First Steps to Development within the City of Marshall
First, thank you for considering our community for your development. We have a trained staff of professionals to help you work through City processes. Your connections include:
· Kristen Bauer, City Engineer and Director of Utilities and Infrastructure
Phone: 269.781.3985 Fax: 269.789.4628 Email: KBauer@cityofmarshall.com
· Jim Robey, Economic Development Manager/SouthWest Michigan First
Phone: 269.781.5183 Fax: 269.781.3835 Email: JRobey@southwestmichiganfirst.com
· Natalie Dean, Planning & Zoning and Director of Community Services
Phone: 269.781.3985 Fax: 269.789.4628 Email: NDean@cityofmarshall.com
· Cheryl Vosburg, Environmental Coordinator
Phone: 269.781.3985 Fax: 269.789.4628 Email: CVosburg@cityofmarshall.com
The first step in considering a new development should be the district in which you wish to locate. You can view our zoning map to determine the property’s zoning district. Then, by viewing that district’s description in the City’s Zoning Ordinance, you can determine if your use would be a permitted or special land use. If you need help using the online ordinance, here is a short tutorial.
SPECIAL LAND USE
If it is determined that your use would fall under special land use requirements, then you will need to submit the Special Land Use form, fees, and materials to the Planning & Zoning Department. The process for approval will involve 2 meetings at Planning Commission; one for receiving of the application and one for public hearing and recommendation to City Council. City Council will then decide upon final approval of the special land use permit.
SITE PLAN REVIEW
All new developments require site plan review before the Planning Commission. A site plan review will require submittal of the Site Plan Application. Two large size plans should be submitted for staff review along with the application. The various department heads within the city will review the plans. A representative of the project may be called in for this review or a letter may be sent to the applicant with any suggested staff revisions. When the plan is ready for Planning Commission review, and electronic copy is sent to: NDean@cityofmarshall.com and 14 size 11x17 plans and 2 full size plans are submitted within the appropriate Planning Commission meeting deadline.
At least 2 meetings at the Planning Commission are required; One meeting to “receive” the plan and at least one meeting to vote on approval of the plan. Depending upon the complexity of the plan, the Planning Commission may wish to work with the developer to achieve certain community goals such as the best flow for traffic, the most advantageous parking, and especially those items which pertain to the health, safety, and welfare of the community.
Special land use or rezoning processes can be achieved simultaneously with site plan review.
If the property requires rezoning, this constitutes a formal amendment to zoning map. You will need to submit a formal application for rezoning and support materials to the Planning & Zoning Department. The process for a formal rezoning will involve 2 meetings at Planning Commission; one for receiving of the application and one for public hearing and recommendation to City Council. City Council will then also receive the documents at one meeting and hold a public hearing at the second meeting.
Rezoning a property should happen prior to site plan review, special land use, or variance hearings.
Should the proposed development involve the need for variances (ie. structure can’t meet setbacks, height exceeds ordinance requirements, etc.) , this is accomplished through the ZBA. A variance request form is submitted with the appropriate materials within the submission deadline date. The ZBA notices the case to properties within 300 feet of the subject property and a public hearing is held. The majority of the time, the ZBA will decide on the case the same night.
NEW DEVELOPMENTS IN EXISTING BUILDINGS
If you are locating a business within an existing building in Marshall, the first step will be checking the zoning on the property . You can check the zoning by calling: 269.781.3985. Once you know the zoning, then refer to the zoning ordinance to see if your use is permitted or a special land use. If you need help using the online ordinance, please read this short tutorial. If it is a permitted use, you will need to find out if you need a site plan review before the Planning Commission. The office of Planning & Zoning will be able to tell you whether or not a site plan review is necessary. Please email Natalie Dean. The site plan process is listed above. If the use falls under Special Land Use, this process is also listed above.