .......... . Intent and purpose, Art. I Interpretation ........... .. ......... . Invalidity Provisions held invalid ............ . Application of provisions held invalid ....................... . Modifications to ordinance Conditions on .................... . Duties of board of zoning appeals .. . Ordinance not a permit ............. . Other codes and ordinances References to zoning district classifications in ..................... . Regulations are minimum ........... . Rules for construction of articles and section numbers ................. . Rules for construction of language .... . Separability ........................ . Short title, Art. II Variances, exceptions, modifications Conditions on ................... . Violations and penalties . ........... . Section 63.0000 40.0200 32.0000 Pl OPEN PARKING DISTRICT Ingress and egress .................. . Lighting ........................... . Modifications ...................... . Parking or storage area, surface of .... . Permitted with approval uses ........ . Protective walls .................... . Signs in certain districts ............. . Signs. See also that title Use limitations ..................... . Uses permitted as a matter of right ... . Yard requirements .................. . Yard treatment ..................... . PARKING Defined ............................ . Enforcement of provisions ..... . Off-street parking and loading facilities .... 46.0000 42.0100 Section 111.0500 111.1000 111.1100 111.0900 111.0300 111.0800 130.0800 111.0400 111.0100 111.0600 111.0700 32.0066 63.0100 47.0100 et seq. Off-street parking and loading facilities. See that title Pl Open parking district ............ 111.0100 et seq. Pl Open parking district. See that title 40.0000 41.0100 41.0200 40.1600 62.0402 40.1200 40.1300 40.0100 PARKING GARAGE, PRIVATE Defined ............. . .............. . 32.0068 PARKING STRUCTURE Defined ............................ . 32.0070 PARKS Bulk regulations. See also that title Park as part of street .............. . 45.1100 PAWNSHOPS, SECONDHAND STORES, ETC. (Regulated Uses) Application for, granting, etc .. ....... . Conditions and auarantees Damaged regula;ed uses · · · · · · · · · · · · Reconstruction of Definition of secondh~~d ~~~;~~ : : : : : : : Denial of application for regulated use, effect of ........................ . 30.0000 31.0000 41.0000 40.1600 69.0000 Supp.No.a 558 66.0100 66.0200 66.0500 32.0084 66.0300 I ' �I I I I I I I ZONING INDEX PAWNSHOPS, SECONDHAND STORES, ETC.-Cont'd. Generally ...... . . . ............... . . . Procedure . . ........................ . Revocation of grant ..... .. . PC PUBLIC CENTER DISTRICT Bulk limitations .. Department review ...... . .......... . Signs in certain districts ...... . .. . ... . Signs. See also that title Uses permitted as a matter of right .... PCA RESTRICTED CENTRAL BUSINESS DISTRICT BuJk limitations ......... . ... . Department review ..... . ... . Signs in .. . ......... . ... . Signs. See also that title Uses permitted as a matter of right .... PD PLANNED DEVELOPMENT DISTRICT Department policy ............ . . . ... . Modification of improved pJan .. . .... . Procedure ......... . ...... . ....... . Regulations ........................ . Signs in certain districts ............. . Signs. See aJso that title Site plan and development .......... . Uses permitted . . . . . . . . . . . . . . . . . . .. . Yards, density, off-street parking and loading and other requirements .... PENALTIES Violations and penalties ............. . PERMITS Applications for building permits Applications to be accompanied by a plat, etc . ................ . Approval of temporary permits by community and economic development department ............... . Approval use permits Receiving applications for by community and economic development department . . . . .... . .......... . Certificates of occupancy Building permits necessitates certificates ..... ... .... . ............ . Certificates of occupancy. See also that title Christmas trees Temporary permits for the sale of Christmas trees ......... . ... . . . Effective date Permit.a issued prior to effective date Fees for permits ............. . . . ... . . Final inspection .. .. . . .... . .. . . .. .. . . PERMITS-Cont'd. Flood hazard areas, development permits Flood hazard areas. See also that title Historic land marks and districts. See also that title Work permits, § 25-2-18 et seq. of App. C New use of buildings, permits for .... . Ordinance not a permit ............. . Permits required .... . .............. . Permitted with approval or regulated use permit ................ . ... . . . Review of permit ................... . Termination of permit .............. . Section 66.0000 66.0100 66.0400 112.0300 112.0200 130.0800 112.0100 113.0300 113.0200 130.0600 113.0100 110.0300 110.0400 110.0100 110.0200 130.0800 110.0203 110.0201 110.0202 69.0000 63.0400 60.0200(c) 60.0200 63.0800 PERMITTED USES Airports or heliports, special regulations near . See also: Airports Uses permitted ............... . B 1 Restricted business district ... . B2 Local business and residential district ....... . B3 Shopping district .......... . B4 General business district ......... . B5 Major business district ......... . B6 General services district .......... . Business districts generally .......... . Industrial districts generally ......... . Ml Limited industrial district ..... .. . M2 Restricted industrial district .. ... . M3 General industrial district ...... . . . M4 Intensive industrial district ..... . . M5 Special industrial district ........ . Pl Open parking district ............ . PC Public center district ............ . PCA Restricted central business district PD Planned development district .... . Permitted uses without buildings . .... . PR Parks and recreation district ..... . Rl Single-family residential district .. . R2 Two-family residential district .. . . . R3 Low density residential district ... . R4 Thorough(are residential district .. . R5 Medium density residential district ... . R6 High density residential district . .. . Residential districts ........ . ........ . SDl Special development district SD2 Special development district .... . SD3 Special development district . ... . TM Transitional-industrial district ... . Wl Waterfront-industrial district .. .. . PERMITTED WITH APPROVAL USES Applications for permits ............. . Bl Restricted business district ... .. .. . B2 Local business and residential district ....................... . ... . B3 Shopping district ............. .. . . B4 General business district ... . ... .. . 63.1300 40.0600 16.1800 63.1700 Supp.No.3 559 Section 49.0300 63.0600 40.1200 63.0700 40.0800 63.0200 40.0700 48.0400 91.0100 92.0100 93.0100 94.0100 95.0100 96.0100 90.0100 100.0100 101.0100 102.0100 103.0100 104.0100 105.0100 111.0100 112.0200 113.0100 110.0201 40.0900 115.0100 81.0100 82.0100 83.0100 84.0100 85.0100 86.0100 80.0100 118.0100 119.0100 120.0100 114.0100 116.0100 60.0200 91.0300 92.0300 93.0300 94.0300 �DETROIT, MICHIGAN PERMITTED WITH APPROVAL USESCont'd. B5 Major business district ........... . B6 General services district .......... . Business districts ge~erally .......... . Conditions, guarantees and modifications ........................... . Damaged permitted with approval uses Reconstruction of ................. . Denial, effect of .................... . Fees for applications for ............. . Industrial d istricts generally ......... . Initiation of application ............. . Ml Limited industrial district ....... . M 2 Restricted industrial district ..... . M 3 General industrial district ........ . M4 Intensive industrial district ...... . M 5 Special industrial district ........ . Pl Open parking district ............ . Procedure .......................... . Purpose ............................ . RI Single-family residential district .. . R2 Two-family residential district .... . R3 Low den&ity residential district ... . R4 Thoroughfare residential district R5 Medium density residential district ... . R6 High density residential district . .. . Residential districts ................. . Revocation ......................... . SDl Special development district .... . SD2 Special development district .... . Standards .......................... . TM Transitional-industrial district ... . WI Waterfront-industrial district POOL OR BILLIARD HALLS (Regulated Uses) Application for, granting, etc . ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ................. . Section 95.0300 96.0300 90.0300 65.0500 65.0800 65.0600 68.0000 100.0300 65.0200 101.0300 102.0300 103.0300 104.0300 105.0300 111 .0300 65.0300 65.0100 81.0300 82.0300 83.0300 84.0300 85.0300 86.0300 80.0300 65.0700 118.0300 119.0300 65.0400 114.0300 116.0300 PR PARKS AND RECREATION DISTRICT Community and economic development department review .............. . Off-street parking .................. . Signs .............................. . Uses permitted as a matter of right ... . PREFABRICATED BUILDINGS Flood hazard reduction, general standards for placement of prefabricated buildings and mobile homes ..................... . Flood hazard areas. See also that title Defined ............................ . PRESERVATION Preservation of historic land marks and districts Ordinance for ..................... . Historic land marks and districts (Appendix C). See also that title 66.0500 66.0300 66.0000 66.0100 66.0400 115.0200 115.1000 115.0900 115.0100 49.0400 32.0071 40.1500 PRINCIPAL BUILDINGS. See: Buildings PRINCIPAL USE Defined .... . .................... . 32.0074 PRIVATE PASSENGER VEHICLE Defined ......................... 32.0075 PROFESSIONALS Office for recognized professional Permitted home occupations ..... 32.0046 PROJECTING SIGNS D~fined ............................. Signs. See also that title PLANNED UNIT DEVELOPMENT Zoning enabling act. See also that title Provisions re planned unit development, § 125.584b of App. A PLANNING COMMISSION. See: City Planning Commission POLICE OFFICERS Enforcement of provisions ........... . Supp. No. 3 66.0100 66.0200 PRE-RELEASE ADJUSTMENT CENTER PETITIONS Amendments to zoning ordinance. See also that title Petitions for amendments, processing of petitions, etc...... . . . . . . . . . . . . . . . . . . 64.0300 et seq. Development improvement area, petition requirements . . . . . . . . . . . . . . . . 140.0000 Regulated uses, petitions for .......... 66.0100 et seq. Regulated uses. See also that title Signs, petitions re height limits . . . . . . . 130.020l(e) Signs. See also that title PLATS, PLA 'M'ING Applications for building permits Applications shall be accompanied by a pla~ etc .................... . Section 63.0400 63.0100 560 130.0104(d ) PROJECTIONS Airports or heliports, special regulations near. See also: Airports Permitted projections within any flight obstruction area .. Bulk regulations. See also that ~iti~ · · · Projections into a required yard ..... 45.0800 PROPERTY OWNERS Notification of . . . . ................. . 40.1100 48.0600 I I I I �I r I I I I I I I I ZONING INDEX PUBLIC LODGING HOUSES (Regulated Uses) Application for, granting, etc. ........ . Conditions and guarantees . . ......... . Damaged regulated uses Reconstruction of ................. . Defined ............................ . Denial of application for regulated use, effect of ....... .. ............... . Generally ........................ . . . Procedure ........................ . . . Revocation of grant ................. . R Rl SINGLE-FAMILY RESIDENTIAL DISTRICT Compatibility requirements .......... . Height limitations .................. . Lot coverage ..... . ................. . Lot size requirements ........... . ... . Summary district charts, App. B Permitted with approval uses ........ . Requirements generally for residential districts ....... . ....... . ........ . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right .... Summary district charts, App. B Yard requirements ... . . . ......... . .. . R2 TWO-ft"'AMIL Y RESIDENTIAL DISTRICT Compatibility requirements .......... . Height limitations .................. . Lot coverage .............. . ........ . Lot size requirements ........... . ... . Summary district charts, App. B Permitted with approval uses ........ . Requirements for residential districts generally ............................... . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district chart..;;, App. B Ra LOW DENSITY RESIDENTIAL DIS TRICT Building bulk and recreational space requirements ................... . Lot coverage ....... . ............... . Lot size requirement..;; ............... . Summary district charts, App. B Permitted with approval uses ........ . Requirements for residential disfricts generally ............... . ............... . Residential districts. See that title R3 LOW DENSITY RESIDENTIAL DISTRICT-Cont'd. Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district charts, App. B Section 66.0100 66.0200 66.0500 32.0076 66.0300 66.0000 66.0100 66.0400 Section 130.0300 83.0100 83.0500 R4 THOROUGHFARE RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . 84.0600 Lot coverage .................. ... .. . 84.0800 Lot size requirements ............... . 84.0400 Summary district charts, App. B Permitted with approval uses ........ . 84.0300 Requirements for residential districts generally .................... . .......... . 80.0100 et seq. Residential districts. See that title Signs in certain districts . .. .......... . 130.0300 Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right .. . . 84.0100 Yard requirements .................. . 84.0500 Summary district charts, App. 8 81.0200 81.0700 81.0800 81.0400 81.0300 80.0000 130.0300 R5 MEDIUM DENSITY RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . Lot coverage ....................... . Lot size requirements ............... . Summary district charts, App. B Permitted with approval uses . ..... .. . Requirements for residential districts generally ...... . ........................ . Residential districts. See that title Signs in certain districts ............. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements .................. . Summary district charts, App. B 81.0100 81.0500 82.0200 82.0700 82.0800 82.0400 82.0300 80.0100 et seq. 130.0300 HIGH DENSITY RESIDENTIAL DISTRICT Building bulk and recreational space requirements ................... . Lot coverage . . . .................... . Lot size requirements ............... . Permitted with approval uses . . ...... . Requirements for residential districts generally . .............. . .... . .... . ..... . Residential districts. See that title Signs in certain districts ................. . Signs. See also that title Summary district charts, App. B Uses permitted as a matter of right ... . Yard requirements ........... . ...... . 85.0600 85.0800 85.0400 85.0300 80.0100 et seq. 130.0300 85.0100 85.0500 R6 82.0100 82.0500 83.0600 83.0800 83.0400 83.0300 80.0100 et seq. Supp.No.a 561 86.0600 86.0800 86.0400 86.0300 80.0100 et seq. 130.0300 86.0100 86.0500 �I I DETROIT, MICHIGAN REAL ESTATE SIGNS. See: Signs Section REAR YARDS. See: Yards RECORDATIONS Duties of community and economic development department 60.0200(g) RECREATION PR Parks and recreation district . . . . . 115.0100 et seq. PR Parks and recreation district. See that title RECREATIONAL EQUIPMENT Defined ............................ . 32.0077 RECREATIONAL SPACE RATIO Defined ............................ . 32.0078 RECREATIONAL SPACE REQUIREMENTS R:l Low density residential district ... . R4 Thoroughfare resident ial district ..... . R5 Medium density residential district ... . R6 High density residential district ... . Residential districts generally ........ . SDl Special development district SD2 Special development district REGULATED USES Applications for regulated uses Duties of community and economic development department ....... . Board of zoning appeals, duties re .... . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Fees for applications for ............. . Generally .......................... . Procedure for establishing, granting, etc . ...................... . Revocation of grant ..... . ........... . 83.0600 84.0600 85.0600 86.0600 80.0600 RESIDENTIAL DISTRICTS- Cont'd. Section R3 Low density residential district .... 83.0100 et seq. R3 Low density residential district. See that title R4 Thoroughfare residential district .. 84.0100 et seq . R4 Thoroughfare residential district. See that title R5 Medium density residential district 80.0100 et seq. RS Medium density residential district. See that title R6 High density residential district ... 86.0100 et seq. R6 High density residential district. See that title Recreational space requirements ..... . 80.0600 Signs .............................. . 80.0900 Uses permitted as a matter of right ... . 80.0100 Yard and recreational space requirement ........................... . 80.0600 Yard requirements . . ................ . 80.0500 I RESTAURANTS. See: Food and Food Establishments REVIVAL MEETINGS Temporary permits for .............. . 118.0600 119.0600 60.0200(c) ROOF SIGNS. See: Signs 60.0200 62.0401 66.0200 66.0500 66.0300 68.0000 66.0000 ROOMING HOUSE Defined ...................... . 32.0080 ROOMING UNIT Defined .......... . ................. . 32.0082 ROUGE RIVER Flood hazard areas Flood elevations at selected points Floodway protection standards for 49.0409 49.0800 s 66.0100 66.0400 SDl SPECIAL DEVELOPMENT DISTRICT Building bulk and recreational space requirement ............. . Lot coverage ................. · · · · · · · Lot size requirements ......... · · · · · · · Off-street parking and loading ~~~~i-r~~ ments ... Permitted with appr~>~~-1-~~~s· · · · · · · · · · Signs in certain districts ' ········· Signs. See also that titie.... · · · . · · · · · RESIDENTIAL DISTRICTS Building bulk, yard and recreational space requirements .............. . 80.0600 Enumeration of districts ............. . 70.0100 General requirements ............... . 80.0000 Height requirements ................ . 80.0700 Lot coverage requirements ........... . 80.0800 Lot size requirements ............... . 80.0400 Off-street parking and loading requirements ........................... 80.1000 Permitted with approval uses . . . . . . . . . 80.0300 Rl Single-family residential district ... 81.0100 et seq. Rl Single-family residential district. See that title R2 Two-family residential district 82.0100 et seq. R2 Two-family residential district. See that title Supp.No.3 562 118.0600 118.0800 118.0400 118.1000 118.0300 130.0400 Uses permitted as a matter of right .... Uses permitted subject to department review of site plan ............... . Yard requirements ................... 118.0200 118.0500 SD2 SPECIAL DEVELOPMENT DISTRICT Building_ hulk and recreational space requirements .... 119.0600 118.0100 I I I I I I �ZONING INDEX SD2 I I I I I I I I I I I I SPECIAL DEVELOPMENT TRICT- Cont'd. DIS- Lot coverage . . . . . . . . . . . . . . . . . . . . . . . . Lot size requirements ............. . . . Off-street parking and loading requirement ........................... . Permitted with approval uses ........ . Signs in certain districts ............. . Signs. See also that title Uses permitted as a matter of right ... . Yard requirements .................. . SIDE YARDS. See: Yards Section SIGNS Advertising sign 130.0103(a) Defined .............. . ........... . Area and number 130.0202 Directional signs . ................. . 130.0203 Institutional bulletin .............. . 130.0204 Real estate sign .. . ................ . Area of signs 130.0102 Defined ....................... . .. . Signs in Bl, B2, SDI and SD2 130.0402 districts ...................... . Signs in Rl, R2, R3, R4, R5 and R6 130.0302 districts ...................... . Awnings, signs on .. . ............. . 130.0207 130.0400 Bl, B2, SDl and SD2 districts, signs in . .. . Area of signs .................... . . 130.0402 Illumination of signs . . . ......... . . 130.0405 Permitted signs ................... . 130.0401 Projection of signs ................ . 130.0404 B3, B4, B5, B6, Wl, Ml , M2, M3, M4 and M5 districts, signs in ....... . . 130.0500 Illumination of signs .............. . 130.0505 Permitted signs ............ . ...... . 130.0501 Projection of signs ................ . 130.0504 Business districts generally .......... . 90.0900 Business sign Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0103(b) Height limits . . . . . . . . . . . . . . . . . . . . . . 130.0201 (b) Definitions ....................... 32.0088, 130.0100 Directional signs . . . . . . . . . . . . . . . . . . . . . 130.0202 Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0103(c) Double-face signs . . . . . . . . . . . . . . . . . . . . 130.0206 Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . 130.0104(a) Flashing sign 130.0104(b) Defined .......................... . Freestanding signs 130.0201(a) Height limits ..................... . 130.0200 General regulations , ................ . Ground signs 130.0104(e) Defined .......................... . 130.020l(a) Height limits ... . ................. . 130.0201 Height limits ....................... . 130.0202 Directional signs ..... . ..... . ...... . 130.0201 Generally .................. . ..... . 130.0203 Institutional bulletin .............. . 130.0204 Real estate signs ......... . ........ . Signs in RI, R2, R3, R4, R5 and R6 130.0303 districts ...................... . Identification sign 130.0103(d) Defined ........................ . . . 130.020l(b) Height limits ........... . . .. ...... . Illuminated sign 130.0104(c) Defined ............... . .......... . Illumination of signs Signs in Bl, B2, SDl and SD2 130.0405 districts ......... . ....... . .... . 119.1000 119.0300 130.0400 119.0100 119.0500 120.0200 120.0100 SANITARY SEWAGE SYSTEM Flood hazard reduction, general standards for re sanitary sewage systems ........... . 49.0403 SEAL Official seal of board of zoning appeals . ... Official seal of community and economic development department ...... . SIDEWALKS. See: Streets and Sidewalks 119.0800 119.0400 8D3 SPECIAL DEVELOPMENT DISTRICT Community and economic development department review .............. . Uses permitted as a matter of right ... . 62.0400 60.0200(i) SECONDHAND STORES. See: Pawn shops, Secondhand Stores, Etc. (Regu lated Uses) SEPARABILITY Generally ....................... . .. . 41.0000 SERVICE STATIONS. See: Motor Vehicle Filling and Service Stations Sl-~TBACKS Accessory buildings. See also that title Percentage of required yard occupied and required setback ....... . .. . 44.0300 SHALLOW FLOODING Flood hazard areas, standards for areas of shallow flooding ................... . 49.0700 SHOESHINE Uses) Section PARLORS (Regulated Application for, granting, etc ......... . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Defined ...................... . . . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ................. . SHOPPING B3 Shopping district . . . . . . . . . . . . . . . . . . . . B:1 Shopping district. See that title Section 66.0100 66.0200 66.0500 32.0086 66.0300 66.0000 66.0100 66.0400 93.0100 et seq. Supp.No.3 563 �DETROIT, MICHIGAN SIGNS-Cont'd. Section Signs in 83, 84, 85, B6, Wl, Ml, M2, 130.0505 M3, M4 and M5 districts ....... . Signs in Rl, R2, R3, R4, R5 and R6 130.0305 districts ...................... . 130.0705 Sign in TM districts ............... . 100.0900 Industrial districts generally ......... . 130.0203 Institutional bulletin ................ . 130.0103(e) Defined ........... . ............ • .. Major categories 130.0103 Defined ..................... ••••·• 130.0208 Marquees and canopies, signs on ..... . Non-conforming advertising signs 52.0200 Termination of use ................ . 130.0800 PC , PD and Pl districts, signs in ..... . 130.0801 Permitted signs ................... . 130.0600 PCA districts, signs in ............... . 130.0601 Permitted signs .................. • . 130.0604 Projection of signs ................ . Permitted signs Signs in Bl, B2, SDl and SD2 130.0401 districts .................... • •. Signs in B3, B4, 85, B6, Wl , Ml, M2, 130.0501 M3, M4 and M5 districts ....... . 130.0801 Signs in PC, PD and Pl districts ... . 130.0601 Signs in PCA district .............. . Signs in Rl, R2, R3, R4, R5 and R6 130.0301 districts ................... . .. . 130.0701 Signs in TM district ............... . 115.0900 PR Parks and recreation district ..... . Projection of signs 130.0104(d) Definition of "projecting sign" ..... . 130.020l(d) Height limits of projecting signs .... . Signs in Bl, 82, SDl and SD2 130.0404 districts ...................... • Signs in 83, 84, 85, B6, Wl, Ml, M2, 130.0504 M3, M4 and M5 districts ....... . 130.0604 Signs in PCA district .............. . Signs in Rl, R2, R3, R4, R5 and R6 130.0304 districts ..................... . . 130.0704 Signs in TM district ............... . Rl , R2, R3, R4, R5 and R6 districts, 130.0300 signs in ........................ . 130.0302 Area of signs ..................... . 130.0303 Height of signs ................... . 130.0305 Illumination of signs .............. . 130.0301 Permitted signs ................... . 130.0304 Projection of signs ................ . 130.0204 Real estate signs ................... • • 130.0103(0 Defined .................. •••••·•·· 80.0900 Residential districts generally ...... • . • 130.0205 Roof signs ...................... • • • • 130.0104(e) Defined ....................... ••.• 130.0206 Double-face signs ................. • 130.0201(c) Height limits ................ · · · · · · 130.0000 Sign regulations generally ........... . 130.0101 Signs, defined ............... • • • • • • · · Structural types 130.0104 Defined ..................... •••··· SIGNS-Cont'd. Section 114.0900, 130.0700 TM Transitional-industrial district 130.0705 Illumination of signs .............. . 130.0704 Projection of signs ................ . 130.0701 Permitted signs ................... . 116.0900 WI Waterfront-industrial district .... . Wall signs Defined .......................... . SITE PLANS Approval of site plans Existing on the effective date of ordinance ..................... . PD Planned development district .... . Site plan of proposed industry Duties of industrial review committee re ..... ·.............. ••••••·•·· Zoning enabling act. See also that title Site plan, inclusions, § 125.584d of App. A 130.0104(e) 46.0000 110.0203 67.0400 SITES Bl Restricted business district ....... . 91.0800 SMOKE Industrial review committee's duties and functions re ................ . 67.0400 SPECIAL APPROVAL USES Existing on the effective date of this ordinance, etc . .................. . 46.0000 SPECIAL DISTRICTS Pl Open parking district ............ 111 .0100 et seq. Pl Open parking district. See that title PC Public center district ............ 112.0100 et seq. PC Public center district. See that title PCA Restricted central business district . . . . 113.0100 et seq. PCA Restricted central business district. See that title PD Planned development district . . . . 110.0100 et seq. PD Planned development district. See that title SDI Special development district . . . . 118.0100 et seq. SDI Special development district. See that title SD2 Special development district .... 119.0100 et seq. SD2 Special development district. See that title SD:1 Special development district .... 120.0100 et seq. SDa Special development district. See that title TM Transitional -industrial district ... 114.0100 et seq. TM Transitional-industrial district. See that title Wl Waterfront-industrial district .... 116.0100 et seq. WI Waterfront-industrial district. See that title SPECIAL EXCEPTIONS Board of zoning appeals' duties re ..... I I I I I ] 62.0402 Supp.No. a - �ZONING INDEX I I I I I I I I SPECIFIC USES Regulations for specific uses ......... . Section 42.0000 STORAGE Enforcement of provisions ... . ....... . 63.0100 STORY Defined .. . ......................... . 32.0090 STORY, HALF Defined ..... . ...................... . 32.0092 STREETS AND SIDEWALKS Alleys Bulk regulations. See also that title Alley as part of lot .............. . Defined .......................... . Bulk regulations. See also that title Maximum street width ............ . Park as part of street ............. . . Street as part of required yard ..... . Definition of "street" .......... . . . .. . STRIPPERS Cabaret defined to include topless dancing, strippers, etc . ............... . Cabarets. See also that title STRUCTURE Defined ............................ . SUBDIVISIONS Flood hazard reduction, review of development proposals ......................... . Flood hazard areas. See also that title SUBSTANCE ABUSE SERVICE FACILITY Defined ............................ . TAXI DANCE HALLS (Regulated Uses) Application for, granting, etc. ........ . Conditions and guarantees ........... . Damaged regulated uses Reconstruction of ................. . Denial of application for regulated use, effect of ........................ . Generally .......................... . Procedure .......................... . Revocation of grant ............. . ... . 45.0400 32.0010 45.1000 45.1100 45.0500 32.0094 66.0300 66.0000 fl6.0100 U>.0400 Tl•:MPORARY PERMITS Approval ........................... . Sale of Christmas trees Temporary permits for ............ . 63.1300 TEMPORARY USES Permitted .......................... . 42.0300 60.0200(c) THOROUGHFARES R4 Thoroughfares residential district .. 84.0100 et seq. R4 Thoroughfare residential district. See that title 32.0023 TM TRANSITIONAL-INDUSTRIAL DISTRICT Bulk and height limitations ....... . .. . 114.0600 Off-street parking and loading requirements .. . . . . . . . . . . . . . . . . . . . . . . . . . 114.1000 Permitted with approval uses . . . . . . . . . 114.0300 Signs in ......................... 114.0900, 130.0700 Signs. See also that title Uses permitted as a matter of right ... . 113.0100 Yard requirements .......... . ....... . 114.0500 32.0096 49.0406 32.0097 TOPLESS DANCERS Cabaret defined to include topless dancing, etc ....... . ................ . . Cabarets. See also that title SUPREME COURT Zoning enabling act. See also that title Appeals to supreme court, § 125.590 of App.A 60.0200 60.0lOO(a) 1' TAILORING, SRWING OF FABRIC, 1<:TC. Permitted home occupations ......... . Supp.No.a 66.0500 THEATERS Adult bookstores, adult motion picture theaters, etc. See that title SUMMARY DISTRICT CHARTS Charts of minimum lot size, minimum yard requirements, etc., of specific districts. See Appendix B to the Detroit Zoning Code SUHVi-:vs Community and economic development department conducting .......... . Duties of city planning commission re surveys ......................... . Section 66.0100 66.0200 32.0046 565 32.0023 TOWNHOUSE Defined ..... . ............. . ........ . 32.0098 TOXIC SUBSTANCE DISPOSAL FACILITY Defined ....... .. ..... . .... . ... . .... . 32.0099 TRAILER COACHES Regulations for specific uses .. .. ... . . . 42.0200 TRAILERS House trailer Defined .......................... . !l2.0050 TREES Sale of Christmas trees Temporary permits for ........ . ... . 6!l.1300 TUTORING Permitted home occupations ......... . 32.0046 �DETROIT. MICHIGAN w u USES, ACCESSORY Defined ................ . ....... . ... . Section 32.0004 USES, CONDITIONAL. See: Conditional Uses USES, GENERALLY Uses to conform to regulations ....... . 40.0500 USES, NON-CONFORMING. See: Non conforming Buildings, Structures and Uses USl4.:;S, PERMITTED. See: Permitted Uses WALKWAYS Prohibited means of access USES, PERMITTED WITH APPROVAL USES. See: Permitted With Approval Uses USES, PRINCIPAL Defined .......... . .......... . ...... . USES, REGULATED. Uses Wl WATERFRONT-INDUSTRIAL DISTRICT Section 116.0700 Height limitations ................. . . Off-street parking and loading requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 116.1000 Permitted with approval uses . . . . . . . . . 116.0300 Signs ............. . .............. 116.0900, 130.0500 Signs. See also that title Uses permitted as a matter of right . . . . 116.0100 Uses permitted subject to approval of the division of air pollution control 116.0200 116.0500 Yard requirements .................. . 32.0074 WALL SIGNS Defined ......... . Signs. See also that title 40.1000 130.0104(e) WALLS. See: Fences, Walls, Etc. See: Regulated WATER SUPPLY SYSTEMS Flood hazard reduction, general standards for design and construction to prevent infiltration of flood waters into system USES, SPECIAL APPROVAL. See: Special Approval Uses USES, SPECIFIC Regulations for specific uses ...... .. . . 42.0000 USES, TEMPORARY Permitted .......................... . 42.0300 UTILITIES Flood hazard reduction Public utilities and facilities, general standards for design, construction, location 49.0404 V VARIANCES Board of zoning appeals, duties re variances .. .. ................. - • • Conditions on ..... ... ...... . ....... . 62.0403 40.1600 VEHICLES. See: Motor Vehicles VIRHATION Industrial review committee's duties and functions re .... . .. . .. . ..... . VIOLATIONS Violations and penalties generally .... . Zoning enabling act. See also that title Violation nuisance per se; abatement, § 125.587 of App. A VOTING PLACF....", Generally . ... . ... . .... . ..... . . . - - . . - 67.0400 69.0000 42.0400 49.0402 y YARDS (Front yards, side yards, rear yards) Accessory buildings. See also that title Percentage of required yard occupied ... . BI Restricted business districts ...... . B2 Local business and residential district . . ............ . ............ . B3 Shopping district ......... . ...... . B4 General business district ......... . B5 Major business district ........... . B6 General services district .. ........ . Bulk regulations. See also that title Location of required yard ....... . .. . Projections into a required yard .... . Side yard reduction for offsets ..... . Street as part of required yards .... . Business districts generally . . ........ . Defined ................... . ........ . Industrial districts generally ......... . Ml Limited industrial district ....... . Pl Open parking district Yard requirements . ............... . Yard treatment ................... . PD Planned development district .... . RI Single-family residential district . . . R2 Two-family residential district .... . R3 Low density residential district ... . Supp.No.a 566 44.0300 91.0500 92.0500 93.0500 94.0500 95.0500 96.0500 45.0700 45.0800 45.0600 45.0500 90.0500 32.0102 100.0500 101.0500 111.0600 111.0700 110.0202 81.0500 82.0500 83.0500 I I I I I I I I �I I I I I II II ZONING INDEX Section YARDS-Cont'd. R4 Thoroughfare residential district . . . R5 Medium density residential district ... . R6 High density residential district . . . . Residential districts generally . .. .. . .. . Building hulk, yard and recreational space requirement.-. .. . . .. . ... . . . SDI Special development district ... . . SD2 Special development district .... . Summary district charts for minimum yard requirement..,, etc. See Appendix H to the Detroit Zoning Code TM Transitional-industrial district ... . WI Waterfront-industrial district ZONING ENABLING ACT-Cont'd. 84.0500 85.0500 86.0500 80.0500 Appeals to supreme court .... .. . . ... . Authority to zone .................. . . Board of appeals Conduct of business at public meetings; compliance with open meetings act .................. . .... . Membership, appointment, terms of office .... . .................... . Right to appeal; vote .. . .. . .. . ..... . Buildings, regulation of ...... . ....... . Circuit court..-. Review by ........................ . Conflicting laws; governing law .. ..... . Congested areas, regulation of ....... . Declaration of necessity ..... . ....... . Effect of zoning ordinance or decision . Governing law .......... . .......... . . Improvements . . . ......... . Nonconforming uses and structures . .. . Nuisance Violation nuisance per se; abatement Ordinances Enactment .. Requirements and standards of decision specified in ordinances Specifications of; extent of stand ards, request, compliance, ap proval Special land uses; ordinances, inclusions ... Pla nned unit development . ..... . .... . Regulation by local bodies ......... . . . Regulation of buildings .... . ....... . . . Regulation of congested areas .... . ... . Review by circuit courts ...... . . . . . .. . Actions for review; proper and necessary parties, etc . ............... . Site plan , inclusions . .. ..... .. ..... . . . Special land uses; ordinances, inclu sions .................. . . . ..... . State licensed residential facility defined . . . . . . . ....... . Supreme court Appeals to .......... . ......... .. . . Use of land and structures . . .... . .... . Violation nuisance per se; abatement 80.0600 118.0500 119.0500 114.0500 116.0500 '/, ZONING COMMISSION City planning commission . . . ... . 60.0000 et seq. City planning commission. See that title ZONING DISTRICTS Business districts. See also specific business districts Enumeration of business districts ... . Establishment of districts . .......... . H Historic districts Ordinance for the preservation of historic land marks and districts . Historic land marks and ' districts, App. C Historic land marks and districts. See that title Industrial districts. See also specific industrial districts Enumeration of industrial districts .. Maps ................. . ..... . References to zoning district classifications References in other codes and ordinances ... . .... . ............. . Residential district.-.. See also specific residential district..., Enumeration of residential districts .. Similar districts ..... . ........ . ... . . . Special districts. See also specific special district..-. Enumeration of special district ..... . Summary district charts .... . ... . . ... . See also Appendix B to the Detroit Zoning Code 70.0200 70.0000 70.0500 40.1500 70.0300 71.0000 40.1300 70.0100 40.1301 70.0400 40.1400 ZONING- LOT. See: Lots ZONING MAPS. See: Maps ZONING ENABLING ACT (Appendix A) (Note- Section citations refer to sections contained in appendix A to the Detroit Zoning Code) ZONING ORDINANCE. See: Ordinance Supp.No.a 567 Section 125.590 125.582 125.585a 125.585 125.585 125.582 125.590 125.586 125.583 125.589 125.592 125.586 125.584e 125.583a 125.587 125.584 125.584c 125.584a 125.584b 125.581 125.582 125.583 125.590 125.591 125.584d 125.584a 125.583b 125.590 125.581 125.587 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Detroit_Zoning-Ordinance_1990 Creator An entity primarily responsible for making the resource Buildings and Safety Engineering Department, City of Detroit, Wayne County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-05 Title A name given to the resource Official Zoning Ordinance Description An account of the resource The Official Zoning Ordinance for the City of Detroit was prepared by the Buildings and Safety Engineering Department originally in 1980 and with updates through May 1990. Subject The topic of the resource Zoning--Michigan Detroit, Michigan Wayne County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/47d1c70db71a3c6e8066fe8741ebe7ba.m4v 39aa7bffb605437f2ed021508721d0af https://digitalcollections.library.gvsu.edu/files/original/7f7867e398cbe228dca9a5a5b023679a.pdf fbf94f1a967cd9b55add5f5b8e0e87a1 PDF Text Text Grand Valley State University Veterans’ History Project Kathryn Bulkley World War II (Civilian), Post-WWII (Air Force) 37 minutes 14 seconds (00:00:11) Early Life -Born in Muskegon, Michigan, in 1919 -Moved to North Muskegon -Graduated from North Muskegon High School -Attended community college for two years -Father was a coffee salesman and sold coffee door-to-door -Had a difficult life during the Great Depression -Father worked for the Works Progress Administration (WPA) -WPA: New Deal agency that hired Americans to do various jobs -For example, her father cut down trees for the WPA -Mother worked as a caretaker -Her mother contracted cancer and died when Kathryn was 21-years old -Graduated from high school in 1937 -Had 26 people in her class -After community college she went to Western Michigan University for one year (00:03:18) World War II -Worked for Continental Motors in Muskegon for a couple years -Aircraft factory -Worked for seven days a week, for 25 cents an hour -Worked on Rolls Royce engines for aircraft destined to Britain as part of the Lend-Lease Act -She worked in the paint department -Moved to Portland, Oregon, to live with sister and find work in the shipyard -Couldn’t find work -Returned to Muskegon after the war ended -Worked in the YWCA office and at the YMCA as a swimming instructor (00:06:25) Enlisting in the Air Force -Decided to enlist in the Air Force after the war -Had wanted to serve and it was something different to do -Wanted to further the medical skills she had learned in college -Didn’t know that the Air Force didn’t have its own medical service -Air Force still relied on the Army for medical services (00:08:39) Basic Training -Sent to Lackland Air Force Base, Texas, for basic training -Took aptitude tests -Learned how to march -A lot of foreign generals visited the base -Recruits to had to go out in formation to greet them -Remembers recruits collapsing due to the heat -Not allowed to help them -Learned how to obey orders -It wasn’t too hard for her -Strong emphasis on following orders and being disciplined �-She was older than the other recruits -She was in her late twenties, and most of the recruits were in their late teens -The drill sergeants were nice, strict, and women -Basic training lasted three or four months (00:12:47) Chanute Field, Illinois -Sent to Chanute Field, Illinois, to wait for her assignment -She had picked an assignment to work as a mechanic on an aircraft simulator -The simulator was a pod with aircraft instruments, on hydraulics, over an electronic map -Used to teach new pilots how to fly by instruments (usually for night flying) -Spent a few weeks at Chanute waiting for her final assignment (00:18:30) Stationed at Langley Air Force Base -Sent to Langley Air Force Base, Virginia -Assigned to a department to learn how to do maintenance on the flight simulators -Training lasted four months -Learned about electronics, hydraulics, instruments, and how to use the simulator -As a mechanic, she worked from 8 a.m. to 5 p.m. when pilots weren’t using the simulators -First group of female mechanics -They were considered an experimental group (seeing if women could be competent mechanics) -Reported to a master sergeant -He treated the women well -She and the other female mechanics were routinely checked to see if they were doing well -They made the experiment a success, gaining women a stronger role in the military -Quartered in barracks -Slept on cots in an open area with 15 or 20 women -Worked with a lot of Southern women -Difficult to understand -They saw it as a place to advance themselves, and maybe a route to go to college -Enjoyed the work she did, but it wasn’t really practical for the civilian sector (00:24:55) Downtime & Life Off-Base -Allowed to hop flights off the base, but had to be back for duty by a specific time -Hopped a flight to New York City -On the way back she lost her seat because General Curtis Lemay needed a seat -This resulted in Kathryn being AWOL -Punished with marching in front of the flag for an hour a night for a week -Never took a flight off the base after that -Korean War didn’t make much of an impression on her when it began in June 1950 -Didn’t pay much attention to the news anyway -Had some limited entertainment options on the base -Pool, card room, and the occasional movie, but nothing exciting (00:29:10) End of Service -She wasn’t really happy at Langley, and wasn’t really happy in the Air Force -Didn’t feel like she belonged in the Air Force -Felt confined, and didn’t like it -Didn’t see herself making a career out of the Air Force -Had gone in with the mindset of staying for two years then getting out -No encouragement for reenlist -Discharged from the Air Force in 1950 (00:31:00) Life after Service -Didn’t what to do after she got out of the Air Force �-Got a job with Sealed Power in Muskegon, Michigan -Worked for them for 16 years -Went back to Western Michigan University in 1966 -Lived in on-campus apartment -Completed a degree in physical education -Got a job at Oakridge Middle School in Muskegon -Taught there for 17 years -Enjoyed the work and discovered it was her true calling (00:33:55) Segregation -Doesn’t remember any African American women in her unit -President Truman issued an executive order in 1948 desegregating the military -Took a while for the military to integrate, though -Didn’t spend time off-base in the South, so she didn’t see segregation (00:35:24) Reflections on Service -The Air Force taught her electrician skills -Helpful when she built her house � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context BulkleyK1966V Title A name given to the resource Bulkley, Kathryn (Interview outline and video), 2016 Description An account of the resource Kathryn Bulkley was born in Muskegon, Michigan, in 1919. During World War II she worked in the Continental Motors factory in Muskegon for a few years building aircraft for the war effort. In 1948 she enlisted in the Air Force. She received her basic training at Lackland Air Force Base, Texas, then went to Chanute Field, Illinois, to wait for her assignment. She was assigned to Langley Air Force Base, Virginia, to work as a mechanic on flight simulators for pilots to learn how to fly by instruments. She stayed at Langley for the duration of her enlistment and was discharged in 1950. Creator An entity primarily responsible for making the resource Bulkley, Kathryn Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings Korean War, 1950-1953--Personal narratives, American United States. Air Force Source A related resource from which the described resource is derived <a href="http://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Type The nature or genre of the resource Moving Image Text Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2016-10-18 Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e39fa78a37ca7f66e54a6d675ed91186.mp4 93d4ec18f01a779eef390dcd2997dd75 https://digitalcollections.library.gvsu.edu/files/original/4d1f27c675f3e1b8938e2ffb1fa6ac80.pdf 3d65235b51e0708510975d47d23f4707 PDF Text Text Grand Valley State University Veterans History Project Interview Name of War: Other veterans and civilians Interviewee name: Roosevelt Burch Length of Interview: (00:55:35) (00:20) Background Information       Roosevelt was born in Mound Bayou, Mississippi He grew up in the delta area that was very rich and good for growing all kinds of crops He was born on July 24, 1937, but his parents had split up during his mother’s pregnancy Roosevelt’s father moved to Chicago and his mother remained in Mississippi When Roosevelt was 9 years old, he moved with his older sister to live with their father in Chicago They stayed with their father for about a year and then moved into their mother’s new house in Detroit (14:05) School  Roosevelt had gone through about the third grade while living in Mississippi  He had gone to a private school and had to walk 2.5 miles there and back every day  In Detroit Roosevelt went to Hutchison Intermediate school for grades 7-9 and then moved on to Central high school  He graduated from Central high school and won a scholarship for Michigan State University  The scholarship covered tuition, but not room and board and Roosevelt could not afford to go there long  He went to MSU for about 6 months and studied Spanish, but did not have enough money to continue  Roosevelt dropped out of college and moved back home with his mom  He took a few civil service tests and ended up working for the USPS for 3 years in 1957 (23:20) United States Air Force  Roosevelt enlisted in the Air Force in 1960  He signed up in Detroit and then flew from Fort Wayne, MI to Lackland Air Force Base in San Antonio, TX  Roosevelt went through basic and advanced training in Texas  He then went through technical school in Kansas  After technical school, Roosevelt worked as a file clerk in Kansas  He was only in the Air Force for 8 months before being discharged �(31:25) After the Air Force  Roosevelt began working at a wholesale record shop in Detroit  He worked there for a year and then decided to move to New York City  Roosevelt got a job at a VA hospital in Allan Park and worked there from 1973-1984  He had started there as a file clerk and enjoyed his job, but eventually decided to quit (39:50) Retirement  After working at the VA hospital, Roosevelt was unemployed for a while  He later got a job working for Michigan Blue Cross Blue Shield with Medicare  Roosevelt worked there from 1984-2002 and then retired  He moved back to Detroit and stayed with his mother for a while  Roosevelt is now living in the Grand Rapids Home for Veterans � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burch, Roosevelt (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Burch, Roosevelt Description An account of the resource Roosevelt Burch was born on July 24, 1937 in Mound Bayou, Mississippi. He went to school in Mississippi until he was 9 years old and then moved to Chicago to live with his father for a while. Roosevelt later moved to his mothers' new house in Detroit and graduated from Central high school. After high school Roosevelt attended classes at Michigan State University for about 6 months where he studied Spanish. Roosevelt enlisted in the Air Force in 1960 and went through training in Texas. He was only in the Air Force for 8 months before being discharged. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Other veterans & civilians--Personal narratives, American United States. Air Force Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-03-19 Identifier An unambiguous reference to the resource within a given context BurchR Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f67bc69ff5020a6d017c4882ccb38b9c.pdf 9e5fcb9ef35555e13ba1a534a12712b6 PDF Text Text DI E NS T VE RP L I CHT I NG 1/t? Noord-Scharwoude, ~ Juni 1944. In opdrach t van den Weermachtbefehlshaber in Nederland wordt U hierbij aangewezen om enkele dagen werk te verrich/_ %.. ten en gelieve U zich~Juni a.s. te melden bij de brug over de ringvaart van de Heerhugowaard te Broek op Langendijk om 10 uur des voormiddags. Spade meebrengen. Ten overvloede wijs ik U er nog op dat er, bij het niet gevolg geven aan dezen oproep, zware straffen in uitzicht zijn gesteld, zoodat ik U ernstig in overwegipg geef te zorgen, op bovengenoemd tijdstip aanwezig te zijn. Ö Aan den Heer •'/ De wnd.Burgemeest r van L~g 7 / ~~ 1 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_DOC_1944-06-10-Work-assignment Creator An entity primarily responsible for making the resource Burgemeester of Langedijk, Netherlands Date A point or period of time associated with an event in the lifecycle of the resource 1944-06-10 Title A name given to the resource Pieter Termaat work order Description An account of the resource Work assignment to report to bridge near Heerhugowaard canal in Broek op Langedijk, North Holland, Netherlands with a spade, signed by the Mayor of Langedijk. The author also reminds the receiver of the order of serious penalties should they not comply with the order. In Dutch. Subject The topic of the resource Dutch Netherlands World War, 1939-1945 -- Netherlands Conscript labor Netherlands--History--German occupation, 1940-1945 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource nl Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/8feb2d50d3ce09f3cfb6911505ca0b13.pdf fa757e15b02b0e24783dbd4800816f28 PDF Text Text - - - - - - - - - - ;G E M E I N D E L A N G E D IJ K. E R KL X RUN G. -.-.-.-.-.-.-.-.- Der Bürgermeister der Gemeinde Langedijk erklärt daffZ der/cöm •. ~ Inllaber der Kennkarte Letter • A. J..9. , Nr. • .. 2J.J.!3!3• ••.• gebor.en am ••••7. 4•••••••• , gehèirt zum Personal derns=~AWWOO!rlC/ des Gemeindeluf'tach~tzdienstes, ' sodaQz es dringend er~o.rd.erlicÀ i.s-t., dasz er/sie die \,. Verfügung Uber aein/illr Fahrrad behält. Noord-Scharwoude , am 20.Sept. 1944. Di~ oowij.s geldt alleen voor noodgevallen en garandeert U geen algeheele vrijstelling van vordering van Uw rijwiel. r ' �s"z 111 C, z j L , 0 )C 111 i • i.,, 1 - ~ - . f � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Adriana B. and Peter N. Termaat collection Creator An entity primarily responsible for making the resource Termaat, Adriana B. (Schuurman) Termaat, Peter N. Description An account of the resource Collection contains genealogical, personal, and family papers and photographs documenting the lives and interests of Adriana and Peter Termaat. The bulk of the materials are related to family history and genealogical research carried out by the Termaats, including research notes and materials about places in the Netherlands that were significant to the Termaat and Schuurman families, such as the city of Alkmaar. Other materials in the collection are related to the Termaats' experiences on the eve of and during the Second World War, especially the German occupation of the Netherlands and the Termaats' participation in organized resistance to the Nazis. Also included are materials that document the family's post-war life in the United States, including their public efforts to recognize, commemorate, and honor people and events significant to World War II. Date A point or period of time associated with an event in the lifecycle of the resource 1869 - 2012 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection, RHC-144</a> Subject The topic of the resource Netherlands Netherlands--History--German occupation, 1940-1945 World War, 1939-1945 World War, 1939-1945 -- Underground movements -- Netherlands Dutch Dutch Americans Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-144 Format The file format, physical medium, or dimensions of the resource Text Image Type The nature or genre of the resource application/pdf image/jpeg Language A language of the resource eng nl Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-144_Termaat_DOC_1944-10-20-Bicycle-resgistration Creator An entity primarily responsible for making the resource Burgemeester of Langedijk, Netherlands Date A point or period of time associated with an event in the lifecycle of the resource 1944-10-20 Title A name given to the resource Pieter Termaat bicycle registration Description An account of the resource Bicycle registration of Pieter Termaat, signed by the Mayor of Langedijk. Termaat was given permission to keep his bicycle due to his position on the staff of the local air defense office. In Dutch. Subject The topic of the resource Dutch Netherlands World War, 1939-1945 -- Netherlands Netherlands--History--German occupation, 1940-1945 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/719">Adriana B. and Peter N. Termaat collection (RHC-144)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource nl Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4abb390c255635845dc8ded63b876a48.mp4 af4b5eadf6560ca12815584c5e476277 https://digitalcollections.library.gvsu.edu/files/original/7bd922f47c2c41b1e2f59f95811f1535.pdf 83b6fe1d39e0557428512a6c975d4c68 PDF Text Text Grand Valley State University Veterans‟ History Project Interviewee‟s Name: Frederick Burgess Name of War: World War II Length of Interview: (01:33:57) (02:49) “Let‟s start with your name and where and when were you born.” (02:52) “Oh, my name is Fred Burguess, or Fredrick. We all ended up with a nickname. I was born in 1926. I still live in the same house where I was born.” (03:09) “And where is that house?” (03:11) “Out on 100 Street just a half mile east of the 131 expressway.‟ (03:17) “In Grand Rapids, Michigan.” (03:19) “No. Kent County.” (03:21) “Kent County. Okay.” (03:22) “I‟m just one mile north of the Kent County line. It‟s a buyer and sender address.” (03:25) “Ah. Okay. I was going to talk about your schooling but I think that your early family life. You lived on a farm. And tell us about Tell us about the number of your family and what was your family doing?” (03:40) “Well, there were thirteen of us, five girls and eight boys. And of course we were on the farm and everyone had their tasks. As the older ones got old enough to work out they‟d pick up, even in their teens, in their early teens, they‟d pick up a job here and there, but our main source of living came from the farm.” (04:11) “And what did you…” (04:14) “We had dairy cattle and there was about six acres of muck and we raised produce and my dad brought that into Grand Rapids to the wholesale market.” (04:29) “And what kind of foods were you growing?” �(04:31) “Well, we, on the highland we‟d raise hay, and corn, oats and wheat. Wheat was our cash crop on the highland but the rest was to feed our livestock.” (04:43) “I see.” (04:45) “And then on the muck why, we‟d raise some onions, celery, sweet corn, and tomatoes and maybe some cabbage or whatever.” (05:01) “Even during the depression and of course this was a difficult time for, you know, American families. (05:07) Did your family eat? I mean did you have problems with eating or was it so poor that you went without?” (05:15) “Oh, no. We never went without. The fact is my mother; she could make a good meal out of most anything. We actually, she used to make dandelion greens. We lived off the land. A lot of our meat came from wild game. And we always butchered a couple of hogs, but, nope, we never went hungry. We could have all we wanted but we‟d better eat, finish everything on our plate.” (05:52) “Which was good training for the fact that you actually got into the navy, because they had those same kinds of requirements. You didn‟t have as much of a problem as others, perhaps. What was your early schooling like?” (06:03) “Oh, I was in the one room school, out in the country school. Eight grades. And we had to, of course, walk back and forth to school, three-quarters of a mile but we enjoyed our schooling because not only were we a good sized family, but a neighborhood was united. You know when you grew up with another kid; he was just about like a brother or your sister. And so, and then when we got through the eighth grade, I went into Kellogg into high school, which was seven and a half miles from where we lived.” (06:51) “How did you get to school?” (06:53) “They had a bus. Yeah. They would. It was when the busses were out. ” (06:57) “Now. When you first entered high school, there was a monumental event that happened, Pearl Harbor. Where were you and what was your reaction to Pearl Harbor?” �(07:13) “Well, it was, I was home. It was on a Sunday and I remember I was just a kid yet and we were playing out in the yard but probably our usual ballgame or so. And I heard about Pearl Harbor and aw, shoot, that little country, they can‟t bother us, ya know, although we did have men over in Europe already. But I was fourteen and the draft age was twenty-one at that time and I thought it will never affect me.” (07:47) “I know this is difficult to go that far back, especially when you‟re fourteen. I remember when I was fourteen, I wasn‟t thinking about world event and things like that but your family was affected because you had older brothers. Was there any discussion in the family that you can recall? About, well now what? What‟s going to happen to the brothers now? Are they going to get drafted?” (08:09) “Yeah, to a certain extent. But we weren‟t a family that worried about things. We were a, I‟ll put it this way. We had a strong belief and we believed that the Lord‟s will will be done.” (08:32) “Okay. Do you remember when your older brother was drafted?” (08:40) Oh, yes. Yes.” (08:43) Well what happened?”” (08:46) “We just a. Yeah, it‟s a sad time.” (08:52) “But I had three of them that were drafted and I had a couple others that were 4-F. One had had spinal meningitis and so his reflexes were just a little bit slow. So they, they…you wouldn‟t know it, but he was 4-F.” (09:03) “A lot of people don‟t realize that that was a tough thing to hear. It was, you wanted to go and if you found out you couldn‟t, 4-F was a very embarrassing thing.” (09:13) “It was for some people, yes.” (09:18) “Three older brothers, in many ways the backbone to this farm are now gone. What effect did that have on your father and your farm?” �(09:28) “Well, they were already out of the farm, two of them had businesses of their own. Two of them were married and one of them had a child. And then one had a store and one had a station. And then they drafted both of those and so another brother that just got out of high school took over the store to run it for the one that was drafted then he got drafted, too.” (10:03) “Now, you are getting through your high school years, you got three brothers overseas, what were you thinking in terms of, I mean, you said initially that you thought the war was going to be over with, that it wasn‟t going to affect you, but as you got closer and closer to your age of potential draft, uh, what were you experiencing, what were you feeling? Were you going to join up? Were you going to be drafted?” (10:26) Well, I had a brother a year and a half older than I was, he stayed home on the farm and I had the privilege of going on to school. He always said when I got out of school that he was going to go in. I talked it over with my dad and you know that wouldn‟t be fair. So, ah, at the end of my junior or towards the end of my junior year, and uh, what, I loved high school sports but I gotta walk seven and a half miles every night after practice because of gas rationing we have no way of getting around. We couldn‟t take buses, even to our games. So I got to thinking it over, three brothers in. Where do I belong? Then I decided to join the naval. Well, one brother came home on furlough, the one that had the store and he said, “Don‟t never get in the Army.” Ah, if I‟m not going to get in the Army, I might just as well join the Navy. So that really is when I decided to join the Navy. When I decided to join the Navy, of course, Kip liked that, you know. He could conquer the world. Maybe I could help get this war over.” (12:19) “Ha!! That‟s great. So, how old were you when you actually joined?” (12:27) “Well when I signed up, I was seventeen.” (12:32) “Okay. But they would let you finish high school?” (12:36) “No.” (12:37) “Oh.” (12:45) “I wasn‟t inducted until I got out of that grade of school. In the spring, after school was out before they took me in. See, I volunteered, but then it takes a while before your number comes up.” �(12:48) I see. (12:50) “And, I, so I was actually through my junior year I went in.” (12:55) “And what did you actually join? You didn‟t join the regular Navy you joined…” (12:59) “I joined the Naval Reserve.” (13:02) Reserve. And why did you do that as opposed to just the Navy?” (13:05) Well, I didn‟t want to be a career military man so I and if you joined the Navy, I could join the Naval Reserve. The Naval Reserve you could join for the duration and six months. Where if you joined the regular navy, then you joined for a period of time and I believe it was three years at that time. (13:31) “„Okay.” (13:37) “Now it‟s back up to four years.” (13:42) “Well, let me ask you this. If the war had not happened, what were you planning to do?” (13:45) “I wanted to be a farmer. I guess I wanted to follow in Dad‟s footsteps, (13:50) “Okay.” (13:54) “And I loved farming.” (13:56) “So even as you joined the Navy Reserves, the idea was to serve your country, come back and become a farmer.” (14:02) “Yes. (14:05) Okay. (14:09) See, the way I looked at it, I was losing my teenage years. That, to me, you know, that‟s the time you start driving, start dating, and with the gas rationing, and of course I loved sports. We just….things didn‟t go. Everything was upset. The war had everything in turmoil. Say turmoil. The country came together but as individuals there was no future until that war was done.” �(14:56) “That‟s, that‟s very true. Very profound. It‟s interesting that after all these years, you still look back and realize that you missed out on some real basic teenage….driving a car, finding a sweetheart, having a milkshake…” “Well, I had those.” (15:01) “Oh, you did?” (15:10) “Oh, yeah. But not as many as I wanted to. I was limited. Let‟s put it that way. Because when that, we only had one car there and when those ration stamps were gone we had to stay home. But, no, we had, we made our own fun, the biggest share of it. In a group, youth hall, when we went away, we didn‟t go one in each car. We filled the car up.” (15:31) “With everybody you could pack in there.” (15:35) “When you finally did join up, had you ever traveled outside the immediate area? Had you been to Chicago or anything like that?”” (15:45) “I‟d been to Detroit once. Some friends had invited me to go along and see a Detroit Tiger baseball game. No, otherwise, no. I‟d never been out.” (15:55) “So even though you had traveled out of your home family immediate area, it was with friends, so you felt protected and you went there and came back. But now, you are about to embark on a journey with places with names you can‟t even spell.” (16:13) “That‟s right. I‟d never heard of them before.” (16:18) “So let‟s, let‟s actually walk us through the process. You leave home. Where did you go? The very first place you went to start getting in to the Navy Reserve.” (16:28) “Well, I went to Detroit and we had our physical there. And I went from Detroit to Great Lakes….” (16:34) “Okay.” (16:38) “….Naval Station on the other side of Lake Michigan.” (16:40) “Were you still in civilian clothes?” (16:42) “Well, that‟s when I…” �(16:50) “When did they issue you the uniforms at Great Lakes?” (16:53) “When I got to Great Lakes.” (16:58) “Okay. All right. So basically then, Detroit, their just the physical and there‟s just a bunch of guys standing in a line and they‟re just.” (17:00)“You‟re not in until you pass that physical, see.” (17:04) ”Right. So from Detroit to Great Lakes, how did you get there?” (17:07) “By train.” (17:11) ”And you are with the same guys you saw in Detroit or they all strangers or?” (17:16) “No. Some of them were. Yeah. Some of them are…These are the guys that, the fact is that some of them, a couple of them took the train from here to Grand Rapids or to Detroit.” (17:20) So you knew these guys? (17:22)”No I didn‟t know them personally… until I met them… at the train station?” (17:28) “Okay. All right. So you‟re all in civvies, you are about to go off on this great adventure. I want to picture this now. Okay. You get off the train. Who was there to greet you? Was there a drill sergeant or?” (17:43) “I don‟t know! I don‟t what he was! Follow me!” (17:49) “So you guys are gathered together and you go to, this is a camp?” (17:56) “Yeah. This is your boot camp they call it in the Navy. That‟s your basic training.” (18:04) “Now, let me try and visualize this. What am I seeing? Is it a small place? Is it a huge place?” �(18:13) “It‟s a huge place. Great Lakes is one of the older naval training stations.” (18:14) “So you got parade grounds.” (18:14) “Oh yes.” (18:14) “Barracks. “ (18:15) “Yeah.” (18:15) “These are wooden structures? (18:16) “These are all wooden structures.” (18:18) Okay. Not tent city or anything? (18:26) “Fact is Great Lakes actually did have a couple of ships on Lake Michigan, too. I never had the privilege of getting on one.” (18:27) “All right. So now they‟re marching you, after a fashion I imagine because you guys don‟t actually know how to march yet. Where did you go first? Did they take you to barracks?” (18:37) “Barracks, yeah. We had a regular routine out of our barracks. We stayed in the same place; I think it was about six weeks that we had basic training.” (18:51) “Well, I want to walk you through this. You get to the barracks, you‟re basically unloading your stuff. You‟re assigned a bunk, or you just pick a bunk.” (19:01) “You‟re assigned.” (19:02) “You‟re assigned. Okay. Are these two high? One. Two. Or are they three?” (19:08) “I believe they was two high.” (19:10) “Okay.” (19:12) “You there‟s a funny thing about it. As I went through my naval career, what I‟ve gone through, I‟ve left behind.” �(19:33) “Yeah. Well, I‟m going to try and dredge it up. That‟s what I‟m supposed to be here for.” (19:37) “Yeah. There‟s a lot of things, well, if they weren‟t comfortable why, when I was through with them, well, forget „em.” (19:42) “Yeah. Well, let‟s walk through from the civvies to the uniform. In my mind, you picture it from movies and whatnot that you‟re kind of in a line and, you know, there‟s shirts and you have pants and your shoes are all allocated to you. So, I take it that they had a New York tailor there, he was measuring your….Well, what really happened?” (20:00) “Well, what you did was you had to take care of your own uniform, of course and you had to do your own washing and it was all done by hand. Then when you got them dried, you put them under your bunk to press them.” (20:17) “Okay. Yeah. Okay.” (20:20) “And, everyone, we had one guy, we called him Bonnie Baker. We had to wear white uniforms because it was summertime. When I was at Great Lakes, we had to wear white uniforms and when you stood inspection, they had to be clean, ***see and Bonnie Baker, he‟d always take Bon Ami and rub those dirty spots. So, we called him Bonnie Baker, but he got past inspection just like the rest of us.” (20:53) “What was the daily routine like in the very early days? What time did you get up and what did you have to do?” (21:05) “We got up at daybreak and then we went out and we had a short time of exercise and then we would go for breakfast and of course you got a big military base there and you only got one mess hall and so we had to eat on our schedule.” (21:35) “Are you talking about long lines?” (21:38) “Yes.” (21:42) ”So you had to wait in long lines to go through a buffet?” (21:46) “But they didn‟t send the whole outfit to one time.” (21:48) “Right. It was all scheduled. Right. Sure.” �(21:54) “Then you took what they gave you. You didn‟t say, „I don‟t like oatmeal today. I‟d rather have cream of wheat.‟” (22:02) “So you go through the chow line, you eat, then what? Remember, I‟m talking about the first couple of weeks.” (22:08) “Then we‟d usually go into exercises again. And conditioning was a big thing, one of the biggest things. They used to have competition. We even had boxing and stuff, just to put one guy against the other and learn how to compete.” At that time I thought it was foolish, but later you realize that competing was a big part of it.” (22:44) “Marching?” (22:48) “We did an awful lot of studying of airplanes.” (22:51) “Really?” (22:53) “Airplanes. Ships.” (22:56) “What kind of airplanes? Japanese?” (23:04) “You had to be able to identify them, see. This was a big thing and even after we got out to sea, you had to be able to identify your airplanes and ships and we had to signal.” (23:14) “Communications?” (23:18) “For communications you had to be able to signal with flags and we did a lot of that.” (23:23) “Let me ask you this. You came from a farm background and that‟s not easy. Physically, that‟s not easy. You‟re bailing hay; you‟re doing all kinds of things. So how did you match up in terms of basic training? Was it difficult because they put you through, they put you to the limits, I know that. But in terms of your background as a farm boy, did you adapt better because you‟d worked?” (23:44) “Oh, yeah. To me, I was in good shape because I played basketball for a couple of hours and then I still had to walk home seven and a half miles and then I still had chores to do. So, no, probably physically, these guys who came from the city, they hadn‟t had the exercise.” �(24:13) “A lot more difficult.” (24:18) “I realize that it‟s a long time ago, but was there a sense of camaraderie or was there a lot of…because you see it in the movies all the time. The farm boy is picked on because he‟s a farm boy and the New York guy is supposed to be sophisticated. Was any of that going on in the barracks and whatnot in terms of the fact that you‟re all from different parts of the country?” (24:36) “There was a little of it. This is one thing that‟s amazing, these guys come from New York in their zoot suits, but you know we became just like each other. You grew together. Every time you got moved around while you was in the military, why there was another buddy in the same position you was in. You never had a lack for somebody that you could communicate with.” (25:10) “So basic training consisted of a lot of calisthenics exercises, studying, getting to know aircraft as well as naval ships. Was there a graduation ceremony?” (25:26) “Yes.” (26:30) “You all wore your dress uniforms, it‟s formal. You are now part of the U.S. Navy Reserves.” (25:37) “Well, you was part of that, but I mean you‟ve always been part of that. You went through boot camp. You graduated boot camp, so then you got one stripe on your wrist.” (25:49) “Where do you go from there?” (25:59) “Well, I had a short leave, came home and then I went to California; Camp Shoemaker, which was a debarkation center out in California.” (26:08) “Now, if you went to the east coast, you would be going to Europe. You go to the west coast; you know where you‟re going. Did you figure that out by the time you got to California?” (26:15) Yeah. That wasn‟t hard to figure out.” (26:20) “What year is this, by the way?” (26:23) “It‟s still ‟44.” �(26:28) “Had you been keeping track of what was going on overseas, either through newspapers or radio?” (26:32) “To a certain extent, we‟d hear about a battle or something like that, but we didn‟t, even in our barracks in boot camp, you couldn‟t have a radio. The only news we‟d get would be if they wanted us to have it.” (27:06) “So now you end up in California. What was the purpose of being there? This is a staging area?” (27:13) “Yeah, this is where they send people to, and then you were reassigned. It wasn‟t on the coast. It was out in the desert area. Then they would reassign you to wherever they needed somebody. (27:31) “Had the decision been made as to what your particular job was going to be? When did you find out you were going to be a coxswainer? What were you actually trained to do?” (27:42) “I wasn‟t trained to do anything special then, just be part of the Navy. There‟s where you got reassigned. We were sent down to Coronado….” (28:00)“It‟s a beautiful place.” (28:03)“…Amphibious Training Base.” (28:07) “So now it‟s starting to dawn on you that you might be operating one of these landing crafts. So, how do you take to that?” (28:13) “Oh, I‟ll tell ya. After I got started, we were confused. When you went down there, you didn‟t know what your job was going to be. So they tried us all and give us each tests to drive landing crafts and then they figured out who could handle something and who couldn‟t. Then I got assigned to practice driving the landing craft.” (28:50)“Well, I find it interesting that you are a farm boy from Michigan with no real experience in all this but yet somehow you took to handling this huge landing craft. You just took to it, huh?” (29:05) “Well, golly, before the only way I got across the water was the oars. One stroke at a time.” (29:16) “So now I‟m behind the wheel of this twenty-six foot landing craft, with a diesel motor in there, to be honest with you, I enjoyed driving it. I really did. �I mean when they gave me a chance, I was determined that I was going to do the best I could.” (29:38) “What was the training like for that? I know Coronado myself, because I‟ve been there. I lived in San Diego, but were you operating from a ship and your job was to get the landing craft to the shore? I‟m talking about now, okay? Just the initial training. What was the process? What was it like?” (29:58) “Well, they had a bunch of landing crafts, of course and then we would have classes for a while, part of the day. Then we‟d go out on the beach, take these landing crafts out, and actually drive them. There‟d be a whole boatload of guys; they each were driving their own.” (30:25)“Now, were you training with troops, or empty?” (30:27)“No.” (30:29) “So these were empty.” (30:35) “Well, it was just with the guys who were taking training.” (30:40) “So they were pretending, if you will, to be the troops. So you‟re driving them around and you‟re going to get into another one and somebody else is going to drive you around.” (30:45) “No. It would be the same one. They‟d fit a bunch of us in this landing craft with one instructor and then we‟d have practice runs into the beach. He would tell us what we did wrong and then somebody else would try it.” (31:03) “Did anybody get sick?” (31:06) “Oh, yes.” (31:09) “Did you?” (31:13) “Only once all the time I was in the Navy.” (31:15) “Wow.” (31:20) We had a bunch of these landing crafts. We tied them up together to stop to have some K rations or C rations, one or the other…” (31:26) “..Canned food...” �(31:32) “Dog biscuits. Anyway, we tied a bunch of them up together and we was sitting down, taking a break and smoking. You couldn‟t smoke, either unless you all took a break.” (31:42) “At the same time.” (31:43) “At the same time” (31:45) “Smoke „em if ya got „em.” (31:52) “Then you didn‟t have to if you didn‟t want to either, but we tied together and they‟s just rough enough water that they was bumping together and I started feeling kind of sick. Then I stood up and looked out and I was okay. But I‟ve seen people that step off the dock onto a boat or onto a ship and he‟s seasick. Put him back on the dock and he‟s over it.” (32:11) “Amazing.” (32:14) “That‟s something that didn‟t bother me, but I did enjoy driving these landing craft because it was a new experience.” (32:24) “Here‟s one of those stupid questions that I told you in advance that I was going to be asking you, okay? Did you have any inkling about the danger that you were about to get into, because the idea of learning how to drive a landing craft means that you‟re taking troops into battle and they are going to hit that beach and try to attack. I mean, at this time in your training did you have any inkling?” (32:50) “Oh, we knew what we were training for.” (32:54) “Okay.” (32:56) “We knew why we were there, but we just tried to make the best of what we had. We weren‟t scared. I guess when you‟re at that age and you got a bunch of other guys around ya, you kind of comfort one another. Just to show how it goes. I had three guys in my landing craft and one was a deck hand and one was an engineer and they handled the ropes and everything and I‟d do the driving. I always said, „Jock, you know, there ain‟t no use in you and I worrying. Stan will worry enough for all three of us.‟” (33:47) “I had one guy who worried.” (33:50) “He was a worrier.” �(33:53) “Yeah. So we let him do it.” (33:55) “Let him do the worrying!” (34:02) “Once the training was over, was there any ceremony saying okay, you‟re now a landing craft operator?” (34:05) “No, we knew that before. We were all…there were three men in each landing craft and then we were divided up, told who‟s going to be in which landing craft.” (34:09) “Okay.” (34:19) ”As far as ceremony, no. We were shipped up, we didn‟t even know if we was going on the same ships. “ (34:29) “So where did you go next from Coronado?” (34:33) “We went to Astoria, Oregon. When we went to get onboard our ships.” (34:41) “And what ship was that?” (34:46) “The A.P.A. 226. U.S.S. Rollins.” (34:49) “The mighty R.” (34:54) “Named after a county in Kansas. Now we went up there, a brand new ship, and we went on a shakedown cruise, that‟s what they called it.” (35:00) “What‟s that?” (35:03) “That‟s a trial cruise to make sure it‟s seaworthy. Then we started picking up supplies.” (35:12) “So this is an empty ship except for the guys who are going to handle the landing crafts?” (35:19) “No, the rest of the crew was there, too. Now why they put us on there…?” (35:22) “Actually, the ship‟s crew. See, I wasn‟t part of the ship‟s crew. I was on that ship, but not actually part of the operating of that ship.” �(35:30) “Right.” (35:38) “Our job was landing.” (35:40) “Passengers. You were passengers.” (35:41) “No. We were landing craft.” (35:42) “Okay.” (35:42) “We maintained those landing crafts. And guns. And things like that. And we did have our duties of standing lookout and things like that.” (35:57) “So how long did the trip take?” (35:59) “You mean from Kelt Point?” (36:00) “Yes.” (36:00) “I don‟t know. One day, I guess. I was too busy to look and that‟s scenic. I never went up the post to look. Fact is, the first time I ever saw an orange tree.” (36:12) “Really? Was in California? I‟ll be darned.” (36:15) “Yeah.” (36:16) “So, you‟re traveling on this ship, you say you went and picked up supplies.” (36:22) “Yeah. Well, whatever we needed, you know. Even the electricians had to have extra supplies. Our boat crew, we had to have extra screws, parts for motors. And we didn‟t even have our landing craft onboard yet.” (36:46) “Oh, I was just going to ask that. Okay. So the landing craft is not on yet.” (37:52) “We went on down to San Francisco or San Diego. No, yeah. We stopped in San Francisco first and picked up some stuff, then we went down to San Diego and picked up some more down at a naval base down there and then we came back up to L.A. and that‟s where we picked up our landing craft.” (37:15) “How many were on the ship?” �(37:17) “Approximately three hundred.” (37:21) “Three hundred landing crafts?” (37:25) “No. Landing crafts, there were twenty-six landing crafts.” (27:29) “Twenty-six landing crafts. What was the three hundred figure?” (37:31) “Oh, better that three hundred crew.” (37:32) “Crew? Okay. Like, so now, do you know where you‟re going?” (37:38) “No. Wouldn‟t recognize it if I did.” (37:41) “Well, those are all new names out there.” (37:45) “So, you start off now from Los Angeles.” (37:50) “San Francisco. We picked up our landing craft in Los Angeles, and then we went back to San Francisco.” (37:58) “Okay. So you‟re leaving and there‟s the San Francisco Bridge.” (38:04) “Yeah.” (38:08) “That‟s the last view of America for quite a while.” (38:12) “I always say I went under that Golden Gate Bridge I think fourteen times and I never went over yet.” (38:15) “Wow.” (38:20)“Was there a sense of….I guess, what were you feeling like when you were leaving? I‟ve talked to vets who left from New York. Of course it‟s the Statue of Liberty that‟s the symbol of America. You leave San Francisco, it‟s that bridge.” (38:30) “That‟s the bridge.” �(38:33) “And you‟re leaving it. And you‟re going into parts unknown. Was there any emotions or thoughts going through your head?” (38:38) “Oh, sure. Sure. And, of course, when we leave there‟s a pilot that takes the ship out. We get out in the ocean, and then they bring us our orders. The captain of the ship don‟t even know where he‟s headed when he goes out of that gate. He gets his orders after he‟s out to sea.” (39:02) “Was this one ship or was this a convoy?” (39:06) “No we went alone.” (39:10) “Was there zigzag? Okay.” (39:13) “Yeah, we had a zigzag course, change speeds. That purpose was so that the enemy couldn‟t pick up your course and have a submarine waiting for you. Or, airplane, whatever.” (39:27) “Especially ships with a lot of troops on it. They were targets.” (39:31) “Absolutely.” (39:39) “Now, the trip over had one very unusual event. People don‟t often realize that when you cross over the equator, the Navy, especially has this kind of ceremony. I wonder if you could talk about the King Neptune Ceremony?” (39:47) “When you go across the equator, you got to be initiated. You‟re a pollywog. And so they have initiation and we were unfortunate, really, because we had a bunch of Army men onboard and the biggest share of them were going out for the second tour and they‟d been across the equator before. I think we could have handled the regular crew that had been across before, but not with the Army helping them. When you get an initiation, it makes these hazings look pretty tame. That is one initiation that is, well, fact is, it‟s in every man‟s record yet that he‟s been initiated.” (40:43) “So you‟ve got a king and a queen. The queen dresses up in a wig, okay. And they‟ve got a king and they‟ve got a couple other people in the court there to make sure that you do this…” (40:56) “Yeah. You‟ve got King Neptune and his Royal Family, is what it‟s called. And you got everybody down to the baby. And part of the initiation was, you had to kiss the baby‟s rear end. And he had graphite grease on it, so you can imagine what you looked like when you were done.” �(41:21) “Aw, gawd.” (41:25) “One guy bit it, and boy did he take a beating. Yeah, he took a beating. He was black and blue.” (41:31) “What did they do to you?” (41:36) “Well, they actually used electric welders to give you shocks. They have a tank that is built out of canvas and two by fours and it‟s filled partially with water and they put you in there and you gotta try and crawl out and then they have two and a half inch rope, covered with canvas that‟s been soaking in water and they‟re hitting ya when you are trying to get out of there. (42:00) And another thing is, they had a tunnel they made out of canvas with rings and you had to crawl through that tunnel and they had a fire hose shooting in your face. And they had these outfits and they was hitting you while you were trying to crawl through. It was something different. Then of course, they took a razor and go right over the top of your head and we had one man he had a beautiful head of hair. And of course we down in the tropics and he didn‟t like a hat anyway. He said „If they want me to get rid of my hair, I‟m going to shave my head.‟ So he shaved his hair and it never came back.” (42:48) “Oh.” (42:51) “He was sick. He didn‟t know whether he wanted to go home or not. He had his, evidently, the sun never hit on his skull. Killed the rest of his hair.” (43:08) “Did they slop stuff on your face and all that? Did they have a makeshift swimming pool that they dumped you in?” (43:14) “Well, that was the one we had to crawl out of. And they were hitting...” (43:18) “This is the canvas? It‟s basically a makeshift swimming pool.” (43:22) “Yeah. They made it out of canvas and two by fours. You had. It was a ten foot wall and you had to jump up and catch that and then crawl out and even once in a while there‟d be somebody already up there stepping on your fingers. All depends on whether they like you.” (43:50) “So you finally got through that ceremony and where did you arrive? Where did you get to?” �(43:55) “Our first stop was New Caledonia. That was down there near Australia.” (44:03) “By now, you said you got orders, right? So you know basically where you‟re going?” (44:09) “No. We didn‟t. Well, we knew we were headed for New Caledonia, but from there, no.” (44:18) “You arrive in New Caledonia. Did you get a chance to go off shore?” (44:24) “We went ashore there, yes.” (44:28)“Well, let‟s stop here for a moment. You‟ve never been to Asia. You get off the ship in New Caledonia. What was that experience like? The smell? The heat?” (44:38) “New Caledonia wasn‟t bad. That was a French hold, New Caledonia. They had natives there. Their skin was black, but they never got their hair cut so their hair, instead of bleaching out white, bleached out red. But they did have some of these natives working around the docks and stuff, but the biggest share of them….and one guy had a pair of cowboy boots he threw out in the dumpster there on the dock and two of these natives came along and it was a pair of shoes, you know? They each grabbed a shoe, but they couldn‟t get their foot in it. So they went off with their toe in just the upper part. But they had a shoe.” (45:34) “There was some French Naval people there on New Caledonia. Of course France at that time, Germany had control of France. I suppose what little military they had was out that way. It wasn‟t as primitive as a lot of those islands were.” (46:00) “Okay. You were there to pick up supplies or troops, or what were you there for?” (46:04) “Well, that‟s where we took those troops that we had over.” (46:08) “Now, did you know where these troops were supposed to be going or are you just loading troops on?” (46:12) “No. And there, too, being the landing craft, we‟d take these guys to shore. We didn‟t have to go to the docks like your other ships, see. And we did all the landing craft. If somebody had to go ashore, then we took them in the �landing craft. And if we picked up spice, we usually picked up our supplies with the landing craft and brought them back.” (46:38) “Were the troops…what branch of service were the troops?” (46:43) “They were Army.” (46:46) “Okay. From New Caledonia, where did you go?” (46:50) “We went to Guadalcanal.” (46:53) “Guadalcanal. Now. This was of course after Guadalcanal had been taken.” (46:57) “Yes.” (47:01) “This was one of the bloodiest battles in American history but by the time you got there, it was already secured. Did you see any evidence of what had happened before?” (47:09)”Oh, yeah. You see the wreckages and stuff.” (47:15) “You mean wreckages in the water?” (47:20) “Yeah and the damage along the edge. Fact is, there‟s where we took our practice landings. We picked up the First Marine Division and then we‟d practice there and then we‟d go off maybe to another island then land them on another island. There is quite a chain of islands in that area.” (47:45) “So this was practice, not only for you but for the troops to hit the beach, secure the beach. So you‟re part of military training operations in preparation for wherever you‟re going.” (47:57) “And a lot of these guys had been through battle before.” (48:01) “Already.” (48:05) “But, yeah. It was for both. And even you make your plans for invasion and it‟s got to be tested, you know. I mean it wasn‟t just for us to drive the landing craft or the guys that was running out of the landing craft when they hit the beach. It was for the wheels to see how it was going. Is there something we could change that could save somebody‟s life?” �(48:30) “I know it‟s difficult to compare yourself to fellow coxswains, but when you landed your craft, did you feel like you were getting it right at the right spot so that they could get on or were there a few mess ups here and there?” (48:52) “Well, it was kind of comical at Guadalcanal. See you got down in that area and you had an awful lot of coral. We‟re down near the coral islands.” (49:00) “Totally different than practicing in California.” (49:06) “Yes. On the beach, sandy beach. And, we were going full speed in toward the beach, a full load of troops on all at once, we hit a coral head and that front end came up in the air and couldn‟t do nothing with it. So I says, „Pete, got to ramp.‟ We dropped the ramp, some guys stepped off and, boom, water up to here. The only way you could get off was to get the weight out of there, see?” (49:41)“You were stuck in other words. You couldn‟t move forward.” (49:45) “I couldn‟t move there because coral is sharp. You even walk on it with leather shoes and it will cut the leather in your shoes.” (49:54) “Yeah. I‟ve heard it shreds your boots.” (49:58) “And this was a wooden bottom so it...” (50:04) “What was the make up of these landing craft? What were they made of?” (50:08) “Wood, except for the ramp which was metal.” (50:14) “So if you run aground on coral, doesn‟t that tear a hole into the wood?” (50:21) “Well, they‟ve got a good sized keel. A keel is your center piece. It‟s way back from the bow.” (50:35) ”So whatever you hit is going to hit that first.” (50:38)“Yeah. Actually even our screw has got something under it so it won‟t drag.” (50:47) “But it still stops you in your tracks.” �(50:51) “Oh, yes.” (50:54) „So, how did you overcome that? I mean you couldn‟t see the coral, is that right?” (50:59) “Well, you could some, but see what you had was this deckhand, I‟ll call him. He just was supposed to be your guide because that ramp is up there high enough and it‟s hard. You can‟t see anything below. You can see something off in the distance. He‟s supposed to guide me. If he sees the coral ahead, he‟s supposed to signal to me. He didn‟t do it and maybe he didn‟t see it. There was enough landing crafts that made landings there that had things stirred up, too. And if there‟s any silt…I never blamed him. There was nothing said. This was part of practice. I said Pete, but it‟s Chuck. „Chuck, next time you have to watch out for this.‟ ” (51:51) “But then there were other landings – this is practice now – there were other landings where you hit the beach solid and the thing went down and they ran out on the beach and they were fine? So it depended. There was really no way of knowing what the result was going to be.” (52:06) “You had your designated place to hit. Now you can‟t say, 'Hey, this don‟t look good. I want to go over here a hundred yards.‟ Somebody else has got that. You would…when you went into the beach, you went in like a wave. There was a whole line of you and you stayed your distance from the guy next to you. You got to go in where you can.” (52:32) “Was there any briefing like, „You now have to load your troops, you‟re going onto the beach, you‟re going to load this thing, and, oh, by the way, people will be shooting at you.‟?” Would they give you any indication of the kind of firepower that was going to be coming at you?” (52:49) “No.” (52:54) “But you knew you weren‟t just going to cruise in there and let these guys off for a picnic.” (53:03) “We weren‟t going for a beer party.” �(53:11) “But there wasn‟t any, „Well they‟ve got these kind of cannons and they‟ve got these kind of resistance and be prepared for aircraft trying to bomb you.‟ Was there any kind of briefings like that?” (53:21) “You knew that. They‟d say, „We might hit heavy resistance.‟ But, no. They had no way of knowing for sure.” (53:30) “So once the training was over with, where did you go from there? After Guadalcanal?” (53:37) “Then we ended up at Ulithi. That was a staging area.” (53:43) “Now, Ulilthi, you call it a staging area. This was a huge area in which all kinds of ships are there? And it was a staging area to then go into battle. So now you‟re about to go into battle and you know you‟re about to go into battle.” (54:00) “Oh, we knew what was up.” (54:09) “Now, Guadalcanal you knew was training.” (54:12) “We knew we were getting ready for battle, yeah. All the way. The fact is, when we put the landing craft onboard, you knew what they were for.” (54:16) “Okay. Now at Ulithi, you know it‟s coming up real soon. It‟s not like before. I mean you knew you were going into battle in Coronado, too but, I don‟t think it‟s the same kind of feeling as at Ulithi.” (54:26) “Then we could enjoy running these landing crafts.” (54:32) “Did you get an impression of how big this operation was from Ulilthi? Because it‟s a lot of ships there.” (54:40) “Yes. Well, we did have fighting ships there. The fighting ships are all big. Ulithi, that area is really just a high spot in the ocean, a good anchorage area. The little islands are Anoita, Mogmog. Fact is, we used to take troops over on Mogmog and you can‟t even find it on the map. So they could get off the ship and stretch out, do something. Because when you‟ve got that many men on board ship, especially in the tropics, it‟s heck.” (55:18) “And it‟s like sardines. This troop ship is not like a luxury liner. They‟re packed in. Well, we‟ve talked to guys who were literally standing up, because you couldn‟t lay down, or sit down in some cases.” �(55:32) “Well, we had to stand up to eat. Even the crew had to stand up to eat when we had troops on board.” (55:41) “Because it‟s a continuous line of food. They just keep going. There‟s always food being served.” (55:51) “So, from Ulithi, where did you go?” (55:55) “That‟s when we went to Okinawa.” (56:00) “Now this is real battle. This is the real deal. Where were you? Were you in a convoy?” (56:03) “Yes.” (56:08) “Where were you in the convoy?” (56:09) “I don‟t know. See, a convoy, you have….you‟re in the center. The troop ships are in the center, then you have your other fighting ships are on the outside. We could be on lookout watching for planes, which we did all the time. You can see the aircraft carriers and planes actually landing on them.” (56:35) “This is the Franklin? The Franklin was out there.” (56:39) “Yes. And then you had your cruisers and your battleships and outside of that you had your aircraft. But the aircraft stayed outside of the convoy. Once an enemy plane any plane got over the top of the convoy, he was pretarget.” (57:06) “Friend or foe.” (57:06) “Yes.” (57:17) “So, you‟re part of this huge armada of fighting ships. You‟re right in the center of it. When did you get into battle? Was it the first day of the invasion of Okinawa?” (57:30) “Yes. It was the first morning. The fact is I left the ship before the ship actually dropped anchor. I was designated Wave Leader. We had the First Marine Division on board, but I had to be a Wave Leader for the Sixth Marine Division.” (57:53) “Now, what is a Wave Leader?” �(57:54) “He led the waves into the beach.” (58:00) ”And how many were in a wave?” (58:01) “A full length of the beach.” (58:02) “How many landing crafts are we talking about?” (58:03) “Oh, I don‟t know.” (58:13) “Okay.” (58:18) “As far as the beach extends. I have no idea there was, but anyhow, each one had every so often so far you had a wave leader. He was running between well, say, like me, I was between the second wave and the third, leading the third in.” (58:38) “But it‟s still on the first day.” (58:43) ”On the first day. Fact is, I had to run, the put me over the side. Near as I can figure it out, it was about 4:30 in the morning when we had to go find these...” (58:53) “The ship.” (58:57) “…amphibious ducks. Then we ground the boob to a bib. And I led amphibious ducks onto the beach.” (59:00) “Now, was there, in the very early morning, you get up. You know what you‟re supposed to be doing. You‟re a Wave Leader and you‟re supposed to rendezvous with the duck. Had the shooting started?” (59:21) “Yes. They were shelling the beach. “ (59:25) “Okay. So this was going on already.” (59:28) “Oh, yes. Yes.” (59:32) “So you‟re on the center, but on the outer rim and you‟ve just got this huge amount of „Boom! Boom! Boom!‟ They‟re just shelling the….“Not the….just on the beach area. Towards the beach area. Only when the enemy planes came in did you hear the other shooting.” �(59:50) “Right. But we‟re talking about when you get up. It‟s 4:30. You‟ve got your assignment; you know where you‟re going. Had the shooting already started?” (59:54) “We could hear it in the distance.” (59:58) “Okay. The ships are that far away from you that you could hear it in the distance as opposed to hearing it close up.” (1:00:03) “Oh yeah.” (1:00:06) “I‟ve seen aerial film footage of the armada and even with that, you can‟t get an idea of how big this was.” (1:00:11) “No. That‟s right.” (1:00:20) “So, you‟re in the center and you‟re hearing off in the distance, the shelling. It‟s that far from where you are. That‟s amazing.” (1:00:25) “Of course, those are big bombs. See you‟re not shooting rifles at that time. It‟s the big guns.” (1:00:32) “All right. So, you get into your landing craft from your location. You‟ve got two other guys with you, Pete and Chuck is that right?” (1:00:41) “No, I had Chuck and Phil. Phil.” (1:00:47) “And now you‟re in your landing craft on the water and you‟re going to rendezvous with where you‟re going to pick up the duck, right?” (1:00:54) “Yeah. I had one naval officer with me.” (1:00:59) “So you did find it?” (1:01:06) ”They gave me a pretty good compass course.” (1:01:18) “How did they get the duck onto your landing craft?” (1:01:22) “The duck? Well, that didn‟t get on ours.” �(1:01:23) “Oh, okay.” (1:01:30) “They came out of these…they had these bigger landing crafts that they…” (1:01:31) “…brought the ducks in. Ok.” (1:01:37) “They could bring them in, but they couldn‟t get to the beach, see. They had to unload out there for the invasion. Otherwise, if they‟d have gone in, they‟d have been the only target. This way….” (1:01:42) “But the duck and the other landing craft were part of your wave?” (1:01:47) “Yes. Just the ducks. These are L.S.M.s. I don‟t know whether you‟ve heard of them. They‟re an amphibious outfit only they‟re the kind that you‟ve got to clear the beach and everything so you can get them in there. They do have, for the personnel ones; they have a walkway on each side, like the amphibious ducks and they could let them out the front. They didn‟t have to take them way in to the beach, because the ducks could... ” (1:02:18)“I see. On the water. Okay. What were you carrying in your landing craft?” (1:02:23) “I just had my own officer and a couple marine officers.” (1:02:33) “So your job was just to lead the waves.” (1:02:37) “I had the officers of the waves. A lot of people don‟t realize this. You take your lieutenants, J.G.s, and your ensigns and that kind of stuff, they may be above the enlisted men, but they‟re the first ones to…” (1:03:01) “Hit the beach.” (1:03:03) “ ..A lot of your low rank officers - that‟s one of the most dangerous spots there is, because if you‟re going to be a leader, you have to be in the front.” (1:03:17) “And that‟s the ones they‟re looking to pick off.” (1:03:21) “Let‟s go through your first experience then, the first wave.” �(1:03:32) “We rendezvous with the ducks and then when we got the orders to move, the battleship West Virginia was between us and the beach. So we had to go around the bows of the West Virginia.” (1:03:44) “Were they firing?” (1:03:49) “Yes. They were shelling the beach. We had to go around the bow to go into the beach and that was, well, maybe you can imagine a sixteen-inch gun, what a concussion it has.” (1:04:08) “Loud, really loud.” (1:04:10) “Deafening. We had, I‟m surprised that it didn‟t affect the ears. Of course we had helmets on, which probably blocked a lot of it. That was one of the experiences that stand out as much as anything, going around that West Virginia and the guns shooting over our heads.” (1:04:38) “So you‟re now heading with this wave toward the beach and you‟re seeing explosions on the beach?” (1:04:47) “Dive bombers and shelling.” (1:04:52) “And they‟re coming from the aircraft. Was there any shelling coming at you?” (1:04:58) “Not that I know of, no.” (1:05:04) “So really you‟re heading into a beach area that‟s being pounded, bombarded, but you‟re not seeing the return fire. You‟re just bringing the guys in.” (1:05:13) “Yeah. To be honest with you, we didn‟t get much resistance right away. It was a scary part, being in the third wave, but we had more tragic things happen afterwards because they had, there was a sea wall and they had caves in that sea wall. As long as they were staying in…” (1:05:42) “They were safe.” (1:05:46) “Well, if they came out, they wouldn‟t last. No. They did a real good job of softening up the beach.” (1:05:54) “So, what happened when you landed?” (1:05:58) “I got them guys out and took off again!” �(1:06:05)“Well, I figured that.” (1:06:10) “I landed, let the marine officers out.” (1:06:14) “Did you land well enough so that they didn‟t get wet?” (1:06:17) “Oh, yeah. If you get a sandy beach. You can slide that thing right up on the beach. And then, if you can‟t get enough wake for a wave to come in, then you give it gas and you wash the sand off the landing pad. Pretty soon you can get off the beach again.” (1:06:38) “Little tricks like that take practice.” (1:06:42) “That‟s what it was all about.” (1:06:47) “You know what is interesting, too, though is getting it right like that forces you to focus on what you‟re doing. If you hit the beach right, you want to make sure you get the sand off so even if people are shooting at you, that‟s what you‟re focused on, is to get the sand off there, get the thing back and then get out of there.” (1:07:01) Yes. And you gotta go, when you back out, you got to get beyond the breakers to turn around. You gotta go backwards until you get beyond to where the water starts rolling, you see. Because if you get sideways, it will carry you right back sideways into the beach. So you gotta.” (1:07:23) “Sideways is not the way you want to be, because you‟re a bigger target for one thing.” (1:07:35) “Not only that, but you can‟t get off by yourself. You‟re in the way. Somebody‟s got to pull you off or you aren‟t going to get back out.” (1:07:38) “So you survived the first. You brought the officers in. Now you go back where? Where did you go back to?” (1:07:46) I went back and picked up another wave.” (1:07:50) “Is this ducks again?” (1:07:53) “No, these are L.C.D.P.s, just like I was driving.” (1:07:55) ”Okay. And they have troops?” �(1:07:55) “Yes.” (1:07:57) “So, now you still have to go around the West Virginia?” (1:08:00) “No.” (1:08:01) “Okay. So you are in a different position?” (1:08:03) “These ducks were assigned to be in the area where the West Virginia was.” (1:08:09) “Oh, I see.” (1:08:11) “This is the thing, you go back out and I had a compass course where to go, so it wasn‟t back where I came from.” (1:08:22) “Okay. So you bring in the next wave and these are troops now. Are they Marines?” (1:08:26) “These are Marines.” (1:08:29) “Okay.” (1:08:30) “The fact is this was the First Marine Division. I went back to where my ship was, in that area. I just don‟t remember it. I mean, we made so many trips, I don‟t know which is which.” (1:08:43) “Sure. I understand that.” (1:08:45) “We went back and we, I believe that, near as I can remember it was only two waves that I led in. Then we started running separately. Run at you. Give me a compass course and that way you kept the beach parties had landing craft there to be unloaded and stuff continued.” (1:09:11) “So, after you led the second landing wave, now you and the other guys are going where you‟re assigned. Load some troops. Bring them in. Get back. Load some troops. Get back in. Had the Japanese responded by this time? Are you being attacked?” (1:09:28) “They were starting, yes. They were coming out. And of course, we were aiming at suicide planes up by the beach.” (1:09:37) “What was your first, I know it‟s difficult trying to pinpoint your first, first time you saw one of these aircrafts diving at something. �Did you think he was just damaged and was just crashing there? Did you actually figure, „Wait a minute, these guys are really…‟” (1:09:52) “We knew they was suicide. Because they‟d been using them before we made the invasions. That‟s when the Franklin got hit, before the invasions.” (1:10:03) “Right. Did you see, coming back, did you see any of the American ships getting damaged?” (1:10:16) “Not actually see them get hit, no.” (1:10:19) “Okay. You‟re too focused on getting the guys there and getting back, getting the guys there. You‟re not sightseeing.” (1:10:23) “No. You got your own landing path and, see, you‟re not only dodging other landing craft and stuff, and you‟ve got so much stuff in the water. Fact is we ruined the screw. I hit something and ruined the screw and we had to go into a different ship so we could repair it. It was the only time I got off; got out of the water, from the time I was put in the water until I…” (1:11:00) “Right. By „stuff in the water,‟ what do you mean?” (1:11:05) “Oh, fragments and anything that would float. See these landing crafts were wood. They get blowed up and there‟s a lot of wood and that stuff floating around.” (1:11:18) “I don‟t want to get into gory details because I know it‟s difficult but, were you witnessing around you the carnage? I mean, guy getting hit and things getting blown up and…” (1:11:31) “A lot of that….I‟ll just… For instance, one night there was a river there and after we‟d, they‟d set up so that we could go up that river and get rid of some of this stuff and I had to make my landing up that river. Right at the mouth of the river was a fishing barge that had been sunk. During the night, the Japanese brought this fishing barge and they‟d pick at it. So we finally had to burn it. And I saw once the Japanese come out of one of those caves, shooting. Until somebody shot him. (1:12:31) “No, as far as, say like a Marine, or someone like that, I didn‟t get that much. It was, see, the Navy is so much different than land force. In the Navy, well like the Pragmant. It took fifteen hundred men in one blow. In the Marines they could take one man, one shot. Like us, too. Our biggest problem �as far as the enemy was if they dropped a mortar in one of these landing crafts, they blew up the whole thing.” (1:13:16) “Did you have any close calls?” (1:13:20) “Yes.” (1:13:25) “How long did the operation last, from 4:30 in the morning, until you mentioned at night? Was this going on all day?” (1:13:32) “Oh, yes. We ran for five days steady.” (1:13:36) “Five days steady?” (1:13:39) “Day and night.” (1:13:40) “Did you get any sleep?” (1:13:42) “Oh, maybe. I can‟t remember. Sometimes I guess I dozed off.” (1:13:55) “This is a stupid question, too, but what about eating? Was it still the same regiment of scheduled time to eat? (1:14:02) ”That‟s another thing. I don‟t remember stopping to eat for five days. I don‟t remember stopping to eat. I probably had a c ration or dog biscuit or something like that, but I guess that was your last thought. Once in a while if it got over a bit and it was light going, the deckhand would take over and drive a while.” (1:14:33) “So after the five days of running straight, what happened?” (1:14:38) “Well, one of our landing crafts was broke down up on the beach, so I hooked onto him, hooked a rope to him and was going to take him back to the ship, see? And I hadn‟t been unloading our ship. Our ship had been unloaded and we were working on others. I was taking him back to the ship, and here‟s the ship‟s pulled anchor! Is moving. And it was quite a rough sea. So, I did pull him along side and they hooked the cables up to him and were raising him up. Every time they would get him part way up, the wave would go off another and then he‟d come down the end of those cables and it finally pulled the slings right out of the landing craft so they threw a chain ladder over into the landing craft so the guys could grab on and they did. They got out of there and then this landing craft dropped back down and sunk. And we was, of course, following along, hoping to get back on board and all at once they said, „Sorry. We can‟t wait for you.‟ We were out away from the fleet quite a bit by then. Because, �and I didn‟t know it until afterwards. They said, „Sorry, we can‟t wait for you.” and then they took off and here we were in set the middle of the ocean with about a third of a tank of fuel, all by ourselves. Now what are we going to do? Well, we‟re not going back to the beach. We‟ll find a home somewhere. We did. We found the ship that lost a landing craft. It took us aboard.” (1:16:42) “You know, one of the things that we haven‟t talked about, but you just mentioned briefly, was that this was not smooth sailing, this is rocky, this is really rough waters out here.” (1:16:55) “You aren‟t kidding.” (1:16:56) “So it‟s not just a matter of loading some troops onto a landing craft and then going off like Gilligan‟s Island to the beach. The troops getting off were in danger because they are coming down off these rope ladders and they‟ve got to somehow get into your landing craft as it‟s bouncing up and down, but as you‟re taking it in, it‟s bouncing up and down as well, so you have to navigate through all that. When you went to pick up that damaged landing craft on the beach, the fighting had stopped by that time on the beach anyway?” (1:17:32) “Right on the beach. Yes.” (1:17:34) “So the fighting was still going on inland and you could hear that?” (1:17:37) “Yes.” (1:17:42) “But you were relatively safe.” (1:17:42) “We were quite safe, yeah, except that then there wasn‟t much of the long-range guns coming from the Japanese. It was mostly suicides, see?” “If I‟m not mistaken, I‟ve seen figures once. It said that Japanese used nineteen hundred suicide planes.” (1:18:05) “In that battle.” (1:18:10) “Plus, they used boats that came from down the beach at night. They‟d come up and ram ships with torpedoes. There was one ship we saw involved in that. We went back to get another load and they weren‟t there.” (1:18:29) “Where were you sent after the five days of battle of Okinawa?” �(1:18:37) “Then I got aboard this other ship and went back to Saipan. And that‟s where we went and my ship was there, also. I happen to get the right ship. Either that, or they all went back after a while. No, we went back to Saipan.” (1:19:01) “And what were you doing in Saipan?” (1:19:04) “Loading up.” (1:19:06) “For more troops?” (1:19:07) “To be honest with you, I‟d have to look at that. No, I think we came back to the States after that.” (1:19:16) “Okay.” (1:19:17) “We got out of Okinawa. We were back in Okinawa on the fourth of July. We were there Easter Sunday then we come back and re-loaded.” (1:19:36) “But you headed back to the States now?” (1:19:38) “We came back to the States and got another load.” (1:19:41) “Where did you come back to? San Francisco?” (1:19:43) “San Francisco.” (1:19:45) “So you got back to San Francisco, you loaded up again with new supplies, then where did you go?” (1:19:50) “Right back to Okinawa.” “Okay.” (1:19:53) “It was quite quiet then.” (1:19:58) “And what was that purpose of going back to Okinawa? Just to unload supplies?” (1:19:58) “Take a load back.” (1:20:04) “Okay. So you‟re still in the landing craft?” (1:20:06) “They‟re still fighting.” �(1:20:07) “Okay. So what you‟re doing is you‟re basically providing the supplies for the Marines, for the American military that‟s continuing to fight the battle.” (1:20:20) “We don‟t only haul troops, but we haul cargo, too. We haul enough to supply these troops when they‟re on the beat.” (1:20:29) “Right.” (1:20:29) “And that‟s the idea of the ship. But then they have another ship that‟s practically the same size ship, same kind of ship, called A.K.A. and that‟s cargo and they haul like your kegs and that kind of stuff. We haul mostly for foot troops and when we‟re out there then we all move these other ships.” (1:20:59) “Now, where do you go from Okinawa?” (1:21:04) “Boy, I don‟t know. I‟d have to look it up again.” (1:21:08) “Okay. Well, you didn‟t have further battle, right?” (1:21:12) “No. That‟s all of that. We probably went to the Philippines because when the war ended we were in Leyte, loading up troops for the invasion of the mainland.” (1:21:30) “So you were part of what was to be the invasion of Japan.” (1:21:34) “Yeah.” (1:21:37) “How did you hear about the war ending?” (1:21:41) “Well, we was in Leyte Bay, and I‟m going to picture the whole thing. Then we heard it right there in Leyte Bay. That night, see, every craft has flares, even our landing craft; in case we get out there all by ourselves and the ship‟s going somewhere, why we can shoot a flare. And that Leyte Bay was just something else. Everybody was shooting their flares.” (1:22:14) “Like fireworks on the Fourth of July?” (1:22:17) “It was fireworks, but it was for miles.” (1:22:22) “Now, I understand you had a chance to call your mother at home?” �(1:22:26) “Well, when I came back to California.” (1:22:29) ”What did she tell you?” (1:22:33) “She said, „Hey, they have a bomb now that I think the war is going to be over pretty quick.‟” (1:22:38) “So she‟s telling you about the A-bomb and you didn‟t even know about it. You had to hear it from your mother!” (1:22:45) “Yeah. We didn‟t get much news. People back home knew more about what was going on than we did.” (1:22:55) “Now, were you part of the occupation of Japan?” (1:22:58) “We landed the occupation of troops.” (1:23:01) ”Okay.” (1:23:04) “See these troops that we were picking up to take up to hit mainland, we used them as occupation troops.” (1:23:10) So when bomb was dropped, Japan had an unconditional surrender. Now the Americans are coming to occupy Japan. Macarthur is about to arrive. So, you brought the actual troops that were part of the occupation of Japan.” (1:23:28) “We made two landings. One on the mainland, main island, the north end and then there‟s a bay goes between the two islands and we landed troops on the north island also.” (1:23:43) “Did you get a chance to spend any time in Japan?” (1:23:47) “Yeah. We did. One of the first cities that we landed occupational troops in had been all completely bombed out. It was. The second one hadn‟t been touched. The fact is we even went in to the shopping area.” (1:24:09) “What was your reaction? Granted, you weren‟t fighting hand-tohand combat or anything, but, you know, this was our enemy. What was your impression when you first arrived in Japan? First, let‟s go to the one that was bombed out. What was your reaction in seeing all this devastation?” (1:24:24) “Well, that one there, there was nobody there. And when we first came in, they‟d all took off because they‟d heard we were coming, I guess. And, �there wasn‟t nothing to see there. But then, they started coming back before we left. You know, we were jittery, too. Here‟s the enemy that we‟d been fighting and they were just as meek, they accepted us. (1:24:56) You know the thing that amazes me in this reminiscence here, the mighty R, was pictures of American personnel standing with gay, you know, women in the traditional [garb] and they‟re all smiling as if, I mean you could have taken that picture, except for the fact that the military uniforms kind of set the period that it‟s the 1940‟s, you could have put it in the 1990‟s or the year 2000 and just some tourists showing up. I mean was the reaction of the Japanese to you suspicion or fearful or was there a friendliness or?” (1:25:27) “I honestly believed the Japanese people themselves felt like we came and liberated them. I had a chance to go to the Hawaiian Islands and I rode in the plane with a fellow that was half Japanese and half Hawaiian. Him and I got to talking. His dad was Japanese. And I say to him, „You know, sometimes I think we liberated the Japanese.‟ And he said, „My dad said the same thing. They liberated us.‟” (1:26:12) “Yes.” (1:26:18) “This is what surprised us, they greeted us. And we weren‟t scared of them either. I mean we were afraid they were going to be, the way they fought. They were treacherous. But the way they acted then, they weren‟t.” (1:26:34) “Another thing you had mentioned another time was the number of women and children and lack of men.” (1:26:43) “Yeah.” (1:26:46) ”I mean, who was doing the work? Who was doing the cleaning up and all that?” (1:26:51) “Well, I don‟t think Japan had too many men left. Even their suicide planes, they were training sixteen-year-olds, to fly.” (1:27:02) “When did it finally end for you? You left Japan and where did you go from there?” (1:27:10) “Oh, boy!! Probably back to Leyte, back to the Philippines. We went to Tau Beach quite often, because there‟s where an awful lot of our staging areas was for that part of the war.” �(1:27:31) “But then finally, what, back to the States?” (1:27:35) “Yeah. Well, then we started hauling troops back. They called that the magic carpet duty.” (1:27:46) “Why was it the magic carpet duty?” (1:27:49) “Because we was magic…we were going home! We started hauling troops back and then we had to re-do our ship to a certain extent but then we got rid of most of our landing crafts. I still had one because I was transferred. They broke up the landing craft crew and put what they needed back out on the deck force or in the engine room or wherever they could use them. And a certain amount of them, the guys that had more time in, they were getting discharged. But then we made our cargo crews over into apartment crews, hauling troops. They put up, well actually, made them bunks or just a piece of pipe bent around with canvas waste in the center. And they were hanging on chains and hinged on one side. And we stacked them eight high.” (1:28:55) “In these cargo areas.” (1:29:04) “Where did you arrive back to the States? San Francisco.” (1:29:07) “San Francisco.” (1:29:08) “What was your reaction seeing that San Francisco bridge?” (1:29:10) “See I‟d had the privilege in being back there after we‟d been to Asia. So, it‟s always a pretty sight. The thing that always bothers, confuses people as much as anything is that every day the sun comes up the west and went down in the east. As soon as I got away from that bridge, I got my directions turned around. I did that every time I went across. Everything was just backwards. So when I read my compass, I had to read it backwards.” (1:29:46) “That‟s amazing.” (1:29:49) “I was going the wrong direction, but I got there.” (1:29:53) “Now eventually you got discharged and on your way home. How did you get back to Grand Rapids?” (1:30:01) „Well, in the first place, I got hurt onboard before I came. So then I went to a hospital and Treasure Island for a while and then I came home on a delay en-route. They gave me thirty days to go back to Great Lakes, so I came home for thirty days and then went back to Great Lakes.‟ �(1:30:27) “Oh, okay.” (1:30:33) “I didn‟t have quite enough points to get out, but I had too many to be reassigned, so they just discharged me.” (1:30:42) ”Let you go. So, you finally got home and your family was there to greet you?” (1:30:48) “Oh yes.” (1:30:55) “The whole family?” (1:30:53) “Yes.” (1:30:58) “The brothers were back from the war?” (1:31:03) ”No I had one that was stayed in. When I stay stayed in – he went in, he was drafted that was, and he came out as captain. He seen he was a captain, he had put in more time.” (1:31:10) ”That‟s got to be a great homecoming.” (1:31:13) “Oh, yeah. Came back in one piece. I‟ve got another little story here. The neighborhood I lived in, we had a church there, a little country church. And we had twenty-eight men from that, they had a flag, a star for each man that was gone, twenty-eight of them and all twenty-eight came back. So we were blessed. They all came back.” (1:31:54) “Let me ask you one more question. How do you feel your military experience, not necessarily your combat experience, but your military experience shaped the person that you are today?” (1:32:09) “I hope that it made me a better man. I don‟t know what I‟d have been otherwise, but I think I have a little more respect for other people because while when we were in the military, we weren‟t in there for the dollars in a sense. I try to keep that same attitude today. It‟s a mental attitude. It taught me to appreciate what I have. I saw people out there in those tropics, I‟ll go backwards here a little ways. Being in the landing craft, we‟d get around some of these islands where they were living in grass huts and that kind of stuff and loincloths and then I get back and see what I have over what they had.” (1:33:20) “Well, I want to thank you very much for sitting down with me. I hope it wasn‟t too trying of an experience.” (1:33:27) “Well, it wasn‟t trying for me. I appreciate it. I guess maybe it gave me a chance to just sit down and tell my story.” (1:33:33) “Good, good. I‟m glad to hear that. (1:33:37) The end of Interview (Tape runs until 1:35:48) � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burgess, Frederick J. (Interview transcript and video), 2005 Creator An entity primarily responsible for making the resource Burgess, Frederick J. Description An account of the resource Fred Burgess is a World War II veteran who served in the U.S. Navy from June 23, 1944 to May 16, 1946. During the course of the interview he discusses in great detail his pre-enlistment, enlistment/basic training experience, and active duty in the South Pacific fighting against the Japanese. He describes in vivid detail the fighting on New Caledonia, Ulithe, Okinawa, in the Philippines, Saipan, and the suicide bomber attacks on the USS Franklin. He further goes into some detail about what the occupation of Japan was like. Burgess concludes by discussing what he got out of his military service. Contributor An entity responsible for making contributions to the resource Boring, Frank (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Navy Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2005-03-10 Identifier An unambiguous reference to the resource within a given context BurgessF Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a690c8a84e97f93fa6de90a0a1077a84.m4v 2ffc7cd86a42055a8eaf1a3a8af441b3 https://digitalcollections.library.gvsu.edu/files/original/30bf68fe53cc5674378dfa518c957c09.pdf 057f6c755297eb48b429c75e7cc44d43 PDF Text Text Grand Valley State University Veterans History Project Interview Name of War: World War II War Interviewee name: James Burke, Sr. Length of Interview: (00:34:26) (00:20) Background Information        James was born in Pennsylvania on April 29, 1918 His father was a carpenter and his mother was a homemaker There were 11 children in his family; 9 boys and 2 girls James went to a small one room school house until he was in 5th grade He then quit school to work and help support his family James began working in a coal mine when he was 15 years old, but did not like the job and quit a year later He then moved to Michigan to live with his grandparents and began working in a plaster mill (5:15) Army Enlistment  James had decided to join the Army after Pearl Harbor was attacked and enlisted in early 1942  He was sent to Fort Meade in Maryland and lived in old WWI vintage barracks  They got up early every day at the sound of a bugle and began calisthenics  After completing boot camp James had time on leave to visit family  James then went through leadership training and became a staff sergeant (9:45) France  After training James was sent to France in late 1944  They landed in Le Havre where he fought his first battle  James was in France after D-Day and fought in the Battle of the Bulge  There were snipers all over the place in France and he was shot at and missed by many Germans  James was able to meet a few German civilians and the majority of them were nice (15:45) Japan  After spending time in France James had enough points to be sent home, but instead was sent to Japan  He was sent on a troop ship to the mainland where he served in the Army of Occupation �   James and others began building bases and taking over many duties for the Japanese Army Some cities in Japan were completely devastated from the bombs and smelled very bad Altogether James spent 3 years [probably 2 in US and 1 in Europe] in Europe and 3 in Japan (19:15) Back to the US  James was sent back to the US in 1948 on a troop ship and landed in San Francisco  Shortly after arriving in the US James got married and has now been married for almost 60 years  He took a steam engine train back to Michigan  James later moved back to Pennsylvania and again worked on a coal mine; he did not like the job and moved back to Michigan 1 year later  James is now living in the Grand Rapids Home for Veterans � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burke, James Sr. (Interview outline and video), 2008 Creator An entity primarily responsible for making the resource Burke, James Description An account of the resource James Burke, Sr. was born in Pennsylvania on April 29, 1918. James was the second oldest of a very large family of 11 children. He went to school through 5th grade and then began working to help his parents support the family. James enlisted in the Army in early 1942 and went through boot camp in Maryland. After boot camp James went through leadership school and became a staff sergeant. James went to France in 1944 and into Germany in 1945 and then served in Japan for another 3 years with his service not completely ending until 1948. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans World War, 1939-1945--Personal narratives, American United States. Army Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2008-12-08 Identifier An unambiguous reference to the resource within a given context BurkeJ Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f7e708a2e3f662e12bf71e211d4e7458.mp4 fd573348048fb960824eb9b58a09d94a https://digitalcollections.library.gvsu.edu/files/original/b25f158643fe937df1cf21cf7572b8cd.pdf b9e7722afb81510153ead61da28e679e PDF Text Text Grand Valley State University Veterans History Project Interview Carolyn Burkholder for Joe Burkholder World War II Total Time: 34:00 Childhood (00:12) • • • • • • • Born in Miami, Oklahoma in 1932. Father owned a grocery store. Was taught by her father to shoot. Her father owned a lake property and they spent much of their time there. Was young enough to not remember the events in the world during the 1930s leading up to World War II. Graduated High School in 1950. Joe was the name of her husband, who was a participant in World War II. He was born in 1924. Husband’s Service (20:45) • • The first time Joe talked to her about the service was after he choked her in her sleep. He was a medic in the Battle of the Bulge, and was on Omaha Beach. Post-Service (22:30) • During the 1950s, they would do different things for fun, such as going to Joplin, Missouri, to have a drink, as Oklahoma was a dry state. • Moved to Midland, MI to find a job at Dow Corning. • Joe, her husband, developed Parkinson’s Disease. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burkholder, Carolyn (Interview outline and video), 2006 Creator An entity primarily responsible for making the resource Burkholder, Carolyn Description An account of the resource Carolyn Burkholder was born in Miami, Oklahoma in 1932. Her husband served in World War II, specifically in the Battle of the Bulge, and landing on Omaha Beach. Her father was a grocer, and she moved to Michigan after the war to get a job at Dow Corning. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American Other veterans & civilians--Personal narratives, American Women Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2006-05-30 Identifier An unambiguous reference to the resource within a given context BurkholderC Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d354b5709a38f1aa06a35119c674bd92.mp4 58b43d35d0bb6d18ee00f079736c5c39 https://digitalcollections.library.gvsu.edu/files/original/2b57815118e05d80f00b07b319048eeb.pdf 1bec4393a42a0ccf68786a810326a41b PDF Text Text Grand Valley State University Veterans' History Project David Burkholder World War II 38 minutes 37 seconds (00:00:21) Early Life -Born in a house on Union Avenue in Grand Rapids, Michigan on September 21, 1926 -Had two older brothers and an older sister -Catherine (oldest), Clayton, and Johnny -Grew up in the house on Union Avenue until he was ten years old -Moved to a house on Greenfield Avenue when he was ten years old -First house that he lived in that had indoor plumbing -Father was a postal clerk for the United States Postal Service for thirty years -Helped him carry mail in the summers -Went to Wyoming High School -Quit school in the tenth grade to join the Navy -Wanted to join because his older brothers were in the Navy -Mother forbade it until he was eighteen -Worked until he was old enough to enlist in the Navy (00:03:09) Enlisting in the Navy -When he was eighteen he joined the Hospital Corps of the Navy -Enlisted in Detroit and took his physical there -From there he was sent to Great Lakes Naval Station, Illinois for basic training -Primary motivation for enlisting was that his two older brothers were in the Navy -Didn't want to wait to get drafted -Hospital Corps seemed appealing -After being in the Navy for six months he was given the chance to reenlist -Added two years to his service and he could choose his specialization -Decided to be an X-ray technician (00:04:49) Basic Training -It was fall 1944 when he got to Great Lakes Naval Station -Had six weeks of basic training -Normal course was six months, but it had to be condensed into six weeks -Difficult as a result -Discipline wasn't difficult for him to adjust to -Parents had emphasized discipline growing up -Had to keep uniforms neat and clean -He taught another sailor how to properly wash his uniform -Everyone made it through basic training -Company commander was tough, but respected and a good man -His training company was selected to be the flag company -Meant that they were physically and mentally the best -Life in the barracks was a different experience -Had to scrub the floorboards with steel wool �-Known as the "Great Lakes Shuffle" (00:08:34) Hospital Corps Training Pt. 1 -Sent to Sampson, New York which is where he added two years to his enlistment -From New York he was sent to San Diego, California for Hospital Corps training -In Sampson, New York there was a hospital and he served as a corpsman -Placed on watch in a ward -A lot of wounded men were there and needed care -Received his X-ray training in Bethesda Naval Hospital, Maryland -There were 120 men in his graduating class -He was the tenth in his class and was able to stay in Bethesda as a technician (00:10:52) Stationed in Bethesda Pt. 1 -Took care of admirals and other high ranking officers at Bethesda Naval Hospital -Since he was a technician he was able to treat high ranking officers like any other patient -Remembers being able to order an admiral to receive X-rays (00:11:38) Enlistment and Discharge Dates -Enlisted on August 24, 1944 -Discharged on November 18, 1947 (00:11:54) Stationed in Bethesda Pt. 2 -Worked on men that had been wounded in the European Theatre -A lot of the men from Europe were the worst cases that he experienced -His job was to take X-rays so that radiologists could analyze the results -Some men were sent back to fight after they recovered from their wounds -Stationed at Bethesda Naval Hospital for a while (00:13:03) Stationed aboard the USS Cadmus Pt. 1 -He volunteered for ship duty and was assigned to the USS Cadmus -Docked one mile out from Norfolk, Virginia -Far enough out that he could get sea pay -Hurricane came in and they had to stay docked because a damaged ship was moored to them -It was rough -Worst of it lasted between a half hour and an hour -At one point the ship was listing forty five degrees -Had an X-ray machine on the ship -Administering to crewmen during routine checkups -Dealing with sailors that had been wounded in accidents -Remembers one sailor that was mortally wounded during a ship-ship resupply -His head got caught between the two ships and he died shortly thereafter -Had ship duties like cleaning if he wasn't doing medical work (00:16:50) Downtime Pt. 1 -Had liberty when he was stationed at Bethesda Naval Hospital -Could visit Washington D.C. -When he was on the Cadmus, if he had liberty he would take a small boat to the shore -Norfolk, Virginia was a pretty rough town at the time (00:17:38) Living Conditions on the USS Cadmus �-Food on the ship wasn't bad -Had powdered eggs almost every day -Remembers the sailors requesting fresh eggs from the cook -Got "fresh" eggs, but by time they arrived they had spoiled (00:18:14) Discipline on the USS Cadmus -Remembers one sailor was cheating on his wife -He thought he had caught a disease and went to the lab technicians -To teach him a lesson, the technicians said that he had caught a disease -Encouraged him to tell his wife what had happened -A week later they told him that he was healthy and disease free (00:19:15) End of Service Pt. 1 -He was on the Cadmus until he was discharged in November 1947 -Pressured to reenlist, but he declined -As punishment, he had to chip paint on the ship for a week (00:20:17) Stationed aboard the USS Cadmus Pt. 2 -There were forty to fifty men on the ship -It wasn't a very large ship -Note: The Cadmus was actually a very large ship with a crew of 921 men (00:20:42) Downtime Pt. 3 -When he was on the Cadmus he spent a lot of time playing poker with the other men -Ship's cook would bring them snacks and desserts while they were playing cards -Drinking on the ship wasn't allowed -Some of the men smoked -Morale was good (00:21:36) News of the War -Got reports about the war's progress when he was on the ship -Got a lot of news about the war when he was stationed at Bethesda Naval Hospital (00:21:53) Contact with Family -Oldest brother (Clayton) was on a Landing Craft Structure (LCS) -Purpose was to draw fire so that battleships could pick out targets and fire on them -Johnny (second oldest brother) served aboard a destroyer-escort -Escorted destroyers and would hunt/kill submarines that posed an immediate threat -Saw Clayton when he was training in San Diego -Got to go into the city with him and see the naval base -Saw Johnny a couple times when he was stationed on the East Coast -Kept in touch with his brothers via letters -Kept in touch with his parents and his sister with letters as well -Looking back, believes they were all more worried than any of them realized (00:24:20) Downtime Pt. 4 -Went to a couple USO Shows when he was training in San Diego -One of his classmates wanted to help him learn how to dance -After multiple failed attempts decided that David just didn't have any rhythm �(00:25:21) Hospital Corps Training Pt. 2 -Received basic Hospital Corps training at Balboa Park in San Diego, California -During the war it was renamed Camp Kidd -Only got onto the San Diego naval base when he was with Clayton -The training in San Diego consisted of going to classes -It wasn't easy, but it wasn't difficult either -Enjoyed the training (00:26:25) Life after the Service -First job was at St. Mary's Hospital in Grand Rapids, Michigan -Didn't get along well with the nuns though -Went to the veterans' hospital in Grand Rapids -Worked there for three or four years -Decided to get into selling insurance -Tried it for a while and realized that he just wasn't cut out to be a salesman -Eventually went to work at the hospital in Sheridan, Michigan -Worked there for three years -Decided to become a minister -Worked as Wesleyan minister for forty two years -Pastored at a church in Munising, Michigan for three yeras -Pastored at a church in Lakefield Township, Michigan for twenty seven years -Pastored at a church in Washington Court House, Ohio for twelve years -Retired from the ministry after that -Returned to Grand Rapids -Used the GI Bill to take a couple flying lessons -Quit after his wife got sick -Met his future wife at vacation Bible school when he was twelve years old -Her name was Jackie -She died on December 5, 2010 -Had lost touch with her when he was in the Navy and reconnected with her afterwards -Got married in 1948 -Had two sons named Ron and Jim -Jim served in the Michigan National Guard -Ron served in the Army and was stationed in Germany (00:32:06) Reflections on Service -Proud to have had the chance to serve -Navy was instrumental in teaching him about X-rays and provided him with a decade of work -Glad to have been able to help the men that had been wounded in combat -Taught him that he was fortunate to not have wound up in a combat zone -Opportunity to see parts of the country he may not have gotten to see -Allowed him the chance to go on the Talons Out Honor Flight to Washington D.C. -Talon's Out Honor Flight: Non-profit organization to take veterans to Washington D.C. -Interesting to see how the city had changed -Navy had an overall positive effect on his life �-Learned to appreciate the men that had sacrificed so much in the war -Honor to work with them and help them -Made some long lasting friendships -One of his friends was able to get him a tour of the USS Missouri -Got to see where the Japanese Instrument of Surrender was signed -Naval service qualified him for free medical aid and medicine later in life � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-27_BurkholderD1782V Title A name given to the resource Burkholder, David A (Interview outline and video), 2015 Date A point or period of time associated with an event in the lifecycle of the resource 2015-06-02 Description An account of the resource David Burkholder was born in Grand Rapids, Michigan on September 21, 1926. He grew up there and on August 24, 1944 he enlisted in the Navy Hospital Corps. He received basic training at Great Lakes Naval Station, Illinois. He received further medical training in Sampson, New York and at Balboa Park, San Diego, California. He received X-ray technician training at Bethesda Naval Hospital, Maryland and was stationed there until he requested assignment to a ship. He served aboard the USS Cadmus off the coast of Norfolk, Virginia as an X-ray technician until he was discharged on November 18, 1947. Due to his X-ray technician training in the Navy he worked as an X-ray tech after the war. Creator An entity primarily responsible for making the resource Burkholder, David A. Contributor An entity responsible for making contributions to the resource Moore, Deb (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Navy Language A language of the resource eng Type The nature or genre of the resource Text Moving Image Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Publisher An entity responsible for making the resource available Grand Valley State University Libraries. Allendale, Michigan Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 https://digitalcollections.library.gvsu.edu/files/original/ce860846beff3ebbe53d4a60fe0b3471.m4v 48bf5617fbbff45352ca9b541e3a8b13 https://digitalcollections.library.gvsu.edu/files/original/e88e66c80c051d0b04a2df4f41026af7.pdf 39631be6f5556f7b91ed66ab656b3663 PDF Text Text Grand Valley State University All American Girls Professional Baseball League Veterans History Project Interviewee’s Name: Shirley Burkovich Length of Interview: (00:41:38) Interviewed by: James Smither PhD., Grand Valley State University Veterans History Project. Transcribed by: Joan Raymer February 8, 2010 Interviewer: “Shirley, can you start by telling us a little bit about your background, where and when you were born?” I was born in Pittsburg, PA and raised in a town just east of Pittsburg, Swissvale, went to school there and graduated from there. Interviewer: “What did your family do for a living?” My mom was a housewife and my dad worked in the steel mills. Interviewer: “You were born in the early thirties---did your father keep his job in the steel mills as you were growing up?” Yes, he worked there all the time. 1:57 Interviewer: “The town that you were actually in, was it an industrial town, a smaller one?” A small town just outside of Pittsburg, a suburb of the city. Interviewer: “When did you start playing ball?” I started playing ball, I guess, as long as I can remember. When I was small, we had a large back yard and that’s how I started, by hitting the ball up against the house, doing it that way and then I graduated to the vacant lots and the streets and alleys of the city. 2:31 Interviewer: “Whom did you play with?” Well, as you know, at that time there were no girl’s leagues or organizations, so you just went out and picked up a bat and a glove and you went to a vacant lot and you picked up with the boys. It was always the boys. Interviewer: “There weren’t any other girls that would play?” Not in my area, there were a couple girls that lived in an adjacent town that played, but in my city there was just me. Interviewer: “Did you have brothers that played?” 1 �I had a brother and he did play ball. He played in high school and then he played softball on men’s fast softball, so I kind of hung around with them as the “bat girl”. 3:21 They used me to shag fly balls because then they could stand up there and bat all day. I was the shagging of the fly balls and ten at the end of their session; I got a chance to hit. Interviewer: “So you got reasonable practice at a variety of different things?” A lot of practice. Interviewer: “Now, did you do sports in high school?” No sports in high school, at least not for the girls. 3:44 I didn’t really do anything, we got to use the gym during our lunch hour because that’s when the boys didn’t use it, so the girls would go on there and play basketball. Interviewer: “The school didn’t have girls teams at all?” The school did not have girls teams. Interviewer: “How did you first hear about women in baseball?” My brother is the one that actually heard about it, not heard about it, but read about it. He read about it in the newspaper that they were holding tryouts for the “All American girls Professional Baseball League” and he came to me and he said, “hey, what do you think about this? They’re holding tryouts for a baseball league.” And oh gosh, I said, “I don’t know”, I was sixteen years old and I said, “I don’t know if I’m good enough to play.” 4:35 He said, “Well, let’s go down and see”, so he took the day off of work and we went down to the park where they were holding the tryouts and we sat in the stands and the two of us kind of critiqued the girls playing and he said, “what do you think?” I said, “well, I think I’ll give it a try” and he said, “good”, so I went down and had the tryout and a couple of weeks later I got a telegram to report to spring training in Cape Girardeau, Missouri. 5:11 Interviewer: “What did they have you do in the tryouts?” For the tryouts, it was hit, run, throw, things like that, just an overall example of what you were capable of I’m assuming. How fast you ran, how well you threw, how your batting was. Interviewer: “How long did they spend on you?” We were there for a couple of days because there were a lot of girls there. I would say that there were over a hundred girls at the tryout. Most of them were from the Pittsburg area, but we did have some girls that came from out of state—West Virginia, Ohio, adjoining states, so we had a big turnout. It was a couple—if I remember, it was a twoday tryout. 6:07 Interviewer: “When exactly was this?” 2 �This was in 1948, late “48” in the late summer of “48” and then I didn’t actually report for spring training until April of “49”, the next year. Interviewer: “Were you in high school at that time?” I was still in school and actually, when I got the telegram to go, that’s school time, so my mom went to the school and we talked to the principle and explained the situation and asked if it would be possible for me to leave school, because it was two months, April and May, because school was out in June, so April and May. He looked at my grades and he said, “ok”, but that they would have to send the lessons along with me and I would have to complete those lessons back for those two months, which I was willing to do for that opportunity. 7:28 Then my mom, she said, “now wait a minute, I don’t know about this All American Girls Baseball League, I never heard of that”, and here I’m going out of state down to some Cape Girardeau in Missouri which we never heard of and she said, “I don’t know if I just want to let you go by yourself”. My dad was working, my brother was working, so she bought a ticket and went on the train with me and we went down to Cape Girardeau and she met the chaperone and met the manager and everything and she stayed for two days and saw that everything was on the up and up and that they weren’t taking me down to some place that she didn’t think was proper. 8:20 Then she left, left me there and actually the chaperone was Helen Campbell, who you were going to interview in California maybe. Interviewer: “I would like to be able to.” It would be wonderful if you could. Interviewer: “We have interviewed quite a few members of the league at this point and may of them were very young when they first signed up, high school age. I think you are about the first one that had a parent enterprising enough to go along and check it all out first. 8:56 Were you, at this point, assigned to a specific team or were you going to a general spring training where they would assign you?” I just went to a general training and then I was assigned to the “Muskegon Lassies”. Interviewer: “Tell me a little bit about the spring training itself. Do you have any idea why they were in Cape Girardeau?” No, that is what the telegram said, so that’s where I went. 9:22 Interviewer: “It may have been less expensive than Florida. What was the weather like when you were there?” It was nice as I remember. It was—I don’t remember unusual weather. Interviewer: “It might have been better than Pittsburg anyway.” Probably. Interviewer: “What did they have you do there, at spring training?” 3 �Training, It’s like most spring trainings, I would think, we had practice everyday, betting practice, fielding practice, they put you in different positions to how you worked in outfield, infield, batting things like that, running the bases, sliding, just general things and as we went along we had coaches, managers that would critique our performances I’m sure, because they would come up to you and say, “ok now, maybe if you held the bat a little bit this way”, or did this or did that or fielding, they hit you a hundred ground ball or something to see how your arm was. 10:39 Interviewer: “What did you think of the quality of the players you were seeing there?” They were better players than what I was playing against when I was playing in vacant lots and even the boys and that’s whom I was playing against. These girls were good, no question about it. I realized that I was in touch competition and if I was going to make this team, I was going to have to perform. 11:06 Interviewer: “Did you feel you sort of had to work harder than some of them or were they all working pretty hard?” I think everybody was working hard and I think all the girls were dedicated. We had a strong passion for the game, everybody was trying to do their best, trying to make the team and it was a very competitive spring training. You could see everyone you were playing against –you knew what you had to compete against and what you had to beat. 11:45 Interviewer: “What proportion of the people trying out actually made it onto the teams?” That I don’t remember how many out of that group that went to spring training. I know we all separated and I went to Muskegon and some of the other girls went to different teams and I don’t know who didn’t make it or was cut, but I’m sure some of them were because I was told that this was like another tryout. It was spring training, but it was another tryout. 12.23 Interviewer: “The movie version of things, at least in that first season, they had scene where people get to see names up on a board of who makes it and who doesn’t. You didn’t see anything like that?” I didn’t see anything like that. Interviewer: “How did you find out where you were assigned?” They just came to you and told you that you were assigned to the Muskegon lassie team and they gave you a ticket to Muskegon and you got on the train and you went. Interviewer: “Had you ever heard of Muskegon, Michigan before?” Nope. 4 �Interviewer: “What impression did you have of the place when you got there?” Well, like I said, this was the first time that I had actually been away from home by myself and it was an experience for me at sixteen years old. A lot of new friends, new people, so it was an experience for me. 13:14 Interviewer: “Where did they put you up once you got there?” When I got to Muskegon, I met the chaperone who was Helen, and the chaperone assigned the girls to host homes and there were two of us to a home and we roomed together, so she had a place set up for each of us. Interviewer: “Was it a nice place to stay? Did they treat you well?” Oh, the people were wonderful, I tell you, they couldn’t have been nicer, it was almost like being at home. 14:00 They took care of us, they made sure we had—I remember when we came home from road trips there would be a note on the table telling us there were sandwiches in the refrigerator and for us to help ourselves. They were just so nice and they came to the games and supported us and it was just very homey, if we needed anything—that type of thing. 14:25 Interviewer: “Did you stay with Muskegon for that whole season?” Yes, I stayed with Muskegon for the whole 1949 season and then after that season, they asked—they didn’t ask, they told you who you go to and I went on a touring team, which was the Springfield Sally’s and the Chicago Colleens that toured the United States, the eastern part of the United States. 14:54 The two teams toured together and we traveled into the east. Interviewer: “I’ll get into the barnstorming, but I want to go back to Muskegon in the meantime. What kind of ball park facility did you have there to play in?” Well, it was a nice stadium. The only thing I remember about it is from the dugouts back to the club house, you went under the stands and I can remember, I was a little bit taller than most girls, so I had to stoop going under the stands, I remember that, but it was a nice ball park. Interviewer: “What were the stands like? Were they open bleachers and could people throw things down on you when you went by?” Oh no, we were under the stands. 15:51 It was under the stands. Interviewer: “At that point how many different teams were you playing? Were there five or six in the league at that time or was it bigger?” Let’s see—I think there were eight teams at that time, in the league. Interviewer: “Now, how well did Muskegon do that year?” 5 �We didn’t do well. As I remember. I don’t remember exactly, but I know we weren’t in the championship series. We weren’t in the championship game. 16:25 Interviewer: “Now when you were playing, what position or positions would you play?” I was, I guess you call it, a utility player. I played infield, I played the outfield, so I kind of filled a hole somewhere. Whenever someone wanted to sit down or someone was hurt or whatever, I played that, so I played right field, left field, center field and I played all the infield positions. Played first base, second base. Interviewer: “Did you ever try pitching?” I didn’t remember pitching, but my last year in Rockford, I noticed in one of the stats that it said that I pitched one game. I think it was a no decision and it was just a few innings, so it must have been one of those games that were runaways and they just put me in, but in the league, anybody that could throw hard, they had them on the mound to see. Of course, some of didn’t have the control, we threw hard, but we didn’t have the control and that maybe we threw hard, but we didn’t have the control. 17:34 Interviewer: “Did you have a favorite position of the ones you took?” You know I really didn’t, I was just so happy to have the opportunity to play. I didn’t care where I played, just put me on. Interviewer: “ In that first season, how regularly did you play?” I played, I thought, pretty regularly. I was in and out of the lineup, some games I didn’t, if no one was out or hurt, I didn’t play, but I got into a few games. Interviewer: “How many position players would they normally have on one of these teams?” Well, we carried eighteen players I think, on the roster. Interviewer: “All players including the pitchers?” Yes, the regular roster was about eighteen players. Interviewer: “Then you would have a regular opportunity to get in there.” Yes. Interviewer: “Did they do much in the way of pinch hitting or pinch running or relieving people for defensive reasons and that kind of stuff? Were the replacements made during the game?” Oh yes, like you said, pinch hitting and pinch runners and things like that. Position changes 18:44 Interviewer: “How good of a hitter were you?” 6 �Well, you know, I wasn’t a homerun hitter, I wasn’t a power hitter, I was more of a singles hitter, more of a hit and run. I got a lot of run signs. I got a lot of sacrifice signs. Move the runner along, hit to right, move a runner from second to third, that type of hitting. Interviewer: “Did you strike out much?” I don’t know, I probably had my share. Interviewer: “If you’re a good bat handler then you’re getting---“ I was pretty good at bunting; I was able to lay down a pretty fair and decent bunt I think. 19:33 Like I said, I was more of a placement—placing the ball rather than a homerun hitter or a power hitter. Interviewer: “Now, at the time you came into the league, how strict were they at enforcing all the rules that they had come up with at the start?” Well, as far as strictness in enforcing the rules, if you played for Helen, you followed the rules. She ran a tight ship. Coming out of the marines, as a sergeant in the marines, she was pretty strict with us and especially the teenagers and those of us that were teenagers. The older girls, she probably wasn’t as strict with and that, but those of us that were teenagers, she kept a pretty good watch on us. 20:32 I remember one time—we were allowed to go out if some of the fans or someone would ask us out for dinner or whatever. This young fellow asked me if he could take me out to dinner and I said to him, “you will have to ask the chaperone”, because us teenagers had to ask permission and he said, “that’s fine, that’s not a problem”, so I told Helen that we were going to go, so he went in and talked to Helen and he came out and he was smiling and he said to me, “I didn’t want to marry you, I just wanted to take you out to dinner”, so I think she gave him the third degree. That’s just some of way it was. 21:30 Interviewer: “Did he, in fact, take you out at that point?” Oh yes. Interviewer: “Good, she didn’t scare him away completely then?” Oh no, but it was a funny situation. Interviewer: “Now, were you traveling around by bus at that point on your road trips?” Yes, by bus. Interviewer: “What was that experience like?” The buses were really nice. Some people use to say, “how did you do it? Those long bus rides and all?” You know, when you’re sixteen years old and you’re doing something you like to do, that was the least of my concerns, the bus ride. It was fun, it was a lot of camaraderie with the girls, we had good times, we had a lot of laughs, it was a joking time and just a lot of fun, so I never minded the bus rides. 22:23 7 �Interviewer: “I guess that was a good thing because you wound up in the barn storming thing the next year. Tell us a little bit about how that worked and what that was like.” Ok, that, we would go into a city for usually a three game series and would play three games in that city and after that we would move on to another etc. That was strictly living out of a suitcase for those months. Doing your laundry in the hotel Laundromat and things like that. We would stay at motels and places like that and then the bus ride and so that was, like I say, more living out of a suitcase than when you were on a team like Muskegon where you were home and then on the road. 23:16 Interviewer: “If you had to pick, which one would you like better?” It didn’t matter to me, I was playing baseball that was my passion, that’s what I love to do and either one of those worked fine for me. Interviewer: “How far a field did you travel when you were on this barnstorming tour?” We traveled through the eastern part of the United States mostly, it was just a month or two before the season ended, I broke my ankle, so that ended my season there, but it was mostly the eastern part of the United States, through Ohio, Maryland, West Virginia, Pennsylvania, places like that. 24:09 Interviewer: “Did you go farther south? Did you go down to Florida or over to Louisiana or places like that?” No, we were more in the eastern, kind of mid Atlantic area. Interviewer. “I guess there were two seasons where those teams went around on a barnstorming tour. Yours was the second one.” Right, the first one in 1949. I was not on, but I on in 1950. Interviewer: “Did you make it up as far as New York city when you were doing that?” That’s what I was just going to say, that about a month or so before we got there, I broke my ankle and I missed playing in Yankee Stadium, they played in Yankee Stadium and I missed that. 24:57 Interviewer: “Did you go to some big cities when you were on this tour or mostly small ones?” They were mostly small ones, all small cities. Interviewer: “What kind of crowds did you get when you went to these places?” We got good crowds. Attendance wise, I don’t know, a thousand, tow thousand, but we had good crowds. We drew very well, we were advertised, you know it was advertised, 8 �and we did radio interviews and things like that, so you know, they knew we were there and I think too it was maybe a curiosity thing where people just came out to see if we could really play ball. 25:43 Interviewer: Did you do a lot of publicity things of different kinds? Were you interviewed on the radio yourself?” Yes, they use to interview us that was part of our job, to promote the league and so yes, we did radio interviews, newspaper interviews, because they would have pictures in the paper and they would have advertisements in the paper, so yes, we did a lot of PR stuff. 26:13 Interviewer: “You said you broke your ankle, now how did you break your ankle?” It was a—it rained that day and we played that evening. Of course the field was covered, the infield was covered, but the grass was wet and because of our bases, which were shorter than the ninety-foot men’s bases, it brought the bases just to the edge of the grass of the infield. I was sliding into third base and the grass was wet and my spike caught in the grass and I slid and you know that wet grass wrapped around that spike and my foot stopped, but I went. 27:02 Interviewer: “Now, once that happened, did they send you home?” Yes, I was in the hospital for a couple of days while they set the ankle and then I went on home. Interviewer: “Had you gone home between those seasons? Did you go home on the off-season? Oh, yes, but during the season, no. Interviewer: “So, the ankle heals eventually, did you back in then for another year?” The next year in 1951, I went back and I was assigned to Rockford, the peaches. I spent my last season with Rockford. Interviewer: “Was that a better team than the Muskegon team?” Well, they were—Rockford was kind of the crème of the crop, if you want to say, but they were a good team, yes. That was a great experience, I played with some great ball players on that team, but that Muskegon team, I don’t want to downgrade them because, listen, all the girls that played in that league were terrific, just wonderful, they had to be the best ball players that we had in the states. 28:25 Interviewer: “Sure, anybody on any major league baseball team today is going to play a whole lot better than me, even when I was a lot younger. “Who were some of the best players that you played alongside?” 9 �Oh gosh, Dotty Kavichek, Shorty Prior, Doris Sams, Mickey McGuire, Jean Fout, just like I say, you could just go on and on with these girls, they were just good ball players. 28:58 Interviewer: “now, when you were with Rockford, did Rockford make the playoffs that year?” I can’t remember if we made the playoffs. Interviewer: “I think South Band won the championship that year.” I think south Bend, but I don’t think Rockford made the playoffs that year. I don’t know, maybe I was a jink to them. The teams that I played for, we never made the playoffs. Interviewer: “Now, in Rockford, when you were living there, did you have the same kind of a set-up as you had in Muskegon?” Same set-up as Muskegon. We lived in host homes and had a roommate and played, but the people in Rockford, again just like Muskegon; the people were just wonderful to us, just wonderful. 29:48 Interviewer: “Did you have a chaperone as tough as the first one?” No, no, I don’t think there was anyone like Helen. Helen had to be the—I only had three chaperones, the ones from the touring team and Helen and then Dotty Green in Rockford, but Helen had to be my favorite, my favorite. Interviewer: “In general, how well did you adjust to the rules and the expectations of the league? Was it fairly natural for you did you or not?” Well, adapting to them was easy because I didn’t want to do anything wrong, anything to get me off the team and you know, some of the girls would miss curfew and things like that, but there was no way that I was ever going to do that. I wasn’t ever going to do anything that would jeopardize my chance to play baseball, so I followed the rules to the letter. 30:54 Interviewer: “You were probably happy that you had somebody that was very clear about what the rules were?” Yes, probably. Interviewer: “Now you only played in the league for three years, was it your own choice not to come back for 1952?” Yes, in 1951, I could see that the league was not going to last. Things were—the crowds were not as good and a lot of the teams were in financial trouble and I had an opportunity to get a job at that time and I had to decide between that opportunity to take that job or go back for maybe another one season or maybe two, I didn’t know how long it was going to last and so I thought, well, I think I better set myself up for job that I had a little security. 32:04 10 �Interviewer: “What job did you take?” I had a chance to go to work for the telephone company and I went down and interviewed for the telephone company and got the position and went to work for the telephone company. I spent thirty years with them and retired in 1983. It probably was the best decision that I made. Interviewer “Now where were you working for the telephone company?” In California. I got time—after the 1951 season, I finished the 1951 season, I came to California and I spent the next year just kind of getting my priorities together—what am I going to do? In 1953 I took a job with the telephone company and stayed on with them. 33:03 Interviewer: “What prompted you to go to California in the first place?” I had family out there. My brothers and sister were living out there at the time and I liked it. I had been out there in 1948 for a vacation and I liked it and so when I finished playing ball I thought, “I think I’ll go back to California”. Interviewer: “during the time that you were actually playing, did you have any kind of sense that you were doing something kind of unusual or significant that women were out there doing this sort of thing or were you just focused on playing the game? Playing the game. You know when we—when I first went into the league, I thought that this had to be the greatest thing that ever happened to me and I didn’t care about anything except playing and having that opportunity, so as far as thinking to myself that this is something special, I never did. In fact until the day left the league, I never thought it was anything special, I didn’t see any need to talk about it or tell anybody. 34:24 Someone would say, “you played baseball”, well, some people say, ‘who cares”, and most people thought it was softball and everything, so it was just never anything that was brought up in conversations or whatever, so it just went by the wayside as something you did, it was over with and even though it was something that I thought was going to be my career. I was sixteen years old and I thought I could play until I was thirty-five or forty and thought it was my career. I planned on nothing else, I didn’t go on to college, didn’t do anything and I thought that it was my career and when I quit, I thought “that was it, I did it and it’s done”. 35:17 Interviewer: “After that you go to work and what kind of work did you do for the phone company?” I started out as an operator and then my last year, and I went through several departments, and ended up in the engineering department when I retired. Interviewer: “You got a career for yourself and you’re out in California, which is a somewhat kind of progressive place, and you go into the sixties and the seventies, you got a women’s movement going and the push for things like Title Nine and all kinds of stuff going on, were you paying much attention to any of that, or were you 11 �thinking of how the women’s baseball league related to that or were you not putting those pieces together at that time?” 36:00 We started working with other ex-major league ball player on free clinics for girls and boys. The clinics use to be strictly for the boys and then we started going out and saying in these clinics, “girls and boys”, and there was a group of us, some ex-dodgers and exAngels that they put together this group called “Sports Educators of America”, and we went out, this was just in the Southern California area, and we would go out and do these free baseball clinics for the kids and we would try to incorporate education and sports. Telling the kids that education is just as important because you ask the kids, “who wants to be a major league ball player?” Well, everybody raises their hand, so then you say to then, “well, all right, there are 700 positions in major league baseball, what if you don’t make it, then what?” so we tell them that they’ve got to have something to fall back on, so we start stressing education in sports to these kids trying to encourage them to stay in school and have a back-up just in case they don’t make it in the baseball world. 37:27 I can always relate to that because that’s what happened to me. I thought baseball was always going to be my career and I didn’t plan for anything else. Fortunately, I got a job at the telephone company and at that time the companies were more like families. They weren’t like they are today where your just a number. The telephone company was like a family, so I had the opportunity to work for them, but to now days not have a back-up, so that’s what we have been doing now for the last ten or fifteen years, going out to these clinics and working with young people. 38:19 Interviewer: “How did you wind up hooking up with the men players, but I guess this is something that maybe happened after the movie “A League of Their Own” came out? Right. Interviewer: “How important was the movie in terms of drawing attention to that past or having you revisit it or think about it again?” The movie was everything. Had it not been for the movie we would have still been obscure. The Cooperstown, that to the ball players, that Cooperstown event was, as far as I’m concerned, was the most important thing, to be recognized by the Hall of Fame men’s organization and to be recognized by them in their facility. It was the greatest thing that ever could have happened to us. 39:19 That was just ball players that had that, but when the movie came out, that brought it out to the public, brought it out to the world and that’s what brought us out to the public eye. If it hadn’t been for Penny Marshal and that movie, we would have known what we thought with the hall of Fame, but the public would not have known, so yes, the movie was everything. Interviewer: “What do you think you took out of that experience of playing professional ball? Did it change you?” 12 �Not only did it change me, but I learned so much about team work, camaraderie, trust in people, it was just a wonderful experience and I don’t think I could have gotten that from any other profession that I would have gotten into like I got from that league. 40:33 Interviewer “I’m not sure how you really could in exactly the same way. There wasn’t anything else like it and for a very long time after. We now have the WNBA etc., but that’s much more modeled along the way these modern media oriented teams and things are done. The kind of experience and the closeness that you had as a group and that sort of thing may be something that didn’t really repeat it’s self in other places. I don’t think so. I got so much satisfaction out of the league and we still, as you see, we still have friendships that have lasted for sixty years. 42:21 Interviewer: “What was it like coming to the reunions and getting involved with this group and seeing people that maybe you had played with or trained with and after all those years, there they were again? My first reunion was—they started earlier in Chicago and I never went to any of those because I was in California and I just never went, but in 1988 they had a reunion in Scottsdale Arizona and that was kind of right next door, so I thought it was a good opportunity for me to go over to Arizona and just—well, I haven’t missed one since and it has just been such a wonderful experience. 42:08 The first time , that was the first time seeing these gals after, at that time, forty years and just the expressions on our faces when we met each other and saw each other for the first time, I just can’t explain it, how it was. Interviewer: “It sounds like it was a remarkable experience on the whole and you tell your story well, so thank you for coming in. You’re welcome. 42:38 13 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource All-American Girls Professional Baseball League Interviews Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The All-American Girls Professional Baseball League was started by Philip Wrigley, owner of the Chicago Cubs, during World War II to fill the void left by the departure of most of the best male baseball players for military service. Players were recruited from across the country, and the league was successful enough to be able to continue on after the war. The league had teams based in Wisconsin, Illinois, Indiana and Michigan, and operated between 1943 and 1954. The 1954 season ended with only the Fort Wayne, South Bend, Grand Rapids, Kalamazoo, and Rockford teams remaining. The League gave over 600 women athletes the opportunity to play professional baseball. Many of the players went on to successful careers, and the league itself provided an important precedent for later efforts to promote women's sports. Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-58)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Sports for women World War, 1939-1945--Personal narratives, American All-American Girls Professional Baseball League--Personal narratives Oral history Baseball players--Minnesota Baseball players--Indiana Baseball players--Wisconsin Baseball players--Michigan Baseball players--Illinois Baseball for women--United States Publisher An entity responsible for making the resource available Grand Valley State University Libraries, Special Collections and University Archives, 1 Campus Drive, Allendale, MI, 49401 Identifier An unambiguous reference to the resource within a given context RHC-58 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 2017-10-02 Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context RHC-58_SBurkovich Title A name given to the resource Burkovich, Shirley (Interview transcript and video), 2009 Creator An entity primarily responsible for making the resource Burkovich, Shirley Description An account of the resource Shirley Burkovich was born in Pittsburgh, Pennsylvania. She played softball with the neighborhood boys and her brother throughout her childhood. She first heard about the All American Girls Professional Baseball League one day when she was reading the newspaper. Her brother took her down to where they were holding tryouts; she tried out and afterwards was told to report to Cape Giradeau, Missouri for spring training. She played with the Springfield Sallies during the 1950 softball season and then was traded to the Rockford Peaches where she played out the 1951 season there. During her time in the league, her fondest memory is hitting the game-ending single to center field in 12-inning game. While with the league she played utility infield and utility outfield. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) Video recordings All-American Girls Professional Baseball League--Personal narratives Baseball for women--United States Baseball Sports for women World War, 1939-1945 Baseball players--Illinois Women Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2009-09-26 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/484">All-American Girls Professional Baseball League Collection, (RHC-55)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/27df3e2877a23d14eb0af8acac3ea753.pdf 294fa44dbc3bb31f53ef6f3bca833893 PDF Text Text � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Incunabula Description An account of the resource The term incunabula refers to books printed between 1450 and 1500, approximately the first fifty years following the invention, by Johann Gutenberg of Mainz, of printing from moveable type. Our collection includes over 200 volumes and numerous unbound leaves from books printed during this period. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1450/1500 Source A related resource from which the described resource is derived Incunabula Collection (DC-03) Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United </a> Subject The topic of the resource Incunabula Printing 1450-1500 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context DC-03 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource text Language A language of the resource eng it la nl de Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Expositio in Aristotelis Ethica Nicomachea [folium 50] Identifier An unambiguous reference to the resource within a given context DC-03_050Burlaeus1481 Creator An entity primarily responsible for making the resource Burlaeus, Gualterus, 1275-1345? Description An account of the resource One leaf of Expositio in Aristotelis Ethica Nicomachea by Gualtherus Burlaeus. Printed in Venice by Octavianus Scotus on May 10, 1481. Illustrated with red and blue rubricated initials. [GW 5778; ISTC ib01300000] Publisher An entity responsible for making the resource available Venice: Octavianus Scotus Subject The topic of the resource Incunabula Printing 1450-1500 Burlaeus, Gualterus, 1275-1345? Language A language of the resource la Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/NoC-US/1.0/?language=en">No Copyright - United States</a> Format The file format, physical medium, or dimensions of the resource application/pdf Date A point or period of time associated with an event in the lifecycle of the resource 1481 Source A related resource from which the described resource is derived Seidman Rare Books Collection Type The nature or genre of the resource Text https://digitalcollections.library.gvsu.edu/files/original/468f5c0019b3954d2b39f5d755f74051.pdf d438b9e7986fd39ce1e67bc1fc1df264 PDF Text Text COVID-19 Journaling My name is Caitlin Burnett and I am a current member of the women’s lacrosse team here at Grand Valley State University. This year, I am a sophomore and I was very excited for the season to start. As a team, we worked all fall and winter to be the best version of ourselves to beat our opponents. All of our early morning workouts and tough practices all paid off once season came around. Heading into this year, I was more than thrilled to tackle the season with my teammates. The senior class we had wanted to leave a positive and historical mark on this program by the time they left. All their motivational speeches, hard work on and off the field and dedication to this program really showed. I believed we could win a GLIAC ring this year and we were going to make it to the NCAA tournament. Unfortunately, our time was cut short. When the COVID-19 first hit the news, we were worried what it may bring, however, we never thought it would end our entire season. Schools across the country were starting to end spring seasons and we were scared when our last practice or game would be. On Thursday, March 12, 2020 our season was cancelled by the NCAA. I do not have any words to explain how our team felt that day. It was just a normal day and we just finished a normal practice. Everything was great until our head coach called us over and before she could even say anything, we all noticed the tears in her eyes. Our entire mood went from perfectly fine to devastated within a few seconds. We could not believe our season was over. We just returned from having an amazing start to our season going 3-1 in Missouri. We lost a hard battle against The University of Indianapolis but we created history beating Lindenwood University who was a top ten team. That week, we were preparing to play two teams in our conference which we were excited to finally be able to play at home. COVID-19 took away our season we were all so prepared for. I am very upset that our �season is done, however, I am more upset that I will never be able to play a game with that senior class ever again. They had such an amazing impact on this program and we were going to make history at Grand Valley this year. I miss being with my teammates and being out on that field with them. If I had the opportunity to play one more game or one more practice with that team I would do it in a heartbeat. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource COVID-19 Journals Creator An entity primarily responsible for making the resource Grand Valley State University. University Libraries Description An account of the resource This collection of journals and personal narratives was solicited from the GVSU community by archivists of the University Libraries during the events of the 2020 COVID-19 global pandemic. During this unprecedented crisis the university closed suddenly, following federal and state guidelines of social distancing to reduce the spread of the novel coronavirus. The university closed its campuses on March 12, 2020, and quickly moved students out of campus housing. Faculty swiftly transitioned to fully-online teaching for the remainder of the Winter 2020 semester, and all campus events, including commencement, were cancelled. The purpose of the COVID-19 Journaling Project was to document the individual and personal experiences of GVSU’s students, staff, faculty, and the wider community during this time of international crisis. Some project participants were university student employees who were compensated for their journaling. Other participants were granted stipends or extra credit for submitting entries to the archives. Still others participated without any compensation or credit. The University Archives remains grateful to all who submitted journals, for helping us to understand the impact of this crisis on our community. Date A point or period of time associated with an event in the lifecycle of the resource 2020 Source A related resource from which the described resource is derived University Archives. COVID-19 Journaling Project Subject The topic of the resource Epidemics Grand Valley State University College students Personal narratives COVID-19 pandemic, 2019-2020 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource COVID-19 Journal Creator An entity primarily responsible for making the resource Burnett, Caitlin Description An account of the resource Journal of GVSU student Caitlin Burnett's experiences as a student athlete during the COVID-19 pandemic. Date A point or period of time associated with an event in the lifecycle of the resource 2020-04-22 Source A related resource from which the described resource is derived University Archives. COVID-19 Journaling Project Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Subject The topic of the resource COVID-19 pandemic, 2019-2020 Epidemics Grand Valley State University College students Personal narratives Identifier An unambiguous reference to the resource within a given context COVID-19_2020-04-22_BurnettCaitlin Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng https://digitalcollections.library.gvsu.edu/files/original/5712bdd95ac3044b29dd64ac87f5ee52.mp4 28fd7b65fab06820473952e87512fd54 https://digitalcollections.library.gvsu.edu/files/original/cd0e1ed6fa0ec1fa0450ef60c42aa9c1.pdf fe01e9a3bc007b0813b0e67cffc66d60 PDF Text Text William James College Interviews GV016-16 Interviewer: Barbara Roos Interviewee: Robert Burns Date: 1984 Part: 1 of 3 [Barbara] [Working with the video camera] It doesn't look as well, skin tone is… it would just be a mess. I really wanted this. Oh, my is he dark. Let me see what I can do here. I'd hate to go to one six. That is just so… well, I think that this is going to be allowed. Let me just check focus. Let me make sure I'm steady. And I'm steady. And anytime you would like to resume I would be grateful. [Robert] Okay. I think it would be hard for an outsider to imagine how many committees we felt were indispensable to the running of our little college of two dozen odd staff. Their peasant villages that feel obliged to do some things in the bureaucratic way. They wind up doing it was extraordinary classic simplicity. There are individual tasks that are parceled out to a handful of individuals each year, each one he's in charge of a particular kind of activity. They carry out the duties of the office, and then they pass the notebook, which contains records to their successor the next year, and that successor intern then becomes responsible for the handling of that particular detail for the village. We always found it necessary to work with committees, which meant that every time a committee met there was an inside privy group to a particular kind of information. And we tended to not have very good ways of uniformly getting information from committee to the community at large. There would be the decisions, there would be the reports, but very little of the nature of the ongoing dialogue in committee so that occasionally committee results were unfathomable in terms of how they arrived at that conclusion. Typically, what happened whenever a committee met with that the corridors were full of all the little side conversations that we're necessary to be engaged in as different people came out of the woodwork to try to find out what it happened in that particular committee. It seemed to me that the single individuals could have been tasked… could’ve been entrusted to certain kinds of tasks, or that some of these things could literally have been handled in some kind of committee as a whole where literally everybody was going to hear the same information same time and not have to go through the business of asking for a duplicate committee reports one by one by one from any and all members of the given committee. [Barbara] But we were very well intentioned, and we liked each other a lot, and we had all selected each other, and we're not stupid at least not all of us at the same time so why did we persist in this? What structural advantage was there in this kind of super bureaucratization that made it last. �[Robert] I'm not sure that there's any other explanation for why it persisted, except that nobody felt that resort to individual responsibility for individual kind of task was anything other than a kind of an elitism that couldn't be tolerated. Things ought to be done in groups… in small groups for at least good democratic purposes. [Robert] But the small groups were in effect too small, and they always had an external environment of those who (one) needed to know the results but (two) weren't in on the meeting and then this enormous amount of time that was always spent after committees trying to find out how the results had turned out, what decision has been taken. What kinds of points of view had been presented, and the like. There was something I was going to say earlier about this. And it's not fresh in my mind at the moment. [Barbara] Shift yourself slightly towards the window and tell me the part about polishing. I don't mean toward the window, I guess I meant turn [inaudible]. [Robert] Oh, okay. Let's see what did… [Barbara] If you can recall it, not too artificially, we were talking the other day about one of our little problems being… a fine sense of sandpaper. [Robert] We always undertook to do things better than we had done them before, we always looked at our processes as if virtually anything we did. Anything we had done, could be done better if we: examined it carefully, profited from experience, and made the right judicious changes. This is a kind of thing that I've always thought of as polishing, and honing, and smoothing, and whatnot. We spent an enormous amount of time doing that. In one sense we've logically fall to the larger campus structure for having undergone major reorganizational upheavals every few years. But in another sense, we never ever settle down with our own processes inside, in a much gentler fashion, long enough to see how they worked before we were already predicting that they were not working, or finding evidence that they were not working, and then proceeding to tinker with them. So, although it was all carried out on a much more modest, much more gentle scale, and there were no big upheavals… still I think it remains that nothing that we ever tried stayed in place for very long before we found a better way to do it. And we didn't see this as reorganization -- frivolous or whatever. We saw it always “perfectionistically” as doing something a little bit better than we'd ever done before. So, we invented new ways and better ways of the new ways ad infinitum. And this gets to be time consuming, too. So, some of these processes – as I wind up thinking -- where processes had a life of their own. Once you're embarked on them, you follow through with them implicitly. Even if you have thoughts that maybe there may not always be for the best, there's a certain inertia that carries you forward. And you don't really feel it's fair to blow the whistle or to yank things to a complete halt for fear of being seen as a �disbeliever. Somebody who really doesn't belong in the system. Now realize, in this respect, I may sound like a peculiarly ambivalent character. Because on the one hand, I came to William James because I wanted to, because I found it to be an exciting place to be. And I always did, and I believed in what we attempted. [Robert] And I'm very sorry to find… to realize that it no longer exists. That's the part of it, that seems to me, like a death. But I wouldn't be honest if I didn't also say that I found our ways a little peculiar at times. What makes allowances for one family. When you're talking about a set of colleagues who are growing more and more like siblings with respect to one another every day. You put up with foibles because you know all these people too well to simply launch a political diatribe against them because they have failed to do this properly, or they haven't foreseen with the effects of that might be. You put it down to a longer-range type of problem which could be tackled over a considerable period of time. You understand we are all in learning positions, in learning situations, and that there are possible ways of all of us gradually coming to espouse a single point of view that we all share in some future. So, you overlook certain of the little points of potential… � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource William James College Interviews Description An account of the resource Videotaped interviews of William James College faculty, students and administrators by Barbara Roos. William James College opened in 1971 as the third baccalaureate degree granting college for Grand Valley. It was originally designed to be an interdisciplinary, non-departmentalized college consisting of concentration programs, rather than majors. Curriculum was organized around three concentrations that were meant to be interdisciplinary career preparation offerings: Social Relations, Administration and Information Management, and Environmental Studies. The college was discontinued in 1983 during a reorganization of Grand Valley. Date A point or period of time associated with an event in the lifecycle of the resource 1984 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/69">William James College faculty and student interviews (GV016-16)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Grand Valley State University Michigan Universities and colleges Oral histories Alternative education Interdisciplinary approach in education Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Roos, Barbara (Interviewer) Identifier An unambiguous reference to the resource within a given context GV016-16 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV016-16_GVSU_11_Burns Creator An entity primarily responsible for making the resource Burns, Robert Date A point or period of time associated with an event in the lifecycle of the resource 1984 Title A name given to the resource Robert Burns interview (1 of 3, video and transcript) Description An account of the resource Interview with Robert Burns by Barbara Roos, documenting the history of Grand Valley State's William James College. William James College was the third baccalaureate degree granting college for Grand Valley. It was originally designed to be an interdisciplinary, non-departmentalized college consisting of concentration programs, rather than majors. The college opened in 1971 and was discontinued in 1983 during a reorganization of Grand Valley State. Robert Burns was a faculty member of William James College and longtime professor at GVSU who taught anthropology and photography from 1973 until his retirement in 1993. He was also notably the father of documentary filmmaker, Ken Burns, who found inspiration from his father's photographs and travels from a young age. In this interview, Robert discusses the bureaucratization of William James College and its numerous committees, in addition to his belief in the college and his thoughts on its final closing. This interview is part 1 of 3 for Robert Burns. Contributor An entity responsible for making contributions to the resource Roos, Barbara (Interviewer) Subject The topic of the resource Grand Valley State University Michigan Universities and colleges Oral histories Alternative education Bureaucracy Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/69">William James College faculty and student interviews (GV016-16)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/07cbe5eceb73b64e701b5be0f32161b0.mp4 b0455d82db8e7bfaabff15b946f1f700 https://digitalcollections.library.gvsu.edu/files/original/6dc69307eed3882095c19542e1b10bcd.pdf 0194f74eb90f261babb01cd42f625c65 PDF Text Text William James College Interviews GV016-16 Interviewer: Barbara Roos Interviewee: Robert Burns Date: 1984 Part: 2 of 3 [Robert] You don't know when the curtain is going to come down. You don't have any idea about just how much time you've got left. You don't have any sense that you're necessarily that endangered. But when you look at it in retrospect the things we did, the things we didn't do, the things we might have done, and the things we insisted on doing. Then I think it's apparent that there are a couple things that we did wrong. Vis a vis the outside world. Like the campus across campus. We never spent enough time building pathways and bridges to the rest of CAS, the rest of the campus the way I think, in retrospect, it didn't make sense that we should've done. We spent so much time immersed in our own problems, in our own preoccupations, within William James that nobody ever really gave much thought to establishing the broader connections overland to the rest of the campus. Because what was clear is that when the crunch came, the rest of the campus didn't understand us. They didn't understand us at all. They didn't understand who we were, what they knew of us, they didn't sympathize with, and it seems to me that all those kinds of problems could've been… would've been alleviated if we had more of a sense of bridge building. More of a sense that part of our security lay in relating to them, not just ignoring them or even worse than that is estranging ourselves from them. Estranging them from us, and that's where I thought of it many times. We weren't as smart as an Australian tribe would've been about the kinds of overland connections you need to develop if you're going to ever have available an escape route to save you when the times come down to the crunch in your own territory. We didn't have anybody under those circumstances that was willing to understand us, and then that comes back to reflect home on what we did internally, which I think was incorrect. With all due allowance to the Monday morning quarterbacking kinds of things go on the time like this. Why didn't we make the overland connection? We spent much too much time polishing, and honing, and fine tuning our internal processes. We labored through all of our committees to perfect every single thing that we wanted to do, every single concept that we wanted to lay claim to, as if somehow this burnishing process was going to represent our salvation. It was almost as if there was some kind of cosmic onlooker who was watching us and grading us on the sincerity, the depth of profundity of all of our efforts, and so it made great sense to us to spend all of this time somehow coming to grips with the meanings of the propositions, the substitutions of prepositions, or conjunctions and the like. As if somewhere, somebody was going to look at this is of the Rosetta stone and fault us for having used the wrong grammar in the wrong place and it was the fault of gilding the lily. We were spending much too much time on the internal processes �than we should have. We acted all this time as if fine tuning the individual word of our own processes was the important thing to do. Without realizing that single word in the outside world simply cancelled us out once and for all when the time came. [Barbara] Why did we choose to do this? We are not all fools. [Robert] No, we certainly weren't all fools. One we all I think… however many routes there were to get to William James, we all came with one main idea and that was that they we were going to do good; we were going to do well doing educational things in a different mode. And we wanted to be very sure we were thinking of every possible eventuality. We didn't want it laid at our doorsteps that somehow we had overlooked the obvious. So, we kept reexamining the obvious, as if we were searching for possible flaws, failures, loopholes, and so on. Well that's either elitism of some strange sort, or this could easily also be the case it's a narcissism of an extreme variety. That we get so preoccupied with the being of ourselves and the doing of ourselves and the eternal expressing of ourselves that we forget that there's a larger context. There's an ecology in education, and if you're not mindful of the ecology, there are things out there, misunderstood and maybe rubbed the wrong way can return to do you in, or to do you no good. [Barbara] Do you want to try lifting the GV level, Gerd. [Gerb] Is it too dark? [Barbara] I think it's dark. [Barbara] You want to put it up one? Yes. [Gerb] Wait! Come sit closer next to me. [Barbara] Yeah? [Robert] Okay, I guess. [Gerb] Then turn this way. [Robert] Okay. [Barbara] Um. [Robert] Go on and say what you were talking about. [Barbara] If we paid attention to the outside, where would we get the energy to build this �nirvana that we were all heading for? [Robert] The energy would've been the energy that we brought to the enterprise simply by being ourselves. I mean, I think we always misunderstood… [Laughter]. Let me say that over again. I think we always misunderstood completely the amount of special energy that we needed to put forth. The fact of the matter was, that all of us, and all of our various ways, and all of the times at which we were interviewed and came into the college. In all our various ways, we represented people that somehow were seen to have some sort of useful talent in the new educational scheme of things, and I think our problem was that we never relaxed, and believed in the existence of that talent. We always felt that what we were called on to do is to put forth some kind of special brand-new effort, without ever realizing that the efforts that we already put forth (that attracted ourselves to the college in the first place) and them to us, was exactly what we should've kept on doing. We should've kept on being the people who were interviewed, rather than somehow trying to transmute ourselves into this new kind of educational being that, less and less people across campus, were prepared to understand. [Barbara] It sounds like a very negative feelings about your eleven years spent there. Is this the case? [Robert] No, on the contrary! I think it was something that you said earlier that made me think that. Now, what I'm getting into at this stage in the game, I suppose, has something to do with grief work. With the death of something that you were really attached to, you begin to look around for all the kinds of things that contributed to that death and you wind up occasionally faulting the system for a premature death. I don't think that's misplaced hostility. I don't think it is hostility for one thing. I think it's simply one of those turns that somebody takes you know uncomfortable circumstances when you're trying to cope with in an absence of something that you've grown to love. And you're wondering where it went? Why it forsook you, and then eventually come around to examining the warts, the frailties, and the flaws that you didn't see at the time because you were simply so busy doing it and being it. We have some vulnerabilities from the very beginning, and I can remember talking with Robert about this many times, and he got quite excited about one of my little characterizations. I started talking about the different years of entry of staff members into William James. As if they had been, in effect, generations. There was that founding generation of Robert and others who in response to whatever the call to glory was at that time came to be the first faculty at William James, and they had always seen it as their mission to think through the purpose of the college, and to try to state that purpose. So, they were constitutionalists in a way. They were writing us an organization platform on which the future college could expand. And the second generation, the secondyear staff, always seem to me to me the wheeler dealers, the actors, and the doers. �[Robert] The ones were going to put the dream of the constitution writers into practice. You had an enormous amount of energy, often times very aggressive energy, that was expended in the cause of carrying out, as they sought, the wishes of the founding fathers. And then that left certain problems for those of us who arrived in the third year. The third generation, so to speak, because we found ourselves not in on the writing of the constitution, and we found ourselves late by year in coming to grips with enacting the constitution, and it was as if the third year came in a little confused as to its role, and it also came in just a little bit suspect because neither the framers nor the doers were quite prepared to believe immediately at the start that this third group of newcomers – “upstarts” – could possibly really understand what they had produced and enacted. So, there was lots of skidding wheels. There were lots of burning brake linings. While those of us who arrived too late to be in on the founding, and too late to even set the stage for the enacting of it all to try to figure out what the new vocabulary was that had been created and how the things we did were supposed to fit in with that new vocabulary. [Barbara] For example? [Robert] All I can point to here, I suppose, in all honesty, would be my own confusion in my first year. It extended into my second year, as well. I thought I'd arrived to do a certain kind of thing. I thought the reason that I had been accepted after the interviews had something to do with my being the anthropologist that I knew I was. And I'd discovered that on arrival that it was as if nobody on the staff had any idea of what anthropology was all about. If they did, it was a purely intellectual understanding and it had nothing to do with the kinds of things anthropologist really say when they're being anthropological. And so, I just discovered over and over again, to my confusion, that anytime I attempted to be myself, an anthropologist, was a time that I could expect to be misunderstood. Either as to content, or as to motive. Either one of those. This is a little off putting when you think that your reason for being here has something to do with what you are, who you are and then discover that you're not recognizable. [Barbara] What did they want you to be? I don't understand. [Robert] Oh, here one strides into dangerous territory. You know, it's kind of stuff with hidden agendas are made and… maybe we need to switch to something else. Well, I can come back… I could come back to it, but I need to think about that one little bit more. [Barbara] Okay. So why did you come to James? [Robert] I had come to James for a lot of reasons. I had gotten thoroughly fed up with the �anonymity of the classroom relationships in the large university. I tried it at the University of Michigan. I tried it at Eastern. And I found that the only improvement that Eastern had represented over the U of M was that I was in charge of the class of two hundred in a section, instead of a class of four hundred. And neither one of them offered me any possibility of developing a personal relationship, a personal rapport with the students that I was talking to. I'd really felt that. Well, I had quit teaching for a year, and I had gone to Europe to think things through, and I'd availed myself of the fact that a number of my anthropological graduate students were in field work in Europe that year, to search and number of them out, and to face them with a simple question: What is Bob Burns good for? And the upshot of it was that I found… they reinforced the notion that a much smaller college setting and one with a much more experimental focus was the kind of place that I would be looking for. And I have to confess that there they were one leg up on me in that regard because I hadn't yet picked up on the fact that there were this many new experimental footings that academia had set out upon or had devised for itself. And so, I came back prepared to begin to look for kind of college that I didn't know existed at the time that I first began my search. I really thought I was looking for a nonexistent animal and instead I discovered that there were these precious few little institutions that had developed under cover under certain kinds of protective wraps in special environments and that probably one of these was exactly the little harbor, the little niche, that I was looking for. [Barbara] Could you summarize in a couple of sentences. Short answer. What you think the essences of James was? [Robert] The essence of James was really the idea of an unstructured highly personalized, highly particularized education to suit the needs of individual students. Instead of the sheep dip approach to education which is about what most places were involved in. Big distribution dipping, a little bit of history, a little bit of economics, a little bit of arts (to make sure we weren't absolutely illiterate) and all of this. Pretty much the same bath going on for all students whether or not it related to what they needed, or whether not related to their ability to pick it up at the moment that they took it. You know you can be dipped on these things and not absorb anything because you're not ready for it. Well, in William James I had the sense that when we function best what we did was to loosen up the structure these requirements. We tried not to let students get away without requirements in the broader sense. But we left the requirements assert themselves, express themselves, in their own way and in their own time at a time when the student was most ready to pick them up. And eventually students would wind up getting that broader education of which we all dreamt. [Robert] In which we all had ourselves, but they didn't get it by virtue of having had their noses rubbed in it. So, it was a gentler tact, which always made a suspect in the eyes of others who believe in scruff of the neck types of introductions to learning. �And in the end, it meant that their breath was self-paced. They got broader as they needed to, and our good students always eventually needed to. No system is perfect so we had our share of the determined educational ne'er-do-wells who will not get an education in spite of anybody's efforts to offer it to them the "right" kind of way. On a silver platter or not. We have those exceptions to the rule, and we all blushed privately and publicly when we think of them. On the other hand, all institutions have those kinds of characters, too. So, I don't think our batting average was terrible in that regard. I am just amazed when I think about the William James accomplishment. Of how many good students, great students, went forth from here equipped to do all kinds of things a little better, I think, than other students who might have to wait five/ten years maybe even beyond that to realize finally what their education is actually done to them and for them. Whereas I think our students left already knowing what their education meant. Precisely because they had had a hand in the organizing of it. [Barbara] Do you regret having spent eleven years at James rather than somewhere else? Now that they've closed it on us? [Robert] Oh no, [laughter] I don't regret a moment of William James. But as I said earlier, I was talking about the Monday morning quarterbacking, or the moments that…the real moments of anguish when you turn on something that you love and fault it for not having been better than it could've been, and that's just a simple part of grief. But no, I would not have traded those eleven years at James for eleven years anywhere else. They were exciting, they were exhilarating at times. All of us did feel as if we were trying to produce something great. I was just talking earlier about the extent to which we got too carried away sometimes by our enthusiasm, and didn't raise our heads enough above ground level to see just how threatening that external environment could be. I think we suffered from the sin of pride or vanity and maybe understandably so on the circumstances. Because we did seem to be treated as very special beings for a time. And that probably lulled us into a sense of security that we shouldn't have bought into. [Barbara] One more question. When I interviewed you before, you talked about comparing peasant society to James. Where we had twenty faculty who spent their entire time on committees. Would you reprise that quickly? [Robert] One of the most appalling realizations I ever had was the day that I looked at our little college. Our little structure, a score of staff, and maybe two or three more at one time than another time. [Robert] But twenty, twenty-two, twenty-three people. And what we had devised internally as a structure for ourselves was a system of committees -- of overlapping committees, of parallel committees, of separately meeting committees -committees which when they had met were immediately confronted in the �corridors by all the people who hadn't been in on the committee. Either because they thought they weren't invited because they were teaching class at that hour. But who had to find out what had gone in and what had gone on in that committee that day? And I kept thinking: this is an appalling structure, what a bureaucracy. Byzantine couldn't have been more crazily subdivided and categorize than this. And all we were twenty/twenty-two lonely little people. I mean, if we had been an Australian band or if we'd been an Alpine peasant village… � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource William James College Interviews Description An account of the resource Videotaped interviews of William James College faculty, students and administrators by Barbara Roos. William James College opened in 1971 as the third baccalaureate degree granting college for Grand Valley. It was originally designed to be an interdisciplinary, non-departmentalized college consisting of concentration programs, rather than majors. Curriculum was organized around three concentrations that were meant to be interdisciplinary career preparation offerings: Social Relations, Administration and Information Management, and Environmental Studies. The college was discontinued in 1983 during a reorganization of Grand Valley. Date A point or period of time associated with an event in the lifecycle of the resource 1984 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/69">William James College faculty and student interviews (GV016-16)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Grand Valley State University Michigan Universities and colleges Oral histories Alternative education Interdisciplinary approach in education Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Roos, Barbara (Interviewer) Identifier An unambiguous reference to the resource within a given context GV016-16 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV016-16_GVSU_12_Burns Creator An entity primarily responsible for making the resource Burns, Robert Date A point or period of time associated with an event in the lifecycle of the resource 1984 Title A name given to the resource Robert Burns interview (2 of 3, video and transcript) Description An account of the resource Interview with Robert Burns by Barbara Roos, documenting the history of Grand Valley State's William James College. William James College was the third baccalaureate degree granting college for Grand Valley. It was originally designed to be an interdisciplinary, non-departmentalized college consisting of concentration programs, rather than majors. The college opened in 1971 and was discontinued in 1983 during a reorganization of Grand Valley State. Robert Burns was a faculty member of William James College and longtime professor at GVSU who taught anthropology and photography from 1973 until his retirement in 1993. He was also notably the father of documentary filmmaker, Ken Burns, who found inspiration from his father's photographs and travels from a young age. In this interview, Robert looks at William James College in retrospect and discusses his thoughts on the endangered nature of the college, the various stages of grief he has worked through with its closing, and what the essence of "William James" really was in hindsight. This interview is part 2 of 3 for Robert Burns. Contributor An entity responsible for making contributions to the resource Roos, Barbara (Interviewer) Subject The topic of the resource Grand Valley State University Michigan Universities and colleges Oral histories Alternative education Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/69">William James College faculty and student interviews (GV016-16)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c443869eceb4bed54e91009309fe299b.mp4 3a610d14cc1c7700293092fa4979116d https://digitalcollections.library.gvsu.edu/files/original/7249ef2c51d4d95fbcb17d5425c0c653.pdf 8734a38be9f7aa2d3155a9d6e972b3bb PDF Text Text William James College Interviews GV016-16 Interviewer: Barbara Roos Interviewee: Robert Burns Date: 1984 Part: 3 of 3 [Robert] My nose out in the bright sunlight. Have I got to…? I can suddenly see it. [Gerb] Lean forward. [Robert] Yeah, so maybe I'll… [Gerb] Go back a little bit. [Barbara] … powder my nose. [Robert] That'll keep me going for another… [Barbara] White balance [speaking to camera operator] [Gerb] I don't think you need it. [Unknown] … need makeup? [Gerb] Makeup? [Barbara] Alright. [Robert] Perspiration! [jokingly] [Barbara] Alright, where we were is where we need to start. I guess you need to start that answer again. I asked you to talk about the Byzantine Bureaucratization. [Robert] One of the things that I found most appalling about William James, and I say this with all the love of parents for an abhorrent child of some kind. I couldn't believe what bureaucratic structure we conceived for ourselves. I mean it had to surpass anything that ever occurred in the times of Byzantium. We had committees for every conceivable purpose under the sun, and yet all we were was a faculty of twenty to twenty-two people at most. We had devised so many parallel crosscutting categorize kinds of committees that met for special purposes. Because they met for special purposes they always excluded, by reasons of timing, other kinds of people who might've easily sat in on the conversation. Every time a committee finished it was met in the corridors with hordes of people who needed �to find out what happened that committee. So enormous amounts of time wasted not only in committees, but in filling other people in after the committees had met with the kinds of things that transpired in committee. We watched such an unwieldy group of twenty that we couldn't work these things out in the larger community. [Robert] I mean we had our community meetings, our council meetings, meetings of the whole, and a lot of these kinds of things could've been solved there. [Barbara] But then we had students. There wasn't just twenty of us. We gave students an equal vote. So, it’s a much larger group. [Robert] There is possibly another of one our mistakes. Because I think we lean so far in the direction of according students a role in governance, that we forgot for a moment that we were actually faculty and there was nothing discriminatory about meeting occasionally as faculty without students to come to certain kinds of conclusions that we might easily have come to in that fashion. [Barbara] But that wouldn't be pure. [Robert] No, that wouldn't have been pure, and we were for purity, you know? There was – at that level of simplicity – there was a kind of a search for mom and apple pie at an academic level that we never really quite got over. Or we didn't quite grow beyond it enough. [Barbara] As I was… [Robert] We were committee structured to a point that was quite ridiculous, I think. We were twenty-two people, at most, and yet we had, at certain times, as many as seven-eight-nine-ten different committees going. As if it were possibly that many kinds of purposes that we would've had available to talk about. Each one of which called for a separate slate of individuals to meet separately and to work out some kind of a policy for the college is a whole. Granted, there are cultural differences between James, and Australian bands, and peasant Alpine communities. But I can think of no Australian band, and no Alpine community that can't figure out ways to organize the lives of five hundred, six hundred, seven hundred, eight hundred people in vastly simpler ways then we put together. [Barbara] But they've been around for a thousand years, and we were around for eleven. [Robert] Of course, that's exactly-- that's exactly the explanation. We hadn't been around that long. we were worried about being understood by those who spend enough time reading us or reading about us to know what we were about and we hadn't even been around each other long enough to make sure that we all spoke the �same vocabulary. I mean this was really, from our own internal point of view, the logic back-up, all of this constant probing and testing and fussing with the language. Because what we were really trying to prove was that we understood each other. [Robert] That there was no point on which we couldn't stand up and finally, in a very relaxed and matter of fact way agreed that we occupied a common footing. But there were suspicions, there were doubts, and all of this kind of stuff I think led to this over commitment of time. This over zealousness in pursuit of minutia, and I think anybody, from the outside world, than we ourselves later on in the wisdom that comes with the passage of time, look back on some of these things and think: "Oh my God! Three months taking up discussing that particular issue from the time of this inception to the time where it finally got established in council as college policy." And how insignificant that all is in the long run, when it's related to the fact of the nonexistence of the college at all at the present time. [Barbara] Katie are you thinking something that we can ask him? [Katie] No, not at the moment. [Barbara] Gerb, are you? [Gerb] Mn-mn. [Barbara] Robert, how about you? [Robert] I'm not at the moment. [Laughter] [Barbara] I don't think it's necessary to go back to that thing that you blocked on. I don't think it is at all central, we just let it go. I just won't use it. [Katie] Yeah. [Barbara] Just got off on personal… because I know you're listening; I see you reacting. [Katie] I wish he'd been able to continue with when the tape ran out. I liked… [Robert] There was a way I then… that I couldn't quite get back into that… [Katie] [speaking over Robert] …it made more sense... it flowed… [Barbara] But it made sense this time? [Katie] Yeah, it did. �[Gerb] Okay, now rolling. [Robert] We came from a lot of diverse directions. Points of the compass to get to William James, and we came - probably more of us that would care to admit – at moments of crisis or even mild desperation in our lives. [Robert] Where we really despaired of things in the larger society taking the turn that we would have liked to see them take. I mean -there were so many issues that the sixties had spawned. Everything from civil rights, to women's liberation, to the whole problem with the Vietnam War, and what there was or wasn't of an academics participation in that agreement to it (resistance to it) or what have you. A lot of people that found their way to William James, I think for public and private reasons, had wound up despairing of various academic situations in which they'd found themselves previously. Despairing of what they took to be some of the larger outlines of American education (educational structure) and came to William James to find an alternative, to build an alternative. On the other hand, you don't assemble that motley a crew of people. Motley in the sense that-And this doesn't refute what I was saying earlier about the level of intelligence that I think we brought to the enterprise. I think that we were all very bright, very concerned, very committed people. But I think we came from such disparate backgrounds. We came from such a variant set of our own special bleeding wounds. That one of the very special things we had to touch base on, and reassure ourselves about in William James, was that there was some commonality to our wounds. That our wounds could be shared. I don't think— That may sound like a very anomalous and strange way of putting it; because never once did we sit around talking about ourselves and so many walking wounded. Though, in fact, we were for variety of real intellectual reasons. We were a set of walking wounded. Because it's only if you have encountered things of that kind that you have come to your senses, and packed up, and moved out, and sought to find something different. But we had been wounded in different ways, and one of the things that we worried about was that the special wounds would either get in the way of our being able to carry out our mission; or the special wounds would prevent us from seeing the legitimacy of somebody else's special wounds. I don't know whether this makes sense, and maybe I can figure out a way of saying it more clearly, sometime. But it made for a certain amount of enthusiastic embracing of one another, and then simultaneously in a 'schitzy' kind of fashion, a certain mutual suspicion of one another. Which is one of the reasons, it seems to me, that we spent so much time fine tuning the rhetoric. It would've been no need to fine tune the rhetoric as an instrument to demonstrate our purposes to the outside world, beyond a certain point. Beyond a certain point, we were proving certain things to ourselves. We were justifying our own approaches, rationalizing our positions, trying to define ourselves in relationship-not to the outside world but to one another. �[Barbara] Where did the students fit into this? [Robert] They didn't fit into that part of it. In fact, if I'm correct in what I'm talking about, this was an activity that we did not acknowledge even to ourselves. I'm just simply, after the fact, being analytical about something. [Robert] And I've never really talked about in these terms to anyone else. So, I would be prepared to discover that colleagues disagreed with me on my choice of words, or even on my choice of schisms, or problems, or definitions. But I think that there was an amazing amount of disturbing suspicion within William James. It's part of what lay behind the concoction of a code – a kind of rhetorical code that we employed in talking about the college, and about its purposes, and about our positions with relationship to that purpose, and about the relationship of students to the purposes of the college. And we spelt this out in terms of the number of buzzwords. [Barbara] Like? [Robert] I can't even think of one. I can come up with them if… I can supply that at another time. Just my memory bank on buzzwords is sort of closed down momentarily. But… [Barbara] Oh, surely you can think of some? [Robert] Well, I can't at the spur of the moment. We had lots of them. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource William James College Interviews Description An account of the resource Videotaped interviews of William James College faculty, students and administrators by Barbara Roos. William James College opened in 1971 as the third baccalaureate degree granting college for Grand Valley. It was originally designed to be an interdisciplinary, non-departmentalized college consisting of concentration programs, rather than majors. Curriculum was organized around three concentrations that were meant to be interdisciplinary career preparation offerings: Social Relations, Administration and Information Management, and Environmental Studies. The college was discontinued in 1983 during a reorganization of Grand Valley. Date A point or period of time associated with an event in the lifecycle of the resource 1984 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/69">William James College faculty and student interviews (GV016-16)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Grand Valley State University Michigan Universities and colleges Oral histories Alternative education Interdisciplinary approach in education Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Roos, Barbara (Interviewer) Identifier An unambiguous reference to the resource within a given context GV016-16 Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Type The nature or genre of the resource Moving Image Text Language A language of the resource eng Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context GV016-16_GVSU_13_Burns Creator An entity primarily responsible for making the resource Burns, Robert Date A point or period of time associated with an event in the lifecycle of the resource 1984 Title A name given to the resource Robert Burns interview (3 of 3, video and transcript) Description An account of the resource Interview with Robert Burns by Barbara Roos, documenting the history of Grand Valley State's William James College. William James College was the third baccalaureate degree granting college for Grand Valley. It was originally designed to be an interdisciplinary, non-departmentalized college consisting of concentration programs, rather than majors. The college opened in 1971 and was discontinued in 1983 during a reorganization of Grand Valley State. Robert Burns was a faculty member of William James College and longtime professor at GVSU who taught anthropology and photography from 1973 until his retirement in 1993. He was also notably the father of documentary filmmaker, Ken Burns, who found inspiration from his father's photographs and travels from a young age. In this interview, Robert discusses the diverse directions that brought individuals to William James College and the common ground shared within its community. This interview is part 3 of 3 for Robert Burns. Contributor An entity responsible for making contributions to the resource Roos, Barbara (Interviewer) Subject The topic of the resource Grand Valley State University Michigan Universities and colleges Oral histories Alternative education Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/69">William James College faculty and student interviews (GV016-16)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Format The file format, physical medium, or dimensions of the resource video/mp4 application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6a4df70ed4e379eae0e48a6dbab4aa7f.pdf 7690d4a49dc3c122b91343699119c52e PDF Text Text L ANDPLAN _ _ "'P~f:- Rl=-1tJ~ ~c:i: - - INCORPORATED----- MARK EIDELSON RECREATION PLANNING LANO USE PLANNING • ZONING PO BOX 747 OKEMOS, MICHIGAN 48805 15171349-8370 �Section Two A PROFILE OF BURNSIDE TOWNSHIP A practical and effective land use plan must respond to the specific characteristic of the community it is addressing. The plan must respond to the particular needs of the community through the understanding of the various elements which make the community unique unto itself. For this reason, a fundamental element in the development of the Burnside Township Master Land Use Plan is the collection of Township and related data which has ramifications upon area land use needs. This data can be divided into two principal categories, cultural and natural features, and are discussed in the following two chapters. Chapter Two CULTURAL FEATURES Probably the most unique characteristic or resource of any community is the individuals and families which provide the fundamental fabric of the community. Their characteristics and attitudes play a major role in the development of a land use plan which is sensitive to the people it is to serve. But cultural features include more than people themselves and extend to those community elements which exist as a result of the community's presence such as roads, land use, utilities and similarly related items. All of these elements can present opportunities & constraints toward growth & development. 6 �REGIONAL LOCATION Burnside Township is located in the northeast corner of Lapeer County which is situated in the southeastern portion of Michigan in what is commonly referred to as the Thumb Area of the state. ( Figure 1) . Burnside Township is unique in that its size is considerably larger than most townships which are typically six miles square an contain 36 one mile square sections. Burnside Township is approximately six miles wide, nine miles long, and contains 54 sections. Burnside Township is bounded by the Sanilac County townships of Marlette, Flynn, and Maple Valley along its northern and eastern bounds. Moving in a clockwise direction from its southern bounds, Burnside Township is Bounded by the townships of Goodland, Arcadia, north Branch, and Burlington. Brown City, a community of approximately 1,250 persons, abuts the Township along its central eastern limits. The City of Lapeer, with a population of approximately 6,500 and situated approximately 15 miles away, is the nearest city to the Township with a population greater than 5,000. Other significant urban centers in the general area of Burnside Township and their distances, are as follows: Flint (35 miles), Saginaw ( 45 miles), Bay City ( 50 miles), Detroit ( 60 miles), and Lansing (60 miles). CURRENT POPULATION CHARACTERISTICS The 1980 U.S. Census provides the most recent population profile of Burnside Township and is the basis for the information presented below. Though this data is nearly ten years old, this data is none-the-less the most accurate and reasonably accessible for a community such as Burnside Township. The age of this data becomes less of an issue as the Township has not been experiencing significant changes in it's population profile over the past ten years. Agricultural communities, particularly townships, tend to reflect a fairly homogeneous population and this is the case with Burnside Township. More than 99% of the population is white, the small remaining balance of which is principally of Spanish and American Indian background. Though the Township is fairly homogeneous by race, considerable variation exists in the ancestry of the population. While a good portion of the Township residents have a multiple ancestry background, approximately half of residents have single ancestry backgrounds and reflect more than 13 different groups. Most significant of these groups, by size within the Township, are those of German descent (approximately 13%) and English descent (approximately 10%). 7 �FIGURE 1 - REGIONAL LOCATION Lapeer County �There are approximately 508 households in the Township, 90% of which are families (blood-related). The average household size is approximately 3.5 persons. Approximately 70% of the population 15 years and older is married, 6% separated, divorced, or widowed, and 24% single (never married). Of those persons 25 years and older, . almost 50% have completed 4 years of high school and approximately 15% have had some degree of college training. The Township population is distributed fairly evenly by age with roughly one third of the population falling within each of the age categories of 0-14, 15-34, and 35 and older. The Township does, however, have a relatively small percentage of residents age 65 or older (7%). Approximately 90% of the Township residents were born within the State of Michigan. This is not surprising as 60% of the respondents to the landowner questionnaire (discussed later in this chapter) noted that they have resided in the Township for more than 20 years. POPULATION TRENDS AND PROJECTIONS Population trends refer to .the historical direction a community has followed in respect to its population counts while population projections refer to the direction a community is anticipated to follow in future years. The 1988 estimated population for Burnside Township, according to the U.S. Census Bureau, is 1,720. The Township has followed an interesting trend over the past 60 years in reaching its current population, as illustrated in Table 1. Between 1930 and 1950, the Township's population decreased slightly but continued to grow considerably from 1950 to 1970 reaching a high of 1,772 in 1980. The U.S. Census Bureau estimates a drop in population by 52 persons between 1980 and 1988. Lapeer County, on the other hand, has shown consistent growth over the past 60 years and exceptional growth rates during the sixties and seventies. While burnside Township has grown by 36.2% since 1930, Lapeer County has grown by more than 160%. Accordingly, Burnside Township's estimated share of the total county population has decreased from 4.5% to 2.3% between 1930 and 1988. 8 �Table 1 Population Trends of Burnside Township and Lapeer County Burnside Township 1930 1940 1950 1960 1970 1980 1988* 1,263 1,235 1,227 1,322 1,506 1,772 1,720 % Township Increase -2.2 -0.6 7.7 13.9 17.7 -2.9 % of County Population 4.5 3.8 3.4 3.2 2.9 2.5 2.3 Lapeer Co. Population % County Increase 28,348 32,116 35,794 41,926 52,317 70,038 74,500 13.3 11.5 17.1 24.8 33.9 6.4 * Population estimate, non-census year Source: U.S. Bureau of the Census Table 2 provides data on recent growth trends of those communities in immediate proximity to Burnside Township. As can be seen, Burnside Township has followed a trend reflective of the immediate area within which it lies. Nearly all communities experienced considerable growth between 1970 and 1980 with Burnside Township's 17.7% growth being close to average in comparison. 9 �Table 2 Population Trends & Estimates of Adjacent Selected and Nearby Communities 1970-1980 1980 1970 Census Census Population Population Change ' Sanilac County Marlette Twp. Flynn Twp. Maple Valley Twp. Marlette, Village Brown City 3,564 828 895 1,706 1,142 Lapeer County Burnside Twp. Goodland Twp. Arcadia Twp. N.Branch Twp. Burlington Twp. N.Branch,Village Clifford,Village 1;506 1,261 1,666 2,277 1,423 932 472 2,029 963 1,009 1,761 1,158 -43.1 16.3 12.7 3.2 1.4 1,772 1,534 2,347 2,721 1,562 896 406 17.7 21.6 40.9 19.5 9.8 -3.9 -14.0 1988 Estimated Population 1980-1988 Estimated % Change 1,940 880 1,060 1,650 1,220 5.1 -6.3 1,720 1,490 -2.9 -4.4 -8.6 5.4 -2.9 2,440 4.0 2,850 1,530 870 380 4.7 -2.0 -2.9 -6.4 Similarly, nearly all communities experienced reduced on negative growth between 1980 and 1988 (accordingly to U.S. Bureau of Census, 1988 estimates) with Burnside Township's -2.9% growth, again, being close to average in comparison. POPULATION PROJECTIONS Estimating future population counts in the Township is critical in order to better determine the future land use needs of the community. Projecting the growth of a community's population over 10 �FIGURE 2 HISTORICAL and PROJECTED BURNSIDE TOWNSHIP POPULATION 2,100 , I I I I I 2,000 I I I I , HISTORICAL TRENDI I " ,,, ,. I I 1,900 ,,, I I I ,>' I I I I I , 1 1' RATIO TREND I I 1,800 / , • ,I ,' I, z 1,700 ' ... ... ... ... 0 ~ ..J :::, D. 0 D. .... ... ... CURRENT T~END ' ' , .. 1,600 1,500 1,400 " 1,300 U.S. CENSUS • U.S. CENSUS BUREAU ESTIMATE, 1988 • POPULATION PROJECTION 1,200 1950 1960 1970 1980 YEAR 1990 2000 2010 �a prescribed period of time is not an exact science. The multitude of unpredictable variables which can affect growth make any set of projections somewhat speculative. On the other hand, projections do provide valuable planning guidelines when based upon sound demographic principles. By using several projection techniques, one is able to generate a range of growth estimates and this is most useful. Figure 2 illustrates several population projections for Burnside Township. The current trend approach assumes the Township will continue to grow at a rate similar to that of the past ten years. The historical trend approach assumes the Township will grow at a rate reflective of the overall rate during the past 30 years. The ratio trend projection assumes the Township will continue to capture that portion of the county population which is reflective of recent trends and is based upon county projections prepared by the U.S. Census Bureau. These projections result in a range in population from 1,656 to 1,909 in year 2000 and from 1,607 to 2,082 in year 2010. EMPLOYMENT AND INCOME According to the 1980 U.S. Census, Township employment is heavily based within the agricultural related and manufacturing industries. This is somewhat to be expected as one travels throughout the Township and is surrounded by seemingly endless farms and open spaces and several concentrations of sand and gravel extraction operations. The manufacturing employment is reflective of the large industrial region within which the Township lies although industrial employment within the Township is limited. The fact that the 1980 U.S. Census reported the average travel time to work for Township residents of 32 minutes further suggests that most of the Township residents earn their income outside of the Township. The manufacturing industries, along with the agricultural, forestry, fisheries, and mining industries comprise nearly 62% of the Township employment. Nearly 60% of the employed Township residents are employed in one of three principal occupation area: operators, fabricators and laborers (25%), farming, forestry, and fishing (19%), and precision production, craft and repair (15%). The vast majority of paid works within the Township, 73%, receive their income from private parties or individuals while approximately 7% are either federal, state, or local government workers. The remaining 20% are self-employed. Estimated per capita income in 1979 was $5,140 and rose to $6,719 in 1987 (Bureau of Census). 11 �FIGURE 2 HISTORICAL and PROJECTED BURNSIDE TOWNSHIP POPULATION , 2,100 I I I I I 2,000 I I I HISTORICAL TREND I I ,I I I I I I I / / I 1,800 '/... I // ,/ I I I I / I I " / RATIO TREND " I I / I, z ... ... 1,700 Q ~ ··• ....·..,J:. -. ~ .... .... .... .... -----,""~ ~ -=·- ··· .... :) 0 0.. - .J . ; ..J 0.. / I I 1,900 • , I . .... .... CURRENT TREND 1,600 ... ..... 1,500 1,300 • U.S. CENSUS • U.S. CENSUS BUREAU ESTIMATE, 1988 • POPULATION PROJECTION 1,200 1950 1960 1970 1980 YEAR 1990 2000 2010 �COMMUNITY ATTITUDES The most unique element of Burnside Township is the residents. It · is the residents of the community which provide the vitality and soul that moves the community forward and instills the human character upon the physical landscape. It is for this reason, and the fact that a land use plan is intended to respond to the needs and aspirations of the community it addresses, that the identification of Burnside Township residents' attitudes toward land use issues is critical in the development of this plan. To facilitate this endeavor, all land owners within the Township were provided a questionnaire (see Appendix B) addressing various land use and land development issues within the Township. Of the questionnaires distributed, 193 questionnaires were collected resulting in a ___ % response rate. Such a response rate for a questionnaire of this nature is excellent and is a tribute to the awareness, concern, and interest of the Township residents toward their community. Below is a summary of the principal findings from the questionnaire: 1) The most important item which the respondents enjoy about living in the Township is the rural atmosphere. 2) The vast majority of the respondents do not care to see increased development within the Township. The support that does exist for development is geared toward nonresidential development as 20% to 30% of the respondents supported one or more of the following: 1) recreation facilities; 2) small scale shopping facilities; and 3) small industrial facilities. If residential growth is to occur, the respondents most strongly supported low intensive residential development such as single family homes. 3) The vast majority of respondents felt that if commercial development is to occur, it should be guided into one or several particular areas as opposed to all throughout the community. Conversely, the respondents were more divided as to whether residential development should be guided in the same manner. 4) The vast majority of the respondents believe the Township should try to protect special natural areas from development (swamps, flood plains, rivers, streams, woodlands, etc.). 5) Just over half of the respondents feel that agricultural lands within the Township are being threatened while the vast majority of respondents feel the preservation of 12 �prime agricultural lands should consideration in land development. be a primary 6) The vast majority of respondents believe the operation of gravel pits and similar extraction operations should be regulated by the Township. 7) 90% of the respondents feel the quality of life is good in the Township although: 1) 50% feel the area has become less tranquil; 2) 80% feel traffic levels have increased: and 3) 63% feel the roadway network is not in good condition. It is through an understanding of the Township's character, including the community attitudes as discussed above and the cultural and natural characteristics, that enables key Township land use needs and issues to be identified. LAND USE.AND HOUSING As Table 3 and Figure 3 illustrate, Burnside Township is nearly wholly agricultural in land use. Agriculture accounts for approximately 80% of all the land area within the Township and the remaining balance is principally composed of natural areas including wooded and wetland areas. The more intensive land uses within the Township, including residential,commercial, extractive, and institutional, comprise approximately 1½% of the total Township area. Table (Source: 3 LAND USE WITHIN BURNSIDE TOWNSHIP Michigan Department of Natural Resources) Land Use Acres Agriculture 27,968.23 Natural Areas 6,109.81 (forested, non-forested, wetlands) Extractive 233.00 Residential 169.42 Commercial 55.30 Institutional 52.34 Cemeteries 13.35 Water s.so Outdoor Recreation o.oo 13 -'80.79 17.64 0.67 0.49 0.16 0.15 0.04 0.02 o.oo �• • • MOtHGOMEnY no . • * ; V> 0 z -= . ..... . . -=---. D 0 - - -==-· ..... . BARNES RO . .................... ............. ...... . co- ~ z 1 __ V> n :,: 0 n ::::::::::::: ::::::: J----M_A_Y_N_ A_R.;.. O_R_, D_ . --.,-:-1 ~ iiiii:::::::: ::::::: D 0 ··~ ,..0 .. ?D .·~· ::::::::::::: ::::::: ; "'.rll ~ STILE S RD ,:l: . . i= ~ -~ D 0 0 . ·.=.. :l: ·=· 'D 0 BROOKS RO . * 90 l: )> ·--- D V> 1-:-:- C :: . m ~-... D D 0 • • BURNSIDE RO . =· • a, • • -~- :,: 1 ·- ·*· 901-,,.:,-.;..__ • lJ 0 ....,._....,.~----'"1"'\ _.__ _ _ __.__ _ _ _ _ BURNSIDE RO . .. ·-·= / ;a z 0 -< "'"' ; ~ - lJ . . • ' . , • t-=-- • . ' ,' ' .. o· ~ :=.- :l: z• -.-. .. Q, ...-<· ==· 0 0 .. • CD ll lJ ll .. - .... ll 0 •---;---' • -- , t .::;. WILCOX RO . MARTUS RO, ' * .... I ·== ' • n ::t C D n:,: -~ , ll 0 V> nJ: , • -•. ~. m ,..,)> - -= . lJ 0 n)> 0 m ll 0 _, -- . -== .-= .-::• FIGURE 3 BURNSIDE TOWNSHIP MASTER LAND USE PLAN EXISTING LAND USE and LAND COVER LANDPLAN - - - - - INCO~PORATEO - - - - - - - - - - - - LANO USE PLANNING o ZONING • RECREATION PLA NNING f'Q nnx 1111 ()l((MOS ~rn:1ur./\N•H1nn~, m111J111JO'.Ht1 • • • ~ AGRICULTURE / RESIDENTIAL IDI WETLANDS AGRICULTURE , P.A. 116 § SCRUBLANDS COMMERCIAL • WOODLANDS INDUSTRIAL IT I I*I EXTRACTIVE SCALE IN FEET PUBLIC / SEMI-PUBLIC 0 2,000 I 4,000 �A review of some of the more significant aspects of local land uses is provided. Agriculture Nearly all of the agricultural lands within Burnside Township are used as croplands, with the most common crops harvested being corn, wheat, and soybeans. The most significant portion of those lands not used for crops serve as permanent pasture and comprise about 3% of all agricultural lands. According to the U.S. Department of Agriculture, the vast portion of the Township is classified as prime agricultural lands. Commercial Nearly all commercial enterprises within the Township are situated along Burnside Road (M-90) or Van Dyke Road (M-53). These facilities are generally small in size and include such facilities as gas and convenience stores, motels, restaurants and bars, auto repair and sales, drive in theater, and farm equipment sales. Waste Disposal The Lapeer County Landfill, operated by the Sexton Corporation, was originally opened in 1976 and approximately 23 acres have been landfilled to date. The site is currently awaiting · approval by the Michigan Department of Natural Resources to expand the facility by an additional 25 acres. The expansion would extend the facilities lifetime by at least seven years. Landfilling would occur in sequential phases with each phase consisting of a cell covering four to six acres. The remaining acreage of this total 80 acre facility is to serve as buffer area. This facility is classified as a Type II facility (typical community trash and garbage) and is the only facility of its kind in the County. Residential development within the Township is restricted to those areas immediately adjacent to the roadway network. Platted subdivisions have yet to occur within the Township. This fact, along with the agricultural nature of the area and the predominance of large lots, tend to limit development of more interior lands and encourages strip development. Few lots within the Township are less than five acres in size while some of the larger parcels approach more than 225 acres in size. Average lot sizes probably range from 75 to 100 acres. The majority of the smaller residential lots are found in the extreme southern areas of the Township. According to the U.S. Census, there were 554 housing units within the Township in 1980, approximately 20% of which were renter occupied. The vast majority of those units (83%) were singlefamily detached structures. The balance of the units were comprised of multi-family units (7%) and mobile homes or trailers (10%). Nearly 75% of the multi-family units were located within two-unit structures. Approximately 8% of the housing units in 1980 were unoccupied. All of the uni ts within the Township were between one and three stories high. Approximately 45% of the housing units 14 �were constructed prior to 1940 and 28% were constructed between 1970 - and 1980. According - to Township records, approximately 72 residential building permits were approved from 1981 to June of 1990, half of which were for mobile homes. Some of these structures were not built as of June, 1990 and some were built to replace existing structures. UTILITIES Given the rural nature of Burnside Township, the most extensive utility service is that of electricity and is provided by Detroit Edison to all area of the Township. Conversely, except for a handful of structures which receive utility services from Brown City, all structures within the Township rely on non-public sources for potable water and sewage disposal. Approximately 95% of the housing units rely on septic fields or cesspools for sewage disposal while wells account for potable water supplies for all but a handful of units. CIRCULATION The road network of Burnside Township is generally limited to the Township section lines as is often the case in very rural communities. State highway route 53 serves as the backbone of the Township's roadway network as well as being the principal thoroughfare for those coming from the Detroit area and I-69 and heading toward the central and northern thumb area of the state. Though not as heavily traveled, state highway route 90 serves as the principal east-west thoroughfare as it crosses through the middle of the Township providing direct access to Brown City. These two principal thoroughfares are supported by a few paved county primary roads including Route 36 along the norther regions of the Township, Route 39 in the west-central portion of the Township, Route 44 along the southern boundary of the Township, and Route 4 in the southeast portion of the Township, the only paved County primary road providing north-south flow. All other roads within the Township are classified as local county roads and have a gravel surface. According to the Lapeer County Road Commission, 15 traffic levels �along all of the thoroughfares in the Township are generally low and there are currently no planned improvements to the roadway network in the near future. It is of interest to note, however, that the following roads have experienced the most increase in traffic over the past five years: 30% - 40% Increase - Brooks Rd. (from M-53 to Carson City) Gosline Rd. (from County Route 36 to Montgomery Rd.) Barnes Rd. (from M-53 to western Township boundary) Burnside Rd. (from M-53 to western Township boundary) More Than 40% Increase - Clear Lake Rd. (from M-53 to Summers Rd.) The Township is experiencing an increased safety threat, as well as congestion, in the southern portions of the Township due to the sand and gravel operations and resulting truck movement. There currently exists no passenger rail service within the Township, although Chesapeake and Ohio Railroad operates a freight line in the northeast region of the Township. 16 �Chapter Three NATURAL RESOURCES Possibly the greatest influence upon an area's appropriateness for a particular land use is the area's natural characteristics including such elements as soils, topography, and vegetation. These and other natural characteristics can present both opportunities and constraints toward selected land uses and can have profound effects upon land development feasibility and cost, agricultural value, environmental stability, and similar land use considerations. The following discussion reviews the principal natural resources of the Township. TOPOGRAPHY and WATER RESOURCES The majority of Burnside Township is comprised of nearly level to gently rolling land. Except for the northeast corner of the Township, the northern two thirds of the Township exhibit vast expanses of nearly level lands with slopes rarely exceeding 3%. However, as one moves through the southern third of the Township, the land reflects more of a rolling character. While nearly level lands may still dominate, slopes of 5% and more are far more prevalent and reach as high as 10% or more in the south central region of the Township (Figure 2). Elevations within the Township range from approximately 785 feet to 1,000 feet above sea level. The highest elevations are generally in the south central region of the Township while the lowest elevations are found in the far northeast corner of the Township. The majority of the Township falls within the 820-870 elevation range. Burnside Township is characterized by a multitude of small watercourses which act to carry runoff to other principal waterways which then carry the runoff beyond the Township limits. Except for Cedar Creek in the southwest corner of the Township,all of the principal waterways are open county drains and under the jurisdiction of the Lapeer County Drain Commissioner. Due to the network of secondary and principal waterways, the Township is ultimately drained by three or four key drainage courses. Cedar Creek and the Elm Creek Drain collect the majority of runoff within the western portion of the Township. These two waterways 17 �' ' ··-- /·"--=~·~ . . -.. I ... :, - ··•! ~ DRAIN ...._ .. , •·• ✓ 0 .., MONTG OMER Y AO, ' ~"!"rT_ _ _ _ _ _ _ _ _ _ s ..._R_ NE_,S,_Ro_. ---1-----_...'!" ,_ ,._ - ..... 1' - - . - ... 53 ; \ __ ,-- .. _( ' " ) -' ( ) 'r-' ,,, , ' ,~ . '-- J \ BUR NSIDE RD. - . .I - ~ ' ~:. ,--.\ _ j': J "',J ;i: z ··~• '\ ·•: -~ ., ,-~· , , .. . ' \ . _ U-~NSIDE RD. / 9o }--,,---;,r__.,... __ __,__...,.._ _\ _ _ _ _ _ _-+-( '9o >-------"'"'4 .. . _ !~ } ...... --- ~ l~:L::Y! I: ;·---~ l ~ ' ' I ( WEAVER,.) DRAIN "' J) ,. 0 ~ J) ' .-· _J ), \ ; / ' ~ - -,-_ ~ ~ -_ -_ ~ :;, -\·-- ~ - - -- - - z n ::. -< J) ~,"' - ..... __ _;- - -. '' --- :'' , 'I l ' ____ .. ' WILCOX RD ,I ' I I I ); ---, . ,' I ••: :.• llllr~:-"n'-ni,..,-"""-f----rtCll' • 1 • • • • • ~ . • • • ..' , , .. - • ' 1 • • 1 l l I . =••,1"' .. ---- \, \ \ I • ••• ; _,,," 1 1 • •• ri.. • • • I ••••• \ : ,,,' .I • \,-- .·.·. I •:,•:• ,' ' r"' ---' -, ' '..... _,, ... - - ... I ' I '-~ ' ··.....::-.·•:.· ' .. ' .·:........ .....:.... • • ' ~ '- , 1 (') ·••-;,• ·.·.:' :•.·. ::, :::·:::,1 .... . ..·...,•,. ·.::::" .·. •...... '• ' t I • ... ···::.: ~ ·.::. ,' ... ,CEDAR \ CREE K I 1 1 • - '• • • • • • • ~ /.,,,,:'', • : 1 • '' . ~-·.... , ".•• · · · ····'=··. :: .. ~... :... ....',, ..•: , .-- _, ...... •'•· I ,,,. 1 11 ' •,;:•·•• , '. 1• :•;1 ,t •,•:\ ._,, =••. ,' ' __ ,-- l : ....I ' ' . _· ! : ~: - _,,' .., -..,_ CL EA R LAK E RD. FIGURE 4 BURNSIDE TOWNSHIP MASTER LAND USE PLAN SOIL LIMITATIONS, WATER COURSES, and TOPOGRAPHY LIMITATIONS TOWARD SEPTIC FIELDS • l•/::·1 • MODERATE TOPOGRAPHY [Ill] AREAS EXHIBITING HIGH DEGREE OF GRADES NEARING 10 % OR GREATER MODERATELY SEVERE SE VERE AND EXTREMELY SEVERE SOURCE: L A PEER CO. DR AIN CO MMISSI O NER , LA PER CO. PUBLIC HEALTH DEP T., U.S. QUADR AN GLE M APS WATER COURSES LANDPLAN ,_, ,/ 11 COUNTY DRAIN LANO USE PLANNING 6 - - - - INCOAPQAATEO - - - - - - - - - PO BOX 747 o ZONING • RECR EATION PLANNING OKEMOS. MICHIGAN 4800S 1~171349,8370 SCALE IN FEET NATURAL I 4,000 �converge west of the Township where they form the Flint River which ultimately flows into the Saginaw River and Saginaw Bay. The majority of the eastern half and northern reaches of the Township are ultimately drained by the Weaver Drain and Peters Drain respectively, which converge in the northeast corner of the Township to form the Cass River Drain which also flows to the Saginaw River. There are numerous pockets of wetlands though limited in size. There are no natural lakes of any significant size within the Township although there do exist numerous small water bodies of five acres or less in size. GEOLOGY AND SOILS The bedrock geology of Burnside Township is nearly wholly sandstone. The far south portion of the Township exhibits pockets of shale as well. Depths to the bedrock vary from approximately 100 to 175 feet and generally increase in a northwestwardly direction across the Township. According to the U.S. Department of Agriculture, the vast majority of Burnside Township is characterized by soils of reasonable similarity in that the soils are somewhat to poorly drained and characterized by a loam type subsoil. The subsoil varies from sandy loam to silt loam to clay loam although the majority of the subsoils are sandy loam and clay loam. That area of the Township which reflects a significantly different soil characteristics is limited to the far southwestern and south central third of the Township. This area is characterized by moderately to well drained soils with a subsoil ranging from sandy loam to clay loam to sandy clay loam to loamy sand. The exception to this profile is the peat and muck soils which predominate along the Cedar Creek and Madison Drain corridors. Given the rural character of the Township, a review of the area soils is particularly relevant in relation to their contribution toward prime agricultural lands and ability to accommodate on site sewage disposal adequately ( septic fields) • Though the USDA considers a number of variables when determining prime agricultural lands, it is soil characteristics and topography which plays the strongest role in most situations including Burnside Township. According to the USDA, more than three quarters of the Township is considered prime agricultural land (Figure 3). Ultimate determination of a soil's ability to accommodate septic fields must be based upon on-site investigations. However, the Lapeer County Public Heal th Department has prepared maps which provide insight into the general soil capability patterns in the 18 �MONTGOMERY RD. BARNES RO . cl I STILES RO. SOMEWHAT POORLY AND POORLY D \ SANDY LOAM TO CLAY LOAM SUB BURNSIDE RD . LINCK ROY> MODERATELY WELL ORAi ED , 0 CLAY LOA.,/ SUB OIL Y"' /, ' FIGURE 5 BURNSIDE TOWNSHIP MASTER LAND USE PLAN GENERAL SOILS and PRIME AGRICULTURAL LAND LANDPLAN ----tNCOAPOAATCD GENERAL SOILS AGRICULTURAL LANDS A MCBRIDE-MARLETTE ASSOCIATION D B CAPAC-BLOUNT-KISSIE ASSOCIATION LLJ C BOYER-MONTCALM-MCBRIDE ASSOCIATION D E F ~ CARLISLE-LUPTON-TAWAS ASSOCIATION PRIME AGRICULTURAL LANDS NON-PRIME AGRICULTURAL LANDS SOURCE: U.S. DEPT . OF AGRICULTURE, SOIL CONSERVAT ION SERVICE FABIUS-WASEPI-MUSSEY-GILFORD ASSOCIATION CAPAC-BELDING-BROOKSTON ASSOCIATION SCALE IN FEET LAND USE PLANNING PO 80)( 747 o ZONING• RECREATION PLANNING OICEMQS. MICHIGAN '10805 1:5171 349 8370 0 2,000 4,000 �Township based upon USDA soil survey maps and are very useful in land use planning endeavors. The vast majority of the Township is c l assified as offering severe or extremely severe limitations toward the construction and operation of septic fields. Those regions where soils are more supportive of septic fields are concentrated within the southern regions of the Township. VEGETATION • The fact that so much of Burnside Township is devoted to agriculture precludes the existence of vast expanses of vegetative cover beyond that of agricultural fields and lawn areas around residences and other structures. As the Township is characterized by a limited degree of intensive development, that land that is not in agricultural use is of a predominantly open space character. Of a l l non-agricultural lands, nearly 92% consist of woodland, wetland, or open shrub land. • According to the Michigan Department of Natural Resources, al.most 10% of the Township is covered by forest lands, the vast majority o f which are deciduous in character. Nearly 7% of the Township is covered by herbaceous and shrub lands and less than 2% of the Township is comprised of wetlands. • As Figure 3 illustrates, the majority of these natural areas occur in the northern and southern thirds of the Township. The largest expanse of woodlands occurs along the Cedar Creek corridor and covers approximately 500 acres . • • • • • �• • Section Three • ESTABLISHING A FRAMEWORK • Bef ore a particular. strategy can be developed to guide Burnside Township into the future in respect to its land resources, a framework must be established which relates the current character of the Township with the direction considered most appropriate for the Township to follow into the future. This framework involves the identification of key land use issues and needs facing the community and the goals and objectives adopted by the Township to address these issues and needs • • • • • • �Chapter Four ANALYSIS and NEEDS ASSESSMENT Having developed a profile of the physical and cultural character of Burnside Township, it becomes possible to gain insight into the land use needs and issues facing the Township and the development of the Plan. The following summarizes these key land use issues. It should be noted that though this discussion addresses each particular issue, the issues are not necessarily inseparable but overlap and relate to one another in varying degrees. PRESERVATION of AGRICULTURAL LANDS Certainly, one of the most dominant issues which this Plan must address and provide for is the preservation of agricultural lands. A significan~ portion of the residents of Burnside Township rely on farming and related operations as their principal source of income and financial stability. Most successful farming operations require vast amounts of contiguous land masses and the loss of farmland parcels, even on a limited basis, can potentially threaten the viability of continued successful farming efforts by local families and operators. These agricultural lands are of great value not only to the farm owners but to the geographic region within which they operate for the food stuffs which these enterprise provide. It should be understood, however, that preservation of all agricultural lands within a community can be difficult depending upon local development and growth trends. It becomes critical then that preservation of agricultural lands within Burnside Township be viewed as one of many concerns of the Township, and addressing all concerns may require a degree of flexibility. The most important issue here is that if agricultural lands must be lost to accommodate other land uses, those agricultural lands considered prime or most productive be regarded with the highest of preservation concerns. 20 �PRESERVATION of RURAL CHARACTER and SPECIAL NATURAL RESOURCES The rural character of Burnside Township is a fundamental thread in the Township fabric and is highly valued, by the Township. Whether it is the way of life which is typically associated with a rural community, or the visual images which are often attributed to rural communities, or a combination of both and more, the rural character of the Township is the foundation for the quality of life desired by the residents. An element of the Township's rural character is its special natural resources including hillsides, woodlands, waterways, and bottomlands. Their value, both to the area residents, wildlife, and associated ecosystems, is considered a conservation must. A second and larger element of the rural character is the almost continuous stretches of landscape void of expansive parking lots, paving,concentrations of buildings and similar more urban characteristics. It is important to note here that vast agricultural acreage in a community does not, in it of itself, define a rural setting. Communities may be rural and contain no agricultural lands. The phrase "rural character" is more synonymous with the lack of intensive development than existence of agricultural lands. If growth and development is to occur within the Township, and the rural character is to be preserved and special natural resources conserved, specific and aggressive measures must be taken including, but not necessarily limited to; 1) limiting development to acceptable intensities; 2) adequate landscaping and buffering of more intensive land uses; and 3) locating development areas least apt to impinge on area wide rural character. 21 �PROVISION for EXPANSION of NON-RESIDENTIAL LAND USES There is clearly a significant portion of Burnside Township residents who wish to see increased non-residential growth such as commercial and industrial land uses. As discussed above, concern for preserving the rural character and agricultural lands of the area are priorities and must not be forgotten. Accordingly, the Plan must set the foundation for allowing such growth and development to occur in a healthy and appropriately timed fashion. The Township must recognize the economic and public benefits which non-residential development brings to the Township. Similarly, the Plan must provide the guidance to minimize the less-advantageous affects such development can have on a rural community. RESIDENTIAL GROWTH noted earlier, projecting population growth is less than an exact science. Yet, when viewed from within the proper perspective, population projections must be considered when planning for future land use.. Though the U.S. Census Bureau estimates a loss of SO residents in the Township between 1980 and 1988, the Township has generally experienced continual growth in the previous four or five decades. While the 1990 Census may reveal that growth in the Township slowed or even declined during the previous ten years, current conditions suggest that the Township is apt to continue to grow, rather than decline, in the coming ten years and beyond. The fact that Lapeer County is experiencing growth and current plans exist for the extension of M-53 northward form the Detroit area suggests that Burnside Township is more apt to experience residential growth in the future than not. Based upon an estimated increase in population from 1990 to 2000 of 1810 persons (approximate average of projections) or approximately 520 households ( 3. 5 persons per household), as discussed in Chapter Two, the additional residential acreage required is noted below: As Average Lot Size 1 Acre 2½ Acres 5 Acres Total Acres Required 520 1,300 2,600 22 �The Plan must provide for the identification of how this residential growth can best be located and incorporated within the Township in the most harmonious manner. PROVISION for SPECIAL LAND USES The recent controversy over plans for the County landfill's expansion and growing concern over the day to day operation of local sand and gravel extraction operations highlights the need for the Township to provide guidance in the location of and regulation of special land uses. The Township must recognize the economic benefit of the area sand and gravel resources to both the Township and extraction operators. Still, such activities can have a debilitating effect upon a community and nearby residential areas due to congestion, maintenance, and safety hazards along the roadway network, noise, dust, potential for permanent scarring of the landscape, and other effects. The Township must not lose sight of the fundamental issue however. The real issue is not necessarily the sand and gravel operations as they are only a symptom of the bigger problem; the lack of appropriate guidance and regulation of unique or special land uses including junkyards, auto service facilities, outdoor auto sales facilities, mobile home parks, and others. While the scope of this plan is not intended to identify detail~d regulatory programs for special land uses, it is intended to identify the existing need for such programs and establish the foundation for such programs. DEVELOPMENT SENSITIVE to NATURAL CONSTRAINTS To the degree that growth and land development occur in Burnside Township over the coming years, guidelines must be established to assure that such growth and development recognizes and respects the natural constraints present in the Township facing growth and development. Most critical of these constraints is the limitations 23 �presented by the soils in nearly all areas of the Township toward on-site sewage disposal.This condition presents direct ramifications upon the cost and intensity of development on a given site and the allowable intensity of development throughout regions of the Township. The Plan must provide guidance in correlating allowable development intensity with the natural constraints present. At the sam time, the Plan must recognize the potential for utilization of alternative waste disposal systems and their effect upon allowable development intensity. SEWAGE DISPOSAL, POTABLE WATER and PUBLIC HEALTH As noted above, Burnside Township is dominated by soils which present severe limitations to septic fields. To many, this condition may be viewed as a blessing as it will undoubtedly limit the intensity of development within the Township. However, this condition should not let the Township fall into a false sense of calm about on-site sewage disposal and public health. The Township should always maintain a level of concern and planning foresight for maintaining adequate sewage disposal and a reliable potable water supply. Contamination of groundwater is always a potential and heightened by septic fields on poor soils. · Accordingly, the Township must maintain a watchful eye on the degree of growth and development in the coming years and, if necessary, examine the feasibility of more advanced sewage disposal systems (lagoons, etc). Such systems require considerable monies and planning and should be studied long before an immediate crisis occurs. Similarly the Plan must address this issue through regulating the rate and intensity of development. 24 �Chapter Five LAND USE GOALS AND POLICIES Based upon the data previously -presented in this document, and the assessment of needs and issues presented in the previous chapter, the Burnside Township Planning Commission established a set of goals and planning policy statements to guide future land use in the Township in a manner responsive to the needs and concerns identified. Within this context, "goals" serve as end-products which the master land use plan is aimed at providing while the "planning policies" are the means to which these goals are reached. The benefit of these policies is considerable and reaches beyond their ability to support a desired goal or product. adopted policies aid the public in understanding the intent of master land use plan, instill efficiency in decision-making ensure consistency of criteria and guidelines used as a basis decision-making. far The the and for These goals and policy statements form the rationale and basis of the proposed master land use plan for Burnside Township. Careful analysis of the physical and cultural characteristics of the Township and the application of these development principles will result in an understandable and defensible land use plan. BURNSIDE TOWNSHIP MASTER LAND USE PLAN To provide a land use plan that is flexible, reasonable and adequate to meet the needs and desires of Township residents and to insure the continued health, safety, and general welfare of the Township and its residents. Planning Policies 1. Burnside Township will adopt a master land use plan, indicating areas into which general land uses should be directed. The purpose of such a plan is to guide the decisions of the Planning Commission and Township Board on matters of growth, development and land usage. 25 �2. The Burnside Township Ordinances shall be continually reviewed and revised in light of an adopted master land use plan, and any subsequent changes to the plan, to reflect the proposals contained in the plan and enforce its land use policies. LAND USE/GROWTH MANAGEMENT Goal To provide for an appropriately balanced pattern of both residential and non-residential land uses in a fashion which will maintain the strong rural character and quality of the life environment in Burnside Township and be capable of meeting present and future community needs in an efficient, economical and environmentally practical fashion. Planning Policies 1. Encourage natural, heal thy growth in Burnside Township; growth that consists of orderly, planned development which protects against incompatible land uses. 2. Growth should be regulated as to its rate and intensity through specific districts, consistent with predetermined, desired characteristics. 3. The location and intensity of future development must respond to the natural and cultural constraints present, including the lack of public sewer and water facilities and limiting ability of soils to accommodate septic fields. 4. Growth should be managed to the extent that it is a function of overall carrying capacity, not only of the physical (land) resource, but also including elements of public costs and the provision of public roads, services and utilities. 5. Development shall be orderly, to reduce the energy and cost inefficiencies of discontinuous development patterns. Unmanaged sprawl and "leapfrog" development indicate an unplanned, inefficient approach to land use and should be prevented. AGRICULTURE Goal Preservation of the agricultural industry in Burnside Township must be pursued as this industry provides a foundation upon which the Township relies for economic and social welfare. 26 �Planning Policies 1. Preserve for agricultural use those lands in Burnside Township that are best suited for agricultural use. 2. Limit the development of non-agricultural uses on designated agricultural soils. Such development impairs efficient agricultural practices, removes forever the best agricultural fields from production, and could result in future conflicts between rural homeowners and farmers. 3. Limit the extension of utilities or other public improvements into designated agricultural areas that are not compatible with an agricultural-use district or that would otherwise jeopardize the integrity of these districts. 4. Identify those active agricultural areas which, by virtue of their relationship to parcels currently undergoing development or designated for low intensity development, could be best utilized as "transitional" or "holding" districts, providing options for accommodating growth and yet implementing the other policies suggested herein. THE NATURAL ENVIRONMENT The natural environment is of paramount importance to the residents of Burnside Township due to the many ways it shapes the health, safety, and welfare of the Township and must be preserved to the greatest degree feasible. Planning Policies 1. Woodlands, marshy areas and wetlands provide important resource functions, including the storage of flood waters, replenishment of the ground water supply, and provision of habitat and cover for a variety of wildlife species. The protection of these resources from disruption and destruction, to the greatest extent possible, is critical. 2. Development along water courses and in flood plains will be carefully regulated in order to protect unwary land purchasers, as well as the general public, from development practices which may cause pollution of waters, or compound potential flooding, or generally increase the threat of harm to property, individuals, and the Township. 27 �3. The natural environment fully supports the rural character of the Township which residents hold so dear and those most visible natural environmental elements should be preserved accordingly. RESIDENTIAL DEVELOPMENT Burnside Township desires to encourage adequate housing for all segments of the population in a healthful, safe, convenient and attractive living environment. Planning Policies 1. Provide a balanced range of housing types to accommodate a range of income and age groups, household sizes, location and style preference. 2. Residential development should reflect land capabilities, both in location and site development. 3. Future "group housing," be it as mobile home parks, multiple family development or even single family subdivisions, will be carefully regulated so as to blend with the existing low intensity character of the community or the character of a given area. 4. Future subdivisions will be encouraged as a unified approach to residential land use where feasible; however, such subdivisions should be located adjacent to existing areas of similar development or where residential growth will logically occur if the carrying capacity of the land permits. 5. Encourage the adoption of subdivision regulations to guide the quality of new residential development in Burnside Township. 6. Discourage extensive "strip" residential development along roadways in the township. Such development is an inefficient use of land which often commits the future use of road frontage to shallow lots, increases vehicular congestion and safety hazards, and inhibits access to interior portions of larger acreage. 28 �7. Protect residential areas from activities excessive noise, dirt; odors or traffic. that produce 8. Residential development shall be guided so as to minimize public utility costs and maximize anticipated and constructed public facilities. NON-RESIDENTIAL DEVELOPMENT To provide opportunities for limited commercial, industrial and other forms of non-residential land use in a manner which reflects sensitivity to surrounding land uses, the natural environment, and particular site characteristics. Planning Policies 1. Encourage the development of selected, non-residential development to the extent that it addresses needs of the Township without substantially sacrificing the existing character of the Township or intended character of the site. 2. Recognize that "strip" commercial development (commercial facilities that may evolve in an unplanned fashion, usually in a narrow configuration along major roadways) is not in the best interest of public health, safety and welfare, as it may result in numerous curb cuts along the roadway ( promoting confusion over turning movements, safety hazards, congestion), and conflicts with adjoining residential areas. 3. Discourage the introduction of new commercial areas which, by their location and method of development, may encourage the creation of new "strip" commercial zones. 4. All non-residential development within the township shall be of such a nature that the natural environment is free from the hazards of toxic wastes and other environmentaily unsafe products and elements possibly associated with non-residential development. S. Establish locations and measures to ensure the incorporation of special or unique land uses within the Township in a manner which protects the health, safety and welfare of the community and minimizes day to day disturbances to the community. Such measures shall address industrial land uses including mineral and related extraction operations. · 29 �PUBLIC SERVICES AND FACILITIES To provide public services and facilities in the most efficient manner possible to meet existing and future needs of township residents. Planning Policies 1. Recognize that public services and facilities should be sensitive to the needs of township residents and, therefore, be expanded or revised when necessary to more effectively serve local residents. 2. Where possible, public services should be coordinated on a cooperative basis between Burnside Township and adjacent units of government. 3. Recognize the need for long-range planning to ensure safe, high quality potable water, protection of surface water quality and safe disposal of residential, commercial, and industrial sewage. Promote the use of stringent controls over on-site wastewater disposal through tile fields and septic tanks and the utilization of alternative facilities where necessary to accomplish the above mentioned water quality goals. 4. Recognize the need for continued long-range planning to meet solid waste disposal needs, an issue that should be approached on a regional basis with no individual community necessarily bearing the full burden of waste disposal. COMMUNITY AESTHETICS To guide all physical growth or development in Burnside Township in such a manner to ensure a pleasant, attractive and desirable community in which to live, work and play. 30 �Planning Policies 1. Encourage all non-residential establishments to maintain a visual appearance that contributes in a positive manner to the image of their surroundings and the community as a whole. 2. Efforts should be made by the township to preserve and protect those areas of scenic significance and the natural beauty of the community. �( ( Section Four DEVELOPIN_G THE FUTURE ·c C The principal land use issues and needs of Burnside Township have been identified as have the goals and planning policies to address these issues and needs. The final step in the development of this master land use plan is the use of the goals and planning policies to arrive at a practical strategy for land use within the Township and the identification of alternative methods to implement the strategy. ( , C 31 C �Chapter Six A STRATEGY FOR FUTURE LAND USE The strategy for future land use presented in the following pages evolved as a result of the elements and issues previously reviewed and discussed including: 1) physical and social Township characteristics; 2) community trends; 3) community needs, concerns, and attitudes; and 4) adopted land use planning goals and policies. The overall direction of the strategy is to provide the opportunity for healthy residential and non-residential growth within the Township while preserving agricultural lands to the greatest degree feasible and maintaining the overall rural character of the area. The strategy consists of three principal elements which are intended to operate in an integrated fashion and thereby provide a comprehensive approach toward planning for the community's future well being. These three elements include the Land Use Zones Plan, Transportation Plan and the Public Utilities Plan. LAND USE ZONES PLAN The Land Use Zones Plan involves the establishment of six ( 6) principal land use categories within which the Township is divided into. Each land use category, or district, delineates the primary land use or uses intended to occupy that zone. The following pages describe each of these land use zones including their intent and location rational and are accompanied by a graphic illustration of the strategy ( Figure 5) • The determination of the district locations is based upon various practical considerations specific to each district. Throughout the development of the Land Use Plan, the intent of the district locations is to address these considerations to the greatest extent feasible. Two points should be kept in mind as one reviews the land use zone descriptions and boundaries. First, it is not the intent of this plan to suggest that existing land uses which do not comply with the intent of the zone they are currently situated in (Figure 6) are in jeopardy of continuing their current operations. While the location of some of these "non-conforming" uses may not be in the best interest of the Township, the Township is sensitive to the resources invested in those facilities. This sensitivity does not, however, preclude the Township from establishing regulations 32 �addressing the expansion, reconstruction, or other activities which may act to extend the lffetime of these less than desireably located land uses. Second, the zone boundaries illustrated (Figure 6) are purposeful and based upon a number of considerations, as noted in the following pages. This plan is, none-the-less, intended to be flexible and those boundaries are not necessarily etched in stone. However, the Township will generally not consider exceptions to these boundaries unless among other considerations, the proposed exception ( s) involve parcels in the immediate proximity to the boundary under question and the proposed land use is considered compatible with the surrounding area. AG RI CULTURAL ZONE INTENT: Agriculture is the foundation upon which the general welfare of Burnside Township rests including economic, social and environmental well being. The AGRICULTURAL ZONE is intended to recognize, preserve, and protect those agricultural areas considered most valuable toward supporting the agricultural stability of the Township. Introduction of other land uses within this zone could pose considerable threat to the agricultural productivity and stability of the individual parcels, and the community in general, and as such are deemed generally inappropriate. LOCATION CONSIDERATIONS: Principle considerations in the location of the AGRICULTURAL ZONE include: 1) 2) 3) 4) Protection of prime agricultural lands Encompass active crop and pasture lands Encompass lands within the P.A. 116 program Encompass parcel sizes more compatible with successful farming operations and overall production The AGRICULTURAL ZONE recognizes the fact that, generally, successful farming increases with the size of parcels farmed. Accordingly, parcels within the Township which reflect the location considerations noted above but are of limited acreage are not included within the AGRICULTURAL ZONE. The vast majority of the Township is contained within the AGRICULTURAL ZONE although the majority of land in this zone is in the central and northern regions of the Township. RURAL-RESIDENTIAL ZONE INTENT: The intent of the RURAL-RESIDENTIAL ZONE is to provide the opportunity for residential growth and development of a more rural character than that typically associated with urbanized areas and associated residential subdivisions and similarly, without the 33 �reliance on public sewer and water facilities. Further, that this opportunity be provided in a manner which does not conflict with the principle agricultural areas of the community. This zone responds to the Township's desire to provide housing opportunities to individuals and families unable or uninterested in pursuing commercial farming endeavors yet wish to reside on lots more reflective of a rural community. However, the intent of this zone is not to prohibit existing farming activities. Further, new future farming activities will be allowed in this zone, but shall be operated in a manner which minimizes conflict with nearby residential development. Maximum development densities within this zone will ultimately be based upon on-site sewage disposal requirements and other natural conditions which may be present. The intent of this zone is to minimize potential traffic congestion and safety hazards by limiting strip residential development along section roadways and encourage non-road frontage development. LOCATION CONSIDERATIONS: Principle considerations in the location of the RURAL-RESIDENTIAL ZONE include: 1) 2) 3) 4) 5) Minimize threat to prime agricultural lands Be relatively economical to develop Be protected from traffic and incompatible land uses Minimize environmental limitations toward on-site sewage disposal Allow for a range of residential densities This zone is principally located in the south central region of the Township. However, also included within this zone are all residential or agricultural lots ten (10) acres in size or less. Numerous sand and gravel extraction operations currently exist within the RURAL-RESIDENTIAL ZONE. This land use must be recognized as a temporary condition in that such a use can only exist as long as the mineral resources are present and accessible within the framework of applicable ordinances and statutes. Use of sand and gravel pits for residential development, upon termination of the extraction operation, is common and such developments can be highly marketable. URBAN-RESIDENTIAL INTENT: The URBAN-RESIDENTIAL ZONE is intended to provide housing opportunities of a more urban character in respect to development densities as well as, on a more limited basis, commercial services to meet the needs of the immediate area. Such development is feasible only to the extent that public utilities are available. The intent of the Plan is not to currently encourage the provision of public utilities to this zone but to designate that area of the 34 �Township most appropriate to absorb such infrastructure improvements and residential development should the need or opportunity for urban housing alternatives arise. LOCATION CONSIDERATIONS: Principle considerations in the location . of the URBAN-RESIDENTIAL ZONE include: 1) 2) 3) Nearby to existing or anticipated public utility systems Nearby to primary transportation corridors Convenient location to basic services The URBAN-RESIDENTIAL ZONE is situated along the western bounds of Brown City. COMMERCIAL INTENT: The intent of the COMMERCIAL ZONE is to provide an opportunity for commercial services and development within the Township while minimizing the potential for disruption of the current Township character. The COMMERCIAL ZONE provides the opportunity for redevelopment of existing commercial areas as well as expansion of existing and new commercial facilities. The principal commercial development anticipated to occur within the Township is typically referred to as "neighborhood services" and typically provide convenience items and personal services such as hardware stores, gas stations, small grocery stores, and similar establishments. It can be assumed that local needs for commercial facilities offering expanded selections of goods, particularly durable goods or goods typically associated with major department stores, can best be addressed by current and future commercial development in nearby urban areas including Flint, Lapeer, and Imlay City. LOCATION CONSIDERATIONS: Principle considerations in the location of the COMMERCIAL ZONE include: 1) 2) 3) 4) 5) Adjacency to adequate roadway infrastructure. Adjoin principal traffic flows. Minimize threat to agricultural lands and special environmental areas. Conveniently located to population centers. Recognize existing and anticipated land use patterns to minimize incompatible circumstances. The COMMERCIAL ZONE is situated in the area Burnside Road intersection. of the M-53 and COMMERCIAL -INDUSTRIAL ZONE INTENT: The intent of the COMMERICAL - INDUSTRIAL ZONE is to recognize that area of the Township which is presently 35 �characterized by a mixture of commercial and industrial land uses ( as wel 1 as agricultural) and provide the opportunity for this existing land use pattern to continue in a reasonably compact fashion. This area has exhibited a mixed land use pattern for some time and clearly reflects a manufacturing and service area character. Because of this area's existing character, adjacency to important transporations corridors (which commercial and industrial facilities rely on), and limited residential development, the plan recommends this area continue to absorb commercial and/or industrial growth as the need may arise. However, the plan also recommends the establishment of regulations to insure proper buffer zones and safeguards to minimize potential negative impacts between adjacent land uses. PARK and OPEN SPACE ZONE INTENT: The intent of the PARK and OPEN SPACE ZONE is twofold; 1) to protect those natural resources within the Township which have particular environmental value to the Township due to the role these resources play toward maintaining the welfare of the Township and 2) to provide opportunities for public recreation facilities and programs. "To protect" refers to the limiting of development within this zone which is apt to adversely effect the environmental resources contained within. By the act of limiting development within this zone, and the natural characteristics of these land areas, lands contained within are particularly suitable for passive recreation facilities. LOCATION CONSIDERATIONS: Principle considerations in the location of the PARK and OPEN SPACE ZONE include: 1) Wetland areas 2) Expanses of woodlands 3) Flood prone areas 4) Natural water courses 5) Proximity to existing or potential population centers At present the PARK and OPEN SPACE ZONE consists of privately owned lands in the area of Cedar Creek and nearby woodlands and wetlands as well as several other land areas toward the central and northern regions of the Township. This fact raises an important issue; the Township owns no lands currently programmed for or proposed to be programmed for recreation use. Traditional recreation standards recommend ten acres of parkland for every 1,000 population. This would equate to approximately 20 acres of parkland to serve the current population of Burnside Township and provide basic recreation facilities including playgrounds. While the survey revealed support for increased recreation opportunities within the Township, this support was not reflected by the majority of respondents. 36 �!~ _/, , I ) AGRICULTURE \ .\ I I "'--- STILES RD . '\( /\ -·-, ·---~--~ ...._____.___ - - -~ - ( 90 ~ I V ----.__ - - - - / l! ••• ···c, \ ··, < \ BROOKS RD. ' ;c J> D V, I I J: D "' l 90 \ ' ~ 39 \ .......... __. ....... BURNSIDE RD. '~--- ,_ fGRICULTURE / JP, and j ~ . -...../ \ RK / LiJ D I \ ,111RTUS RD - LINCK RO . ;c ;c m ll .I (.· < 9 ~ WILCOX RD ~ V> D 0 ,go )_,,--_ _ ____ I D 0 ~P.1E URBAN-fs10ENTIA7' \i m V, C OPEN 90 _ _ _ _ _. . . . __ _ _ _ _ e u R_N SI_D E _RD. _ _ coMMI Rc1AL _, AGRICULTURAL -• / -• ~D- ~ ~ ..llllliliiillii-!R EANVILLE RO . I J> (") " V, ' (") 0 ll z m ll AGRICULTURE ) RURAL-RESIDENTIAL - I WILLIS RD. ' \ 0 PAR~ and OPEN SPACE m J> z ll "' ! \ I ~·~·--------~-,,.---------1• ------... L:LtAH . AKt HU . i-.-) __________, FIGURE 6 BURNSIDE TOWNSHIP MASTER LAND USE PLAN LAND USE ZONES LANDPLAN _ _ - - INCOFIPOFIATEO------ SCALE IN FEE T LANO USE PLANNING PQ 80)( 7,t7 o ZONING • RECREATION PLANNING Ql((MQS M1CM1GAN40005 15171J'49 ,8J70 I 4,00 0 �It is critical that the Township maintain a close watch on the recreation needs and attitudes of the community. While private recreation facilities may meet some of the future recreation needs of the community, such facilities are not accessible to all. The Township must take responsibility for assuring basic recreation needs of the community are met. Sound recreation planning begins before conditions become extreme and drastic inadequacies arise. As the Township grows, so should the community's commitment to assuring adequate parkland and programs, appropriately located, for the individuals and families of the area. TRANSPORTATION PLAN Land use is intrinsically related to circulation and, in particular, vehicular access. The automobile plays a dominant role in our society today. Industrial facilities require adequate roadways to accommodate the relatively high volumes of traffic requiring access to such facilities, and residential neighborhoods require adequate roadways to facilitate the day to day patterns of area household. In addition, all land parcels require adequate roadways to facilitate emergency services. With this in mind, it becomes imperative that the Township's circulation system meet the land use needs of the community today, tomorrow, and into the future. Similarly, it is imperative that land uses are not introduced within the Township unless an adequate circulation system exists (or is anticipated, depending upon the circumstance) to meet the apparent land use needs. Assuming that the proper balance between roadway infrastructures and land use needs can come about only through a specific plan. As part of the Burnside Township Master Land Use Plan, the following actions are established to form the transportation plan: Action #1 CONTINUAL MONITORING and PLANNING The Township shall continually monitor traffic flows and roadway conditions to identify existing and potential conflict areas. The intent of this action is to enable the Township to identify existing and anticipated circulation conflicts so as to plan for their solution before circumstances become extreme, hazardous, or generally in conflict with the health, safety and welfare of the community. 37 �Action #2 PRIORITIZED IMPROVEMENTS Improvements to the roadway network shall be based upon an orderly and prioritized approach. Improvements shall be based upon substantiated data highlighting the need for such improvements and priority shall be given to those improvements addressing immediate hazardous conditions and/or increasingly hazardous circumstances where high or increasing traffic flows are present. Action #3 COMMUNICATION and COOPERATION The Township shall regularly communicate with the Lapeer County Road Commission to assure that each of these governmental units is aware of current efforts, concerns, and needs held by each other and that improvements are planned in an organized and cooperative fashion. This communication and cooperative approach shall be extended to all area municipalities with the understanding that poor roadway conditions and resulting improvements can have regional ramifications and must, therefore, be planned collectively. Action #4 SITE IMPROVEMENTS As land is developed for commercial, industrial, and residential purposes, traffic flows in the area of these increases as do the demands on the local roadway network. The increased traffic flows and demands upon the roadway network can create localized hazardous and congested conditions due to vehicles accessing and exiting facilities and neighborhoods. The Township shall examine proposed land development projects in relation to its effect upon adjoining roadways including conflicting or inappropriate traffic turning patterns, congestion due to limited road width or lanes, inappropriately positioned driveways, and related concerns. PUBLIC UTILITIES PLAN At present, public sewer or water service does not exist in Burnside Township. Further, the general soil characteristics in the area are not particularly supportive of septic fields for sewage disposal. Many would consider these features to be an asset of the community. The soil characteristics and lack of public services act, to a degree, to preserve the rural character of the area by limiting intensive development. However, it is the same features which put Burnside Township in a potentially vulnerable position in terms of adequate sewage 38 �disposal and potable water supply. Improperly designed and constructed septic systems, over-intensive development of residential areas, and unmonitored and mismanaged earthmoving and excavation operations can have potentially disastrous effects upon a community's potable water supply and general health, safety and welfare. Health permits must be approved by the Lapeer County health Department before land parcels can be developed within the township. It is the responsibility of the health department to assure safe and adequate on-site sewage disposal and potable water systems are designed and constructed for properties to be developed. The Township should encourage open lines of communication with the health department for advisory purposes and the exchange of pertinent information regarding proposed projects, adequate water and sewer facilities, effects of land development projects upon nearby septic fields and potable water sources, and any other issues which may be deemed pertinent in the review of proposed projects. The development of public sewer and water services requires substantial time and financial resources including feasibility studies, design, and construction. Though these services may not be necessary at present or in the foreseeable future, the Township recognizes the fact that, like all other communities, a situation may arise where the provision of these services to a particular area of the community may become essential. Accordingly, the Township shall monitor development trends and their effect upon potable water quality, on-site sewage dis9osal, and related issues. This monitoring activity, with the assistance of the county health department, should help to minimize emergency large-scale water and sewage disposal circumstances and maximize the community's ability to properly plan for public services if and when the need arises. Any plans for increased public services should recognize existing sources of sewer and water services in the region and the potential to tap into these existing infrastructures. 39 �Chapter Seven IMPLEMENTATION The overall intent of this master plan is to identify and develop the most appropriate land use strategies for meeting the land use needs of the township in a manner which supports the health, safety and welfare of the current and future township residents. These strategies are embodied within this plan, both graphically and in text. However, without the implementation of these strategies, this master land use plan becomes nothing more than a document upon a shelf. A master land use plan is a statement of policy and is ineffective unless acted upon. There are a number of avenues which the township can follow to implement this land use plan. Before implementation can occur, it is critical the appropriate township governmental bodies recognize, support and adopt this master land use plan. According to current Michigan statutes, once this plan is adopted by the Planning Commission, it is considered official and used by the Commission as a guide for future planning and resolving of conflicts. It is the Township Board, however, that has the actual authority and power to implement the master land use plan thLough the passage of ordinances, decisions on zoning and rezoning permits, and expenditure of public funds. As such, it is critical for the Board to review and officially adopt the master plan as well. Upon adoption of the plan by both township bodies, implementation activities can be initiated. LAND USE CONTROLS There are a variety of techniques available to assist in implementing an adopted land use plan. The most important of these techniques involves legal land use control ordinances and programs of which zoning is a part of. ZONING Zoning is certainly the most effective manner of implementing the township master land use plan. In 1943, the State of Michigan passed the Township Zoning Act (P.A. 184 of 1943, as amended) which vests the legislative authority to enact or amend a zoning ordinance within the Township Board. 40 �The Michigan Acts include a statement defining the purpose of zoning, a portion of which reads as follows: " . • . to meet the needs . • . for food, fiber, energy, and other natural resources, places of residence, recreation, trade, and service . . . to assure that the use of land (is) situated in appropriate locations and relationships; to limit the inappropriate overcrowding of land and congestion of population . to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility 11 requirements . . The Zoning Ordinance is based upon and reflects the policies contained in the Master Land Use Plan. In meeting this end, a zoning ordinance typically prescribes and controls the use of land through the establishment of land use zones. Each zone is based upon various land development characteristics including lot sizes, development intensity, building uses, and building locations, heights, and bulk. Though the Burnside Township currently has a zoning ordinance in effect, this ordinance should be revised and updated to reflect the policies of the Master Land Use Plan and current conditions and trends within the Township. In fact, zoning ordinances are intended to serve for approximately five-year periods before being completely reviewed and revised in accordance with evolving conditions within the township. Aspects of the zoning ordinance can be revised at any time, however, based upon legally pre~cribed procedures. SUBDIVISION CONTROL ORDINANCE A township may enact a Subdivision Ordinance through the authority of the Subdivision Control Act, P.A. 288 of 1967. The Subdivision Control Act permits townships and other municipalities to enact ordinances with the intent of controlling the properness and degree of land subdividing and improvement to the land, including sanitary sewer, water supply and streets. FARMLAND and OPEN SPACE PRESERVATION PROGRAM Another local method of land use control with an emphasis on the environment is the Farmland and Open Space Preservation Program established by Act 116 of 1976. As noted earlier, much of the Township is already covered by this program. The Act under which this program is administered was originally designed to alleviate 41 �the rapid conversion of agricultural land within the state to more intensive uses which were taking place at the time. The Act also provided for the preservation of privately owned open space land. The Act defines open space land as land that conserves natural or scenic resources, enhances recreational opportunities, preserves historic sites and idle potential farmland of not less than 40 acres in size. Act 116 enables individual land owners of such open space land to enter into a development rights easement with the unit of government in whose jurisdiction the property is located. The easement is designed to ensure that the land remains in a particular use for an agreed-upon minimum period of ten years. The easement may be perpetual. In return for the restrictive covenant, the land owner is entitled to certain property tax benefits. To enroll in the program, the property owner must file an application with the township. Upon approval, the township prepares an appropriate easement which, after signing by the land owner, is subsequently recorded with the register of deeds of the country. Property owners should become familiar with all conditions associated with such an easement before entering into an agreement. MICHIGAN WETLANDS PROTECTION ACT The Michigan Wetland Protection Act (Act 203) of 1979 was passed to regulated activities in Michigan wetlands. No dredging, filling or construction can take place in wetland areas without a permit from the Michigan Department of Natural Resources. Wetland under the Act is land "characterized by the presence of water of a frequency and duration sufficient to support and that, under normal conditions, does support wetland vegetation." The Michigan statute applies to all wetlands contiguous to inland lakes, ponds, streams and rivers. They also include the wetlands of five acres or more in size that are not contiguous to surface water bodies and located in counties with populations of 100,000 or more. Noncontiguous wetlands cannot be regulated in a county of less than 100,000 population unless a wetland inventory is completed. Act 203 was designed to protect rather than preserve wetland, and controls provided for by the Act serve to regulate wetland alteration. Regulatory objectives of the Michigan statute include the protection of wildlife habitats, duck nesting areas, aquifer recharge areas, and the function of wetlands as nutrient and sediment traps for the protection of lakes and streams. The Act's regulatory program is designed to prohibit or control by permit all fill, excavation and structural development in wetlands. 42 �PURCHASE OF PROPERTY The greatest single action a township can take to guide land use is through the purchase of private property. In this fashion, the township can control the type of development to occur should the township sell a given parcel and, in the same fashion, preserve areas for open space and nondevelopment. Unfortunately, this option can be quite expensive and cost prohibitive. LOCAL GOVERNMENT PROGRAMS Constant references to this Master Land Use Plan by Township staff when making decisions and resolving conflicts is a more passive, yet very effective manner of implementing the plan. This plan must be used as a tool of reference and valued for the insight it provides. Realizing this plan's value and its utilitarian quality for local planning efforts is the easiest method of implementation. On a local and more active level is the development and utilization of a Capital Improvements Program. In essence, the program is a budget for municipal expenditures extending five years or so into the future. Using this document and the Master Land Use Plan, the Township Board may gain insight into its financial needs over the coming years and areas where public funds might best be spent. Within the framework of local government planning, it is critical that Burnside Township work closely with all other local municipal governments in a cooperative manner so that each municipality might better reach its land use goals and support one another through their individual and mutual planning efforts. CITIZEN INVOLVEMENT This Master Land Use Plan has been developed specifically for Burnside Township and though it may be adopted by both the Township Planning Commission and the Burnside Township Board, it will never be fully effective if not backed by the local public with their support and involvement. It is the residents of Burnside Township who will make it, in large part, such a unique township and their participation in the planning process is critical and should always be encouraged. Accordingly, all pertinent planning data available 43 �to the Planning Commission and Township Board should be available to the general public as well so that they may be well informed an capable of providing valuable input into the planning process based upon actual information. Similarly, the Township should utilize all facets of communication including newspapers and radio to notify residents of particular issues and provide factual insight into these issues. Finally, well orchestrated opportunities must be established for the public to voice their concerns, attitudes and insights into and about the issues facing Burnside Township today, tomorrow and the future. 44 �BURNSIDE TOWNSHIP MASTER LAND USE PLAN Landowner Questionnaire Results (Rounded to nearest percent) 1. Please check the two most important things which you enjoy about living in Burnside Township. Particular characteristics of your home and property 32% Relatively low taxes 8% 45% 2% 12% 1% 2. Rural atmosphere Employment opportunities within the Township School system Other Please check those things which you would like to see more of within Burnside Township. 20% Recreation facilities 20% Shopping facilities development) a small scale (no malls or similar large Shopping facilities of a larger scale, such as malls 9% 16% Restaurants 29% Small industrial facilities which might provide increased employment opportunities Residential growth 7% 3. of Non-residential land development is most often attracted to major thoroughfares. If increased development is to occur along M-53 and M-90, how should this development be guided? (Check one please) a. 71% Development should be guided toward one or several key intersections b. 29% Development should be allowed to occur all along these thoroughfares Please check the response which most closely describes your feelings toward the following statements. Unsure 4. The Township should try to 87\ protect special natural areas from development (swamps, floodplains, rivers and streams, woodlands, etc.) s. Commercial facilities should be allowed to locate within the Township as they wish. 6. Residential growth in the Township should be guided into one or several primary areas instead of being allowed to occur throughout all areas of the Township. Disagree 7% 6% 13\ 14' 73% 45\ 19% 36% �Disagree Unsure 7. I prefer to drive 30 miles or more to do my shopping rather than increase shopping facilities within the Township and possibly threaten the current Township atmosphere. 51\ 17\ 32\ 8. If land development is to increase within the Township, it should be allowed to do so in a random pattern. 26\ 20\ 53\ 9. 15\ Gravel pits and similar extraction operations should be allowed to operate within the Township without interference by the Township in regard to location, operation practices, etc. 16\ 69\ 10. 85\ Where feasible, prime agricultural lands should be protected from land development. 8\ 7\ 11. How do you feel about living in the Burnside Township? Unsure a. Quality of life is good? b. Shopping facilities are adequate and convenient? c. The area has generally become less tranquil? d. Roadway network is in good condition? e. Agricultural lands are being threatened? f. Additional roads are not needed? g. Traffic levels are increasing? 12. By law, a community must allow for housing types of all kinds. Which of the following housing styles do you feel the Township should allow for more of? (Check as many as you wish) a. ...l.l!_ Duplexes (2-family units) b. _§,!!.._ Single family homes c. ...11!_ Mobile home parks d. ..ML Multi-family structures 12\ �13. If growth and land development is to increase within the Township, following circumstances would you prefer? a . ....§1!_ Intensive development occurs in several selected areas, thereby maintaining the current township character in most all other areas. 14. which of the b . ~ Development occurs throughout all areas of the township-;--i:>ut at a less intensive nature. If shopping/commercial facilities were to increase in Burnside Township, which of the following locations would be best for the Township as a whole? (Check one please) a. .!ll..._ Along M-53 d. !il..._ Around intersection of Burnside Road and M-53 b. _ll_ Along Burnside Road e. llL_ Near Brown City c. i l l _ Along both M-53 & Burnside Road f. ....Q.!_ other (Please specify) 15. Which of the following items should have the strongest consideration in locating higher density residential growth? (Check one only) a . ~ Major thoroughfare nearby b. ~ Compatible soils c. ~ Similar residential growth nearby d. __&.§.L Non-threatening to agricultural lands 16. How long have you lived in Burnside Township? a . ...§!__ 0-2 years c • ....§.!__ 5-10 years b_. ...1!_ 3-5 years d. ll!._ 10-20 years 17. e. 60\ more than 20 years Does the majority of your household income come from agriculturally related work? . b. -1l,!_, No 18. Does the majority of your household income come from work performed within the Township? a • ...ll!._ 19. Yes b • ...11!_ No Do you support the Township in its efforts to prepare itself ·for growth and development pressures through the development of a land use plan? a . ~ Yes b. _J1_!_ No �20. Please use the space below to note any comments you may have regarding land use concerns within the Township. Total of 65 comments submitted. 38\ addressed concern over landfill and its expansion 32\ addressed need to keep agricultural land natural and undisturbed 9\ addressed need for road repair and dust control THANK YOU FOR YOUR EFFORT AND TIME, A REPRESENTATIVE OF THE TOWNSHIP WILL STOP BY TO PICK UP YOUR COMPLETED SURVEY IN SEVERAL DAYS. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Burnside-Twp_Master-Land-Use-Plan_1980s Creator An entity primarily responsible for making the resource Burnside Township Planning Commission, Burnside Township, Lapeer County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1988 Title A name given to the resource Burnside Township Master Land Use Plan Description An account of the resource The Burnside Township Master Land Use Plan was prepared by the Burnside Township Planning Commission circa 1988. Subject The topic of the resource Land Use--planning Burnside Township (Mich.) Lapeer County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b55a06a79c48764895194966f6c51d25.mp4 5f8358ccd98fca9026bae209605819d8 https://digitalcollections.library.gvsu.edu/files/original/985fcc774fa359475507d10b15a66d50.pdf 52ca806670e6a7ea5d1b3e0587ae46a7 PDF Text Text Grand Valley State University Veterans History Project Michael Burton (01:02:14) (00:14) Pre-enlistment: • He was born in Detroit and grew up in Trenton, MI • Went to Grand Valley State College for in 1965 for one year • His Father worked for Ford Motor and his mother stayed home to raise children • Father paid for one year of college, and he thought GI bill would be a good way o pay for the remaining 3 years • Chose Marines because they were offering a 2 year enlistment, and the Army had a ready reserve obligations (03:49) Enlistment/Training: • Went to San Diego, CA for basic training • Was met at the airport by a sergeant who embodies what their training would be like • For 8 weeks they experienced extreme physical training, rifle training, sleep deprivation, and a lot of screaming. • Went through 2 more sessions of training after boot camp, where they went through more weapons training • First deployment was in Hawaii with the 127th Regiment for 8 months • Spent time conducting mock war exercises on islands and on boats • Sometimes they would hike with their equipment for days around an island • Had the weekends for downtime • He was on the tennis team with 5 other guys, but was kicked off the team when a captain decided he wanted to join • Could have missed the whole war if he had remained on the team • The 127th was disbanded and they were assigned to go to Vietnam as replacement troops • Went to California to get additional training like learning to use the new M16, endurance training, and more sleep deprivation training • Training proved to be useful because it helped them to adapt to their duties in Vietnam (10:40) Deployment to Vietnam: • First was sent to Okinawa for a short layover, but avoided being sent to Vietnam for a week by skipping morning formation • Went to Vietnam on a commercial airliner (PANAM) • Spent time in Dong Ha and Kontum • Found a way to be in the 3rd Marine Division, Golf Company, 2nd battalion, 9th Marine regiment. Did so to be with friend from Grand Valley • 9th Marine unit was known as the “Walking Dead” because they were almost wiped out in the DMZ • They were stationed about 500 yards south of the DMZ • Did not see the Vietcong, but did see the North Vietnamese regular army troops �• His friend thought he was crazy for coming to his unit • He was kept from walking point by the fact that his friend had arranged for someone one who owed him to take his place • Terrain reminded him of the upper peninsula of Michigan: hilly, many trees, lush, but had valleys and meadows • Never saw any of the local population • Normally walked all day and stayed in different spots every night • He knew that they were meant to engage the enemy when they found them or when they were fired upon, but other than that he knew nothing about their missions (19:15) Living Conditions/Food: • Very hot during the day especially when caring your equipment • They would carry rifles, packs, helmets, flak jackets, several ammunition magazines, 8 grenades, and sometimes rocket or mortar rounds • Total kit weighed around 35 lbs • They carried water and found water that they could use purification tablets to make potable • They carries and had delivered canned sea rations; some where better than others, and some were older than he was • Got three meals a day and received 4 cigarettes with every meal • He was able to trade those cigarettes for better meals and other goods. • Used heat tabs to heat their opened canned foods • People would carry pictures of girlfriends, Tabasco sauce, and supplemental weapons • The weapons would be anything from a shot gun, snub-nosed 38, or even one Native American soldier carried a tomahawk • M16 were normally used when things got harry (25:16) Combat: • In the field for two to three weeks before getting injured • A typical day on patrol was filled with boredom with moments of panic and chaos • Never saw Vietnamese enemy up close, only from a distance • Engagement with the enemy usually took the form of shooting at one another from a distance • His unit was able to call in air support, and both sides used mortars to bombard the other • The US used 81mm mortar shells, but the Vietnamese used 82mm which meant that the Vietnamese could use the US ammo, but the US could not us the 82mm • His friend Rob was wounded the day before he was during a mortar battle • Their group went from 54 to 15 after the casualties were taken away • Rob had shrapnel fragments all along the front side of his body • Rob survived his wounds and was sent to the Great Lakes Naval Hospital • He was wounded by mortar shrapnel the next day at midnight (29:48) Injuries: • His left leg, buttocks, and back were injured. He also had two broken ribs, a broken leg, and a chest wound that collapsed his right lung �• He ran to his hole after being wounded, but someone was already using it • His hair had caught fire after the mortar round hit (30:54) Military Discipline/Experience: • No shoe shine or other petty duties were maintained, and only performance in the field really mattered to NCOs and officers • In order to get their men’s loyalty during combat the NCOs and officers knew they had to treat them with less discipline than was normal outside of the front lines • In the field there was more camaraderie between the officers and their men than anywhere else he had seen • Officers normally had more experience than himself, but then again he was not their long • The Normal tour of duty in Vietnam was 13 months (33:01) Injuries continued: • Corpsman (medic) assessed his wounds and described them as a million dollar wound that would get him out of the war • The corpsman treated his wounds and flipped him over to prevent blood from flooding his good lung • He was loaded onto a helicopter, and was transported to a battalion aid station (MASH) • He was then sent to a hospital ship where he spent a few weeks before being sent back to the US on a hospital plane • He spent his time recovering at the Great Lakes Naval Hospital in Illinois, just north of Chicago. • He was at Great Lakes for several months until his enlistment was up • He could not get reassured that he would not lose his left leg, but he thought it was a small price to pay not to go back to Vietnam • All his wounds healed properly, but he did have to use a colostomy bag for a while • He felt that he had good medical care at every step • He was in a room that fit 80 men, and would watch Jeopardy on the one TV in the room • He was reunited with Ron and another friend, both were from Grand Valley • Spent a couple of weeks in casual company before he was released from the hospital, but when he was fully recovered his enlistment was up (38:27) Life After Service: • Stayed busy during the summer, and went back to Grand Valley in the fall • GI Bill helped him get his bachelor degree in Sociology with an English minor • Worked for the State of Michigan as a caseworker for the Welfare Department (39:19) Lessons Learned: • He learned to be less fearful than those who did not experience the war • Counselors at the VA normally tried to help them unlearn some of the things they learned during their service in Vietnam • They learned to get angry quick which was good for combat, but terrible for the work place �• He learned to not form close attachments to others, and to set limits on how far to trust others • In Vietnam everyone was doing their own time, and so it was hard to create close relationships with other soldiers (43:25) Views on the War: • He was outspoken about his opposition to the war in Vietnam • He had a letter published in Time Magazine that supported Carter’s decision to give amnesty to those who dodged the draft by going to Canada • The Kenneth Burns documentary inspired him to talk about his experience • He believes in necessary wars like WWII, but opposes optional wars like Vietnam and the second Iraq War • Why they went to Vietnam was questionable, as was the reasons for going into Iraq • He did experience moments of being treated like a killer by others because he served in Vietnam • He would have liked to challenge those views, but he did not get the chance • He was not trusted by others on the Grand Valley campus for a while after they left the military • Some in the Veterans club felt they should work to get the hippies off the campus • He thinks that the draft would make the population increase their opposition to the war in Iraq • He does not like the idea of a draft, but he also does not like the way things are going now • He would tell those going to war that their actions will stay with them for the rest of their lives, and that they need to act as individuals and not succumb to mob mentality • He also thinks that anyone coming back from war should seek some kind of counseling � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burton, Michael (Interview outline, video, and papers), 2007 Creator An entity primarily responsible for making the resource Burton, Michael Description An account of the resource Michael Burton was born in Detroit and enlisted in 1966 after finishing one year at Grand Valley State College. He spent 8 months in Hawaii as part of the 127th Marine Infantry Regiment, and for a short while was part of their bases tennis team. He was then sent to Vietnam via Okinawa. He spent time in Dong Ha and Kontum, but eventually found his way to his new location near the DMZ as part of the 3rd Marine Division, Golf Company, 2nd Battalion, 9th Marine regiment. He was able to find a friend from college that was with the same unit, and spent his entire time in the field with him. He never saw the enemy, and the engagements he was involved in were from a distance. He talked about the C-rations they got during their time in Vietnam, and how the cigarettes they received were good for bartering. He also talked about the supplemental weapons the soldiers would carry, and what kind of equipment they would bring with them while on duty. He was in the field for two to three weeks before he was wounded by a mortar round. He had several injuries, as did his friend, and he was sent back to the US. Along the way he was treated at a battalion aid station, a hospital boat, and eventually at the Great Lakes Naval Hospital. He spent the rest of his service at the Hospital, and was reunited with his friends from college. He had been a vocal opponent of the war once he was discharged, and has some opinions about the war in Iraq. He also talks about how soldiers who experience war need to seek professional help when they return to civilian life, and that mob mentality needs to be avoided by all soldiers. Personal narrative appended to interview outline. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Marine Corps Vietnam War, 1961-1975--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-10-16 Identifier An unambiguous reference to the resource within a given context BurtonM Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/eaa4856ea7c32aacc8d27b8500d0eed0.mp4 920015fcb30faa508b43f6c0d6590840 https://digitalcollections.library.gvsu.edu/files/original/87e00da6f0a4bc43f5548cceb740eac5.pdf f56c9b4555f99a57fc045a7f6e43829f PDF Text Text Grand Valley State University Veterans History Project Interview Robert Daryll Burton (00:21:22) Childhood (Grand Rapids, MI) - Born Jan 21, 1959 - Burton JHS 9th Grade - Central HS Grad '76 - Cub Scout, Boy Scout, YMCA, Rocket Football, Camp - ROTC in HS - Played HS Basketball, Football, Baseball - Entered Military in August 76 BCT Ft Knox KY, MOS-MP (9:06) - Sister Y Brother O - Father -Nurse Mother - GM - Ft McCollum Alabama MP Training - Ft Bliss TX, Guard duty - White Sands Missile Range, NM - Visited Trinity Site, Roswell - Highest Rank E-4 (15:30) - Ft Benning, GA Patrol (18:02) - ETS 1979 - (Kelvinator) Worked for appliance Co until 1984 - C & O RR - State of Michigan DMT motor pool 1985-90 - State Forestry Dept. Park Maintenance (21:22) - Never Married, Plenty of GF - Diabetic - Lives in Veterans Home (7mos) - Thankful for Veterans Service - Plans to reenter civilian life   � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burton, Robert Darrell (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Burton, Robert Darrell Description An account of the resource Robert Darrell Burton is a Grand Rapids native and a resident at the Coit Street VA Facility. Burton spent the majority of his army service (1976-79) as a military policeman at a base in New Mexico. Burton did not see any combat during his term of service. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Other veterans & civilians--Personal narratives, American Veterans United States. Army Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-05-15 Identifier An unambiguous reference to the resource within a given context BurtonR Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d9bb3b487e9b7eb5aebaff9484cb9f98.mp4 5000795b9fd10beee8f81ce1abec0146 https://digitalcollections.library.gvsu.edu/files/original/348e5f49942be1a9c13bf2dd11f1c2d0.pdf 5e77c494e315b5cda368af3be07fd3f5 PDF Text Text Grand Valley State University Veterans History Project Ted Burzynski (55:57) Background Information (00:20) • • Ted was born in Michigan on April 18, 1916 He has been living in the Grand Rapids Home for Veterans since 2004 Las Vegas (1:30) • • • • Ted was approached by a man for a trip to Las Vegas in 1993; he had to pay $500 up front He spent $100.00 in quarters on slots, but did not win any money He then started playing on the Stars and Stripes machine and won a jack pot of $25,000 When he went to the bank they questioned him about the money and thought that it was a stolen check Joining of Senior Citizens, Young at Heart (7:15) • A friend had asked Ted to join this group • They traveled together on another trip to Las Vegas • Ted spent $1000 this time, but did not win any money Vacation (15:10) • Ted traveled to Israel and went to the area where Christ had carried a cross and met Peter • He had to travel to Chicago for his passport, which was signed by the Secretary of State • Ted went to Israel in February and then went to Rome in October • The whole trip cost him $2300 and he was also able to see the Pope • He had to stop in France on the way because there was a snow storm Pearl Harbor (26:55) • Ted was drafted after Pearl Harbor was attacked • He got married in 1940; they had a Polish wedding that lasted for 3 days • They lived with his wife’s parents for 6 months while he was looking for a job • They liked to watch silent movies in theaters; Charlie Chaplin was everyone’s favorite actor • They were in a theater when Pearl Harbor was attacked and the movie was stopped in the middle of the showing • Ted had been working in a factory as a union leader and figured that he would be drafted soon Draft Deferment (36:50) • Ted had a high position at the factory and every time that a draft notice was sent to him, the company somehow got his service deferred • He had two children when he was actually drafted in 1943 �Training (39:15) • Ted was sent to Camp Sheridan in Chicago, but had not other news of what was going on • He was on board a troop train and made many friends; they soon figured that they would be going to Europe and not the Pacific • Ted went to Camp Shanks in New York and then to Fort Dix and took a ferry across the Hudson River The Trip to Europe (44:40) • Ted boarded the Sea Devil and traveled to France • His wife was working in a candy factory in Detroit while he was gone • He had to go to a very crowded hospital because many bullets had hit the top of his helmet and had punctured his skin • Ted was in Germany on VE Day • He was very glad that he never got sent to the Pacific • Many men became POWs in Japan and had to work in coal mines • Ted was Corporal with General Patch’s 7th Army of the 3rd Infantry Division � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Burzynski, Thadius (Interview outline and video), 2007 Creator An entity primarily responsible for making the resource Burzynski, Thadius Description An account of the resource Thadius Burzynski was born in Michigan on April 18, 1916. Ted was married in 1940 and expected to be drafted after Pearl Harbor was attacked. Ted was deferred from service many times because of his work in a factory. Ted was drafted in 1943 and then traveled to France for his time in the service. He was in Germany on VE Day. Contributor An entity responsible for making contributions to the resource Collins Sr., Charles E. (Interviewer) Collins, Carol (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Michigan--History, Military Veterans United States. Army World War, 1939-1945--Personal narratives, American Video recordings Language A language of the resource eng Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Type The nature or genre of the resource Moving Image Text Relation A related resource Veterans History Project (U.S.) Date A point or period of time associated with an event in the lifecycle of the resource 2007-06-18 Identifier An unambiguous reference to the resource within a given context BurzynskiT Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project collection, (RHC-27)</a> Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/0e5656df33a09c1160b1d464f9647b4e.mp4 a78ac31bd1752efd39ed298cbb2cd99e https://digitalcollections.library.gvsu.edu/files/original/57a021fdb9b63e7004c807c8b549e82b.pdf b1d51254f14789901b763c42ebcc562f PDF Text Text Grand Valley State University Veterans’ History Project Sam Bush World War II 1 hour 2 minutes 13 seconds (00:00:13) Early Life -Born April 10th, 1925 near Mt. Pleasant Michigan. -Grew up on a farm. -The family bought the farm land and was paying interest. -Father got a job at a sugar company when he was 16. -Left him in charge of the farm. -155 acres. -Graduated high school from St. Louis, Michigan. -Graduated in 1943. -Turned 18 before graduating. -Enlisted in the Navy V5 program on April 1st 1943. -During high school a history teacher was instrumental to following the War. -Learned about the lend-lease program -Heard about the Pearl Harbor attack on the car radio after church. -Did not know where Pearl Harbor was at the time. -WWII gave them a “geography lesson”. -Knew that it was likely he would be drafted. -A neighbor across the road was in the Army. -The V5 program was the Navy air corps. (00:05:00) Navy Flight Training -At that time the Navy had new planes, and so they were slowing down on demand for pilots. -No expectation of a college education for pilot training program. -Told that within 18 months they would be flying. -Graduated from high school on June 3rd, 1943. -Went to Dartmouth College on July 1st, 1943 for the V12 program. -The Navy was attempting to slow down the program. -Didn’t know what to do with new recruits yet. -They received a year’s worth of college education in eight months. -21 college credits worth (with a physics lab). -He realized he could hold his own in a college setting. -Because of that and the GI bill he eventually received his college education. -Notes that he was fortunate to have that opportunity because he is white. -Black recruits would not have been as fortunate. -Dartmouth education is completed and the Navy still isn’t sure what to do with them. -They (Bush and the other new recruits) are sent to an airport ferry station in Lynchburg Virginia. -Planes that were made in Long Island were flown to this airport then ferried across the country. �-Fighter planes, bombers, etc. -It was called “tarmac” duty” -Duties: got the planes started and warmed up, help parking the planes, drove firefighting vehicle in event of a fire. -At that time the employees and pilots were all men. -Spring of 1944 at the time working in Lynchburg, VA. -For a short time they were stationed at the yard in Long Island (00:10:00) -Sent to a boot camp in Sheepshead Bay, Brooklyn to clean up the barracks. -Encountered the boxer Jack Dempsey there. -After a few weeks they were sent to a polytechnic institute for flight prep. -Met their physical training officer, Johnny Vaught, the noted University of Mississippi football player and football coach. -Thought very highly of him. -At the institute during June of 1944. -Duration of stay lasted about three months. -Prep training consisted of: -Calisthenics for two hours each morning. -Playing sports for two hours, a different sport each week. -Following the training they had a month of home leave. -Despite the fact that he recently passed a prior physical, he was given another physical and told his vision was too far off to stay on as a pilot. -It is suspected that this was their way of cutting back on pilots in training. -He heard from someone that the Merchant Marines were looking for recruits. (00:15:00) Radio School and the Merchant Marines -On the way home he stopped in Detroit to enlist with the Merchant Marines. -They called him a month later. -Heard about the Merchant Marines need for members via radio ads. -Their Officer, Harry Manning, was once the navigator for Amelia Earhart. -Received their basic training. -Basic marching, physical activity, learning who to salute etc. -Chose to take trainings in areas that he had trouble with back at Dartmouth. -Took physics training, as well as radio school training. -Boot camp was at Sheepshead Bay, Brooklyn. -Radio school was taken at Hoffman Island. -It is a man-made island off the coast of Staten Island. -At that time nets were strung between the various islands to prevent enemy ships from entering. -Nets had to be lowered for ally ships. -Hoffman Island is where immigrants were sent to recoup from their illnesses before entering the country. (00:20:00) -During a week of home leave he went to a friend’s party and met his future wife. -Radio school: learned how to use the radio, how to do repairs, checking batteries in case the generator died, how to repair typewriters, etc. -Coded messages were in numbers. �-Weather messages were in English. -Initially the training program was intended to be nine months long. -However for time constraints it was compacted to five months. -Given time every weekend to go into town to New York City. (00:25:00) -Regrets never stopping to see musical Oklahoma while it was playing in the City. -Finished the training around the 2nd week of July 1945. -Roosevelt claimed intentions to give Merchant Marines war veteran status. -That didn’t happen until 40 years later. -After returning from home leave he was sent to the West Coast. -Shipped out after three days. -He was a radio officer. -Boarded the liberty ship the Heber M. Creel. -The ship was carrying lumber cargo. -While they were crossing the Pacific the bombs were dropped on Japan. -They were somewhere north of the Marshall Islands. -They docked at the Philippines in Samar. -Orders were to unload cargo and prepare for the invasion of Japan. (00:30:00) the Philippines and the Pacific -Now that the War was declared to be over they were in limbo in Manila, Philippines. -Decisions about what to do next wavered. -He took on a more authoritative role. -Their goal changed to act as a troop ship. -They worked to ferry Philippinos to their home islands. -Stopped at 17 various locations in the Philippines. -29 different stops. -Locals were happy to socialize with the Americans. -They were transporting their families, and had money to trade. (00:35:00) -Manila was in ruins. -Locals lived quite poorly in huts. -Scraps that fell through floor fed the livestock. -The hotel was intact. -He was present in 1946 when the Philippines gained their independence. -General McArthur was within viewing distance nearby. -A local movie theater was intact, so they went to the movies. -Merchant Marines are strict with a one year enlistment. -However because of their Army orders they were now enlisted 13 months. (00:40:00) -He was acting as the Junior Radio Officer. -Upon leaving they encountered a category 4 typhoon. -Weather report updates every two hours. -Not much sleep. -Only cold cut sandwiches and coffee. -Captain would trade away some of the supplies for certain things. �-The ship was moving about 10~11 knots. -Had to eat live and onions so much that he refuses to eat it again. -The trip back to the US took 30 days. -At one point the ship ran aground because of a miscommunication. -No real damage to the ship. -Background of the crew was varied. -The man that took care of the cabins was a black man. -Chief Engineer was an old man in his 60s. -First and Second Engineer were younger but too old for military service. (00:45:00) -Captain was a retired “three-striper”. -Second Mate was a professional seaman. -First Mate was from Iowa. -The Purser was Harvard educated. -The crew were average blue collar type Americans. -Didn’t lose power in the Typhoon. -“The ship is as good as her crew”. (00:50:00) -Refusing to change course into the wind was the downfall of another ship. -Admiral Halsey -Returned to the US in August 1946. -Docked in San Francisco, California. -Extremely foggy weather. -He was offered another offer to work for a ship headed to Hawaii. -He refused. Wished to return home after being gone so long. -During his time with the Merchant Marines they stopped at Midway. -One of the crew had appendicitis. -American submarines were looming close by. (00:55:00) -In one situation he facilitated radio communication between two other ships. -Helping to find a Dr. for a different vessel. Life After the Military -Went to Alma College nearby. -They also had the V12 program so it was familiar to them. -For his military training he received a year and a half of college credits. -Finished his degree at Alma College. -Because he was in the Navy he was offered the GI Bill. -However people in the Merchant Marine did not receive the GI Bill. -While in the Philippines he contracted an infection in his ear. -Became a medical issue later. -Merchant Marines records were destroyed in 1972. -Graduated college in January. -There were no jobs available for banking. -Took a job at a bank eventually. -However their policy was to start with janitorial work. �(01:00:00) -At this time he was married and had a child. -Started working there the last day of January, 1949. -Eventually retired 37 years later, to the day. -That bank has now become Chemical Bank. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Veterans History Project Creator An entity primarily responsible for making the resource Grand Valley State University. History Department Description An account of the resource The Library of Congress established the Veterans History Project in 2001 to collect memories, accounts, and documents of U.S. war veterans from World War II and the Korean War, Vietnam War, and conflicts in the Middle East and elsewhere, and to preserve these stories for future generations. The GVSU History Department interviews are part of this work-in-progress, and may contain videos and audio recordings, transcripts and interview outlines, and related documents and photographs. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1914- Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Subject The topic of the resource Afghan War, 2001--Personal narratives, American Iran Hostage Crisis, 1979-1981--Personal narratives, American Korean War, 1950-1953--Personal narratives, American Michigan--History, Military Oral history Persian Gulf War, 1991--Personal narratives, American United States--History, Military United States. Air Force United States. Army United States. Navy Veterans Video recordings Vietnam War, 1961-1975--Personal narratives, American World War, 1939-1945--Personal narratives, American Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Contributor An entity responsible for making contributions to the resource Smither, James Boring, Frank Relation A related resource Veterans History Project (U.S.) Identifier An unambiguous reference to the resource within a given context RHC-27 Language A language of the resource eng Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project interviews (RHC-27)</a> Oral History A resource containing historical information obtained in interviews with persons having firsthand knowledge. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context BushA1902V Title A name given to the resource Bush, Alfred L "Sam" (Interview outline and video), 2015 Description An account of the resource Sam Bush was born in 1925 near Mt. Pleasant, Michigan. In 1943, at Dartmouth College, he undertook the Navy’s air corps V12 training program. Initially he spent time in Lynchburg, VA as well as Sheepshead Bay, NY working tarmac duty. In 1944 he was attending flight prep when the military screened him out with a physical exam. Instead he decided to join the Merchant Marines. He undertook basic training at Sheepshead Bay, radio school on Hoffman Island, and physics training. By July 1945 he completed his trainings and became a Junior Radio Officer aboard the Heber M. Creel Liberty Ship. Shortly after the bombing of Japan, they docked in Samar, the Philippines, where they unloaded cargo and transported locals as a troop ship. After enduring a typhoon he returned to the US in August 1946. Creator An entity primarily responsible for making the resource Bush, Alfred L. Contributor An entity responsible for making contributions to the resource Smither, James (Interviewer) Subject The topic of the resource Oral history Veterans History Project (U.S.) United States--History, Military Veterans Video recordings World War, 1939-1945--Personal narratives, American United States. Navy Merchant marine--United States Type The nature or genre of the resource Moving Image Text Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/455">Veterans History Project Collection, (RHC-27)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/page/InC/1.0/?language=en">In Copyright</a> Language A language of the resource eng Date A point or period of time associated with an event in the lifecycle of the resource 2015-12-01 Relation A related resource Veterans History Project (U.S.) Format The file format, physical medium, or dimensions of the resource application/pdf video/mp4 Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives