203 E. Grand Blanc Road, Grand Blanc MI  48439 ~ (810) 694-1118

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Ted Sczepanski

(810) 694-1118

building@cityofgrandblanc.com

FAQ

Why code enforcement?

Code officials play a major role in ensuring that all commercial, residential, public assembly and other buildings within a governmental jurisdiction are constructed in accordance with the provisions of the governing building code. Building code provisions address structural stability, fire safety, adequate means of egress (exits), sanitation, safe wiring and more. It is the code official's responsibility to protect the public health, safety and welfare in relationship to the built environment through effective code enforcement.

What is the code enforcement process?

The code enforcement process is normally initiated with an application for a permit to construct or remodel a building. The code official is responsible for processing the application and issuing permits for construction or modification of buildings in accordance with the code. This begins with a review of the construction plans for compliance with the building code. Once construction has begun, the code official makes inspections as necessary to determine compliance with the code. If a deficiency exists or if the building or a component does not comply with the code, it is the responsibility of the code official to issue orders to correct the illegal or unsafe condition.

The code official ensures that official records are kept pertaining to permit applications, permits, fees collected, inspections, notices and orders issued. The documentation provides a valuable resource of information if questions arise during and after the construction process. Because construction may occur in steps or phases, the code official may need to conduct multiple inspections, therefore, an exact number of inspections will vary with the particular building design and construction sequence.

In addition to these requirements, the code official also assists designers and builders by interpreting the code's application to a particular construction situation; by explaining minimum requirements and answering questions; and by investigating and resolving complaints involving existing buildings and sites.

What are the duties of code officials?

The executive official in charge of the Building Department is known as the code official. The term "code official" is a catch-all name for a variety of duties. In small communities and rural areas, a single code official may be responsible for building inspections, plumbing inspections, fire prevention inspections, mechanical and electrical inspections, building and zoning administration, and the like. In larger metropolitan areas, each of these tasks may be performed by different specialized staff members.

What types of inspectors are there?

Today's technology dictates that, to be effective, building inspectors must be familiar with the principles of construction, not merely the specifics. Inspectors usually specialize in one type of construction work. They may be building inspectors, public works inspectors, electrical inspectors, mechanical inspectors, plumbing inspectors, housing inspectors or fire prevention inspectors. Federal, state and local governments employ various types of inspectors to make sure projects conform to government codes as well as to building specifications and model building codes. Architectural and engineering firms also hire inspectors to make sure workers complete the projects in accordance with codes and specifications. Inspectors may also work for small companies or large corporations.

No matter where they work, inspectors have similar tasks. They apply the principles and methods of construction to judge the work and decide whether it meets the applicable standards or codes. They make preliminary inspections during the first stages of the project. They also examine the supplies to be sure these materials meet the specifications, standards or codes called for. Follow-up inspections are performed throughout construction to ensure compliance with regulations. In regions prone to floods, earthquakes or tornadoes, they may make frequent inspections to ensure that equipment, materials and installation meet special safety requirements. For some projects, various inspectors work together throughout the construction process to ensure that the project meets code requirements.

Building inspectors review drawings and specifications for planned repairs of existing buildings, construction of new building projects, and building sites being considered for development. Before work begins, building inspectors investigate the construction site -- checking drainage, elevation and the placement of buildings on the plot. Inspectors examine and approve floor framing, wall framing, roofs and ceilings, chimneys, and all other items that are part of the building structure. As each building phase is complete, inspections are required before the work can progress. When projects are completed, a comprehensive inspection is performed and a certificate of occupancy is issued by the building inspector.

Government projects such as airports, highways, water and sewer systems, streets, bridges and dams are the, responsibility of public works inspectors. They inspect digging and fill operations and the placement of forms for concrete. They observe the concrete mixing and pouring, asphalt paving and grading operations and keep records of all work performed and the materials used. Public works inspectors may be specialists in one kind of operation such as reinforced concrete, dredging or ditches.

Electrical inspectors check the quality of materials, the installation work, and the safeguards in electrical systems. They make sure electrical systems meet city, state or national codes, and electrical codes and standards. Electrical inspectors look closely at new wiring and fixtures in businesses, public buildings, and in homes.

Mechanical inspectors focus on heating, ventilating and air-conditioning (HVAC) concerns. This includes inspection of mechanical appliances and equipment; air distribution systems; kitchen exhaust equipment; boilers and water heaters; hydropic piping, gas piping systems; flammable and combustible liquid storage and piping systems; fireplaces chimneys and vents; refrigeration systems; incinerators and crematories. The mechanical inspector also checks for air quality and energy conservation measures. Plumbing inspectors check for proper design and installation of plumbing systems, including sanitary and storm drainage systems, sanitary facilities, water supplies, and storm water and sewage disposal in buildings.

The duties of a fire prevention inspector are usually performed by the local fire department or fire prevention bureau. Typically, fire inspectors check nonresidential buildings on an annual basis to ensure that appropriate fire safety practices are being followed. Property maintenance or housing inspectors inspect existing buildings to check for health or safety violations and the condition of the exterior property.

What is a plan reviewer?

The plan reviewer or examiner is usually the first person who begins the evaluation process which ensures that a building or structure conforms to the requirements of the local or specified code. The plan reviewer examines the construction documents used to describe a project, including architectural, structural, site plan, mechanical, plumbing, electrical and fire protection drawings as well as the corresponding specifications, structural design calculations and soil report. As these items are examined for code compliance against a checklist of the code's requirements, any deficiencies are cited along with the corresponding section number of the code. These deficiencies can then be resolved by revising the construction documents and a permit for the building construction to begin can be issued.

A plan reviewer must have a working knowledge of the code requirements used to evaluate the building or structure. The reviewer must be familiar with all construction documents produced by an architect/engineer to fully describe the project. Expertise is required in reading drawings and plans for basic construction techniques along with an understanding of engineering and architectural definitions and symbols. A background in architecture or engineering is beneficial but not necessary to conduct plan reviews.

What is a building permit?

A building permit is a license which grants legal permission to start construction of a building project.

What is the purpose of permits?

Permits allow the enforcement of the codes which have been adopted as law by a state, county, township or city. No matter what. the specific project may be, the enforcement of codes is carried out :to protect the public health, safety and welfare. The unit of government which enforces the code is acting to assure safe construction.

What are permits used for?

Code officials and inspectors use building permits as a vital step in their enforcement of codes. You have an investment in the home or business you are about to build or remodel. When that home or business building does not comply with the codes, your investment could be reduced. Applying for a building permit notifies the Code Official that you are constructing or remodeling a building so he or she can ensure code compliance.

Why a building permit?

Building permits provide the means for Code Officials to protect us by reducing the potential hazards of unsafe construction and therefore ensuring the public health, safety and welfare.

The building permit process helps us understand what our local laws and ordinances are. Before any construction or remodeling work begins, application for a permit should be made. Building permits provide the means for Code Officials to inspect construction to ensure that minimum standards are met and appropriate materials are used.

What is the permit process?

1.       Visit or Call Your Local Code Official.
The Code Official will ask "What are you planning to do?" and "Where are you planning to do it?" Then, the Code Official will explain the requirements (codes/ordinances) regarding your project. An application for a building permit will be given to you at this time. This initial contact will provide the resources and information you will need to make your project a success and avoid potential problems which could cost you time and money.

2.       Submit Application.
The permit application requires information about the construction project. You'll be asked to document "who" will perform the work, "what" work will be done, "where" the work will be done, "when" the work will be done and "how" the work will be done. Sketches, drawings, plans or other documentation of the proposed work will have to be submitted for review;

3.       Wait During Review Process.
The majority of permit applications are processed with little delay. The Code Official will determine if your project is in compliance with the construction codes, with the zoning ordinance and with other municipal or state ordinances and statutes.

4.       Receive Results of Review Process.

A.      If compliance with the code, zoning ordinances and other applicable regulations is determined, the application is approved and a permit issued.

B.      If compliance is not determined, your application as submitted will be denied. If you are refused a building permit you can correct the Code violations or appeal the decision.

5.       Receive Permit.
The building permit is the document granting legal permission to start construction. You must proceed as approved in the review process. A fee will be collected at this time. The permit fee helps defray the cost of the Code Official's time spent in the application process, the review process and on-site inspection process. The fee also gives you access to the Code Official's knowledge and experience when and if you have any questions about your construction project. An additional fee for services, such as water connection and surveys, may be required. Inspections required for your project will be indicated on the permit. Most building departments require you to post the building permit in a window or other prominent place at the construction site, keep a copy of the building plans at the site, and bring any proposed changes to the attention of the Code Official immediately. Changes will require a review and approval in the same manner as the original application.

6.       Arrange Inspection Visits.
Each major phase of construction must be inspected by the Code Official to make certain the work conforms to the Code, the building permit and the approved plans. The person responsible for the construction project must request each inspection. Normally, 24 to 48 hours advance notice is required. If an inspector finds that some work does not conform to approved plans, the inspector will advise (and possibly provide written notice) that the situation is to be remedied. If the violation is serious, a stop work order may be posted until the problem is resolved. Another inspection may be necessary before work is resumed.

7.       Receive Certificate of Occupancy. When code compliance is determined, the inspector issues a certificate of occupancy. This certificate is the formal document which marks the completion of your construction project and gives you permission to occupy your new or renovated building with the knowledge that it has met the safety standards in your community.

DO I NEED A PERMIT?

Electrical, Mechanical and Plumbing permits and inspections may now be obtained through the City of Grand Blanc. 

Building permits are typically required for the following projects:

  • New buildings
  • Additions
  • Demolitions
  • Prefabricated structures
  • Temporary buildings
  • Miscellaneous for Residential
    • Fireplaces
    • Roofs
    • Siding
    • Pools
    • Decks
  • Miscellaneous for Commercial
    • Parking
    • Roofs
    • Siding
    • Health
    • Food Handling

 

Can I build a shed?

Can I build a fence?

Fences are permitted subject to the following regulations:

  1. Permits: The erection, construction or alteration of any fence six feet (6') or less in height shall require a Zoning Compliance Permit. The permit fee is $35.00. The erection, construction, or alteration of any fence shall conform with the remaining provisions of Zoning Ordinance Section 315.
  2. Location in front yards: Fences of an ornamental nature may be located in a front yard of any lot of record up to a height of twenty-four (24) inches, provided that for corner lots adequate sight distance is provided as described in Zoning Ordinance Section 330.
  3. Location in other yards: Fences between two properties should be located on the property line. The Applicant shall submit a signed statement, from all adjoining property owners on whose property line the fence would be constructed, indicating that they do not object to the erection of the fence. If it becomes impossible to obtain the written statement from the adjoining property owners, then the fence shall be located at least six (6) inches inside the property line and the fence owner is responsible for maintaining the property between the fence and the property line. On all lots of record, fences which enclose property and/or are within a required side or rear yard shall not exceed six (6) feet in height, and shall not extend toward the front of the lot nearer the front of the house or the required front yard, whichever is greater.
  4. Prohibition in right-of way: Fences shall not be erected in public street rights-of-way.
  5. Location/height in industrial districts: Fences in I-1 or I-2 Districts with a maximum height of six (6) feet may be located in any yard except the front yard provided such fences shall be located on parcels with a principal building containing an approved industrial use, the fence is maintained in good condition and does not constitute an unreasonable hazard or nuisance.
  6. Wood fence standards: Wooden fences shall be a maximum of six (6) feet in height measured from the surrounding grade at every point along the fence line. Wood fences having one finished side shall have the exposed fence posts facing inward with the finished side of the fence facing outward unless otherwise approved by the Building and Zoning Administrator. There shall not be more than two (2) inches separating the bottom of the face board and the surface of the ground.
  7. Chain link standards: No chain link or wire fence shall hereafter be erected in any required rear or side yard area on any lot of record in excess of six (6) feet in height measured from the surrounding grade at every point along the fence line. Welded wire fences are strictly prohibited unless utilized in conjunction with an approved fencing operation.
  8. Public fences: Fences which enclose public parks, public institutions, playgrounds or other public areas, may be a maximum eight (8) feet in height, measured from the surrounding grade at every point along the fence line. Such fence shall not obstruct vision to an extent greater than twenty-five (25%) percent of the total fence area.
  9. Materials: Ornamental fences are of approved materials, of a design as to be non-sight obscuring and of a fence type listed below:
    1. Post and rail
    2. Split rail
    3. Picket
    4. Wrought iron
    5. Other types of ornamental fences must be approved by the Planning Commission prior to placement in a front yard area.
  10. Restrictions on electrification: Fences shall not contain electric current or charge of electricity.
  11. Restriction on barbed wire, etc.: Barbed wire, spikes, nails or any other sharp instruments of any kind are prohibited on top of or on the sides of any fence.
  12. Maintenance: All fences shall be maintained in a good condition, in an upright position and shall not constitute an unreasonable hazard. Any fence which is not maintained, as determined by the Building and Zoning Administrator, shall be removed or replaced (any required fence shall be replaced).

Can I build a deck? 

A building permit is necessary. Please obtain an application

The deck is subject to the zoning ordinance setback rules. If you are unsure of the setback requirements, please check with the building department.

Fill out sections 1, 2, 3, and 4 of the permit application.

Regarding Page 4:

  1. A site drawing IS required
  2. The drawing does not have to be to scale. However, it is helpful
  3. You must include all dimensions including the setback (distance) from all property lines 

The construction of your deck is regulated by the 2009 Michigan Residential Code.

Three inspections are required.

  1. Post Hole Inspection (42").
  2. Frame Inspection
  3. Final inspection (when it is completed).   

Can I put in a pool? 

Swimming pools shall comply with Section 313~Swimming Pools and Section 315~Fences of the City of Grand Blanc Zoning Ordinance. Pools shall also comply with the 2009 Michigan Residential Code~Appendix G.

  1. Requirement for fence: Every person owning land on which there is located a pool shall erect and maintain thereon a fence or enclosure approved by the Building and Zoning Administrator in conformance with the City Building Code.
  2. Restriction from front yard: Swimming pools, spas, hot tubs and similar devices shall not be located in any front yard.
  3. There shall be a minimum distance of not less than ten (10) feet between the adjoining property line and the outside of the pool wall. The required side yard setbacks of the zoning district (Article XX) shall apply to side yards if greater than ten (10) feet.
  4. There shall be a distance of not less than four (4) feet between the outside edge of the pool wall and any building located on the same lot.
  5. Surrounding walk: All public swimming pools shall be surrounded by a slip resistant walk at least four (4) feet wide.
  6. Permits: Construction shall be in accordance with the Michigan Building Code. Permits shall be applied for and issued from the City Building Department prior to excavation or construction of any swimming pool, spa, hot tub or similar device requiring a fence as noted above. The application shall be accompanied by a complete set of plans and specifications. A final inspection and approval from the City Building Department must be obtained prior to use of the swimming pool.

2009 MICHIGAN RESIDENTIAL CODE - Appendix G                                        

Are there other websites that might be helpful?

Visit www.cis.state.mi.us/bcc/ for the State Bureau of Construction Codes or www.iccsafe.org for the International Code Council.

  • General Duties of the Building Department
  • Standard for Variances & Appeals
  • Site Plan Review
  • Special Land Use
  • Zoning Amendments
  •   

General Duties of the Building Department

The Building Department is responsible for the supervision and enforcement of the regulations contained within the Building Codes of the City. This department is also responsible for the supervision and enforcement of all laws and ordinances as determined by Federal, State or Local law, including, but not limited to, the Michigan Building Code. The Building Department is responsible for issuing Building Permits and Certificates of Occupancy. It works closely with the City Planning Commission and the City Council regarding codes and ordinances. Related duties are performed as required.

Standards for Variances & Appeals

Variances and appeals shall be granted only in accordance with Michigan Public Act 207 of 1921, as amended, and based on the findings set forth in this section. The extent to which the following criteria apply to a specific case shall be determined by the Board of Zoning Appeals, however, at least one of the applicable criteria must be found by the Board of Zoning Appeals.

  1. Criteria Applicable to Variances
    1. Practical Difficulties: Compliance with the strict letter of the restrictions governing area, setbacks, frontage, height, bulk, density, or other dimensional provisions would create practical difficulties, unreasonably prevent the use of the property for a permitted purpose, or render conformity with such restrictions unnecessarily burdensome. The showing of mere inconvenience is insufficient to justify a variance.
    2. Substantial Justice: Granting of a requested variance or appeal would do substantial justice to the applicant as well as to other property owners in the district; or, as an alternative, granting of lesser variance than requested would give substantial relief to the owner of the property involved and be more consistent with justice to other property owners.
    3. Public Safety and Welfare: The requested variance or appeal can be granted in such fashion that the spirit of these regulations will be observed and public safety and welfare secured.
    4. Extraordinary Circumstances: There are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties or other similar uses in the same zoning district. The conditions resulting in a variance request cannot be self-created.
    5. No Safety Hazard or Nuisance: The granting of a variance or appeal will not increase the hazard of fire or otherwise endanger public safety or create a public nuisance.
    6. Relationship to Adjacent Land Uses: The development permitted upon granting of a variance shall relate harmoniously in a physical and economic sense with adjacent land uses and will not alter the essential character of the neighborhood. In evaluating this criterion, consideration shall be given to prevailing shopping patterns, convenience of access for patrons, continuity of development, and the need for particular services and facilities in specific areas of the City.

  2. Criteria Applicable to Appeals: The Board of Zoning Appeals shall reverse an order of an Enforcement Official only if it finds that the action or decision appealed:
    1. was arbitrary or capricious, or
    2. was based on an erroneous finding of a material fact, or
    3. constituted an abuse of discretion, or
    4. was based on erroneous interpretation of the Zoning Ordinance or zoning law.
    5. Appeals from Denial of Board of Zoning Appeals of Zoning Appeals may be taken to Genesee County Circuit Court.

  3. Exceptions: To hear and decide, in accordance with the provisions of this Ordinance, requests for exceptions, for interpretations of the Zoning Map, and for situations on which this Ordinance specifically authorizes the Board of Zoning Appeals to act. Any exception shall be subject to such conditions as the Board of Zoning Appeals may require to preserve and promote the character of the zoning district in question and otherwise promote the purpose of this Ordinance, including the following:
    1. Interpret the provisions of this Ordinance in such a way as to carry out the intent and purpose of the plan, as shown upon the Zoning Map fixing the use districts accompanying and made part of this Ordinance, where street layout actually on the ground varies from the street layout as shown on the map aforesaid.
    2. Permit the modification of the automobile parking space or loading space requirements where, in the particular instance, such modification will not be inconsistent with the purpose and intent of such requirements.
    3. Permit such modification of the height and area regulations as may be necessary to secure an appropriate improvement of a lot which is shaped such or so located with relation to surrounding development or physical characteristics, that it cannot otherwise be appropriately improved without such modification.
    4. Permit modification of obscuring wall requirements only when such modification will not adversely affect or be detrimental to surrounding or adjacent development.
    5. Permit, upon proper application, the following character of temporary use, not otherwise permitted by Section 332, not to exceed twelve (12) months with the granting of one (1) twelve- month extensions being permissible for uses which do not require the erection of any capital improvement of a structural nature.

      The Board of Zoning Appeals, in granting permits for the above temporary uses, shall do so under the following conditions:
      1. The granting of the temporary use shall in no way constitute a change in the basic uses permitted in the district nor on the property wherein the temporary use is permitted.
      2. The granting of the temporary use shall be granted in writing, stipulating all conditions as to time, nature of development permitted and arrangements for removing the use at the termination of said temporary permit.
      3. All setbacks, land coverage, off-street parking, lighting and other requirements to be considered in protecting the public health, safety, peace, morals, comfort, convenience and general welfare of the inhabitants of the City, shall be made at the discretion of the Board of Zoning Appeals.
      4. In classifying uses as not requiring capital improvement, the Board of Zoning Appeals shall determine that they are either demountable structures related to the permitted use of the land; recreation developments, such as, but not limited to: golf-driving ranges and outdoor archery courts; or structures which do not require foundations, heating systems or sanitary connections.
      5. The use shall be in harmony with the general character of the district.
      6. No temporary use permit shall be granted without first giving notice to owners of adjacent property and all owners of record listed in the latest assessment roll of the City located within three hundred (300) feet of the area of the request of the time and place of a Public Hearing to be held as further provided for in this Ordinance. Further, the Board of Zoning Appeals of Zoning Appeals shall seek the review and recommendation of the Planning Commission prior to the taking of any action.
  4. Votes required: The concurring votes of four (4) members of the Board of Zoning Appeals shall be necessary to reverse any order, requirement, decision, or determination of Applicant in matter upon which is authorized by this Ordinance to render a decision. Nothing contained herein shall be construed to give or grant to the Board of Zoning Appeals the power or authority to alter or change this Ordinance or the Zoning Map.

Site Plan Review

The detailed site plan presented for consideration shall contain all information required in this Ordinance. (Download the Site Plan Review Application here)

  1. Application form provided by the City and required fee established by resolution of the City Council.
  2. Site Plan Drawings and Illustrations (Fully Dimensioned):

    Site plans shall contain all of the required data prior to approval of such plans by the City. Site plans shall consist of an overall plan for the entire development. Sheet size shall be at least 24" x 36", with the plan view drawn to a scale of 1" = 20' for property less than three (3) acres or 1" = 100' for property of three (3) or more acres. Included on the site plan will be all of the following data as applicable.

Data Required for both Multiple-Family and Commercial, Industrial, Public, and Semi-Public Development

  1. Applicant's name, address, and telephone number.
  2. Date (month, day, year) including dates of any revisions.
  3. Title block.
  4. Engineers Scale.
  5. Northpoint.
  6. Location map drawn at a scale of 1" = 2,000',with northpoint indicated sufficient to indicate general surroundings and street network.
  7. Name of the proposed development.
  8. Common description of the property and complete legal description (also address, if available).
  9. Dimensions of site including width, length, frontage and acreage exclusive of rights-of-ways.
  10. Name, address, signature, and seal of Architect, Engineer, Surveyor, or Landscape Architect, who was responsible for the preparation of the site plan.
  11. Zoning classification of Applicant's parcel and all abutting parcels.
  12. A site analysis map illustration, current drainage flows (with arrows), boundaries of any wetland regulated by the MDNR, location and elevation of bodies of water, trees over eight inches (8") caliper, steep slopes, floodplain boundaries and elevation and existing structures
  13. Proximity to major thoroughfares and/or section corner.
  14. Location of any required fire lanes.
  15. Existing and proposed contours of the site in sufficient detail to determine drainage.
  16. Location and elevation of existing drainage courses, floodplains, and lakes and streams.
  17. Existing and proposed lot lines, property lines.
  18. Existing and future right-of-way lines and easements.
  19. All buildings, structures,signs, parking areas, sidewalks, etc. on the site and within 100 feet.
  20. Proposed locations and dimensions of access drives, street materials and curbing, drives and driveways (all radii measurements shown).
  21. Proposed street names.
  22. Location of existing and proposed sanitary sewers.
  23. Locations and sizes of the following:
    1. well sites in the proposed development.
    2. water mains, hydrants, and building services.
    3. storm sewers, site grading, drainage, retention basin, and/or other pertinent facilities including drainage and retention calculations and design details.
  24. Building footprints with length and width dimensions.
  25. Building elevations including types of materials and colors.
  26. Setback and yard dimensions for buildings.
  27. Location of interior and exterior sidewalks, pathways and bikepaths. Any development on City arterial and collector streets, shall require the construction of sidewalks within City right-of-way. (amended 2/14/96)
  28. Location, type, intensity height and fixture details of external lighting. Projects in the downtown may require ornamental street lighting.
  29. Locations and design details of any obscuring walls, berms, and fences.
  30. Table illustrating compliance with parking requirements of Article XXII for number of spaces, dimensions and pavement materials.
  31. Landscape plan in accordance with Article XXIII.
  32. Entrance details and signs (Note: signs are subject to separate review under the sign ordinance.)
  33. Location and type of all regulatory signs (stop sign, no parking signs, etc.)
  34. Location of waste receptacle(s), if any, and screening details in accordance with Section 314. Turning radii of the waste receptacle vehicle shall be illustrated.
  35. Location and method of screening of all transformer pads, reception antenna and air conditioners.
  36. An impact assessment or traffic analysis, if required (Sec. 2407).
  37. For condominiums in developments, an illustration of all general commons and limited commons.

Data Required for Multiple-Family Development Only

  1. A density schedule showing the number of dwelling units by type per gross acre and net acre (see Sec. 322).
  2. Floor plans of a typical building.
  3. Carport locations and details, if applicable, indicating carports will net the standards of Sec. 2200 (l).
  4. Details of community buildings and fencing of swimming pool, if applicable.
  5. Location and details of any mail box clusters.
  6. Specific amount, type, and location of recreation space and facilities. Data Required for Commericial, Industrial, Public, and Semi-Public Development
  7. Loading and unloading areas meeting dimensional requirements of Article XXII.
  8. All businesses, facilities, and uses, including private and public facilities, which use, store or generate hazardous substances and polluting materials in quantities greater than 25 gallons or 220 pounds per month shall require the completion of the "Groundwater Protection Information Check List for Site Plan Review" and Special Land Use Review.(amended 2/14/96)

 

  1. The applicant shall submit the required number of copies of an application for site plan approval, site plans, and other information where applicable. The number of copies required will be determined by the Building and Zoning Administrator. The applicant or the applicant's representative must be present at the scheduled reviews or the matter will be tabled.
  2. If the site plan is in order and contains the required information, the site plan shall be placed on the agenda of a regular or special Planning Commission meeting.
  3. The Planning Commission shall have final authority on site plans for permitted uses. The Planning Commission shall make a recommendation on the site plan for Special Land Uses, with the final action by the City Council.
  4. The Planning Commission shall take action no sooner than fourteen (14) days and within seventy (70) days of the meeting at which the application first appeared on the agenda. However, preliminary plans for mobile home parks within a Mobile Home Park District shall be submitted and reviewed in accordance with the timetable established in the Michigan Mobile Home Commission Act.
  5. The Planning Commission, as a condition of its approval of a site plan, may require reasonable modifications relating to: the location, height, number of stories, and size of dwellings, buildings, and other structures; the area of the yards, courts, and other open spaces; and the sanitary, safety, and protective measures which shall be required for such dwellings, buildings, and structures; and any other changes to meet the standards and intent of this Zoning Ordinance and other Ordinances, laws and regulations.
  6. For any approval with condition, the applicant shall submit a revised plan within sixty (60) days illustrating compliance with all conditions for approval by the Building and Zoning Administrator. No permits shall be issued until such revised plan is submitted and approved.
  7. The applicant shall be responsible for the cost of preparing all site plan submittal information and for the evaluation of the site plan and related documents by consultants selected by the City.

Special Land Use

The procedure for Special Land Use review shall be as follows:

  1. An applicant for a Special Land Use shall submit an application for review and pay the required fee. The application presented for consideration shall contain the following:
    1. 1. Name of proposed development.
    2. Common description of the property and complete legal description (also address, if available.)
    3. Dimensions of land: width, length, acreage, and frontage.
    4. Existing zoning classification and zoning of all adjacent properties.
    5. Proposed use of the land.
    6. Name, address, City and phone number of:
      1. Firm or individual who prepared the application.
      2. Legal owner of the property.
      3. Applicant (including basis of representation.)
    7. Signature of the legal owner and the Applicant.
    8. A site plan, prepared in accordance with the provisions of Article XXIV of this Ordinance.
  2. Planning Commission Public Hearing
    1. If the Building and Zoning Administrator finds all of the information required above is in order, the Planning Commission shall schedule a Public Hearing to review the request.
    2. The Planning Commission shall direct the City Clerk to publish a notice of the public hearing in a newspaper which circulates in the City and copies of the notice shall be sent by mail to property owners and occupants of structures within three hundred (300) feet of the property in question. The notice shall be given not less than five (5) days nor more than fifteen (15) days before the date of the public hearing, and shall:
      1. Describe the nature of the Special Land Use request.
      2. Indicate the property which is the subject of the Special Land Use request.
      3. State the date, time and place of public hearing.
      4. Indicate that written comments may be submitted prior to or at the public hearing.
  3. The Planning Commission shall conduct the required public hearing.
  4. The Planning Commission shall review the application in terms of the requirements of the Special Land Use General standards listed in Section 2102 below and any specific standards of Section 2110.
  5. The Planning Commission shall recommend that the City Council either approve, approve with conditions (as described below in Section 2104) or deny the Special Land Use and the accompanying site plan.
  6. The Special Land Use request and other pertinent information, together with the recommendation of the Planning Commission, shall be placed on the agenda of the next City Council meeting. The City Council shall either approve or reject the request within sixty (60) days, unless an extension has been agreed upon in writing by both the City Council and the Applicant.

Zoning Amendments

An amendment to this Ordinance or the Official Zoning Map, except those initiated by the City, shall be initiated by submission of a completed application form and fee. The following information shall accompany the application form:

  1. A legal description and street address of the subject property, together with a map identifying the subject property in relation to surrounding properties.
  2. The name and address of the owner of the subject site, and a statement of the applicant's interest in the subject site if not the owner in fee simple title.
  3. The existing and proposed zoning district designation of the subject property.
  4. The land use classification for the subject site as illustrated on the City's Master Plan.
  5. In the case of an amendment to this Ordinance, other than an amendment to the Official Zoning Map, a general description of the proposed amendment and rationale for the change shall accompany the application form.
  6. A written description of how the requested rezoning meets Sec. 2804 "Criteria for Amendment of the Official Zoning Map", or Sec. 2805 "Criteria for Amendments to the Zoning Ordinance Text".    
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