Frequently Asked Questions

There are many reasons that site plan is required. Among the most popular are a change of use or new use for which off-street parking is required, a business which borders (or is across the street from) residential, or new public facilities. The site plan approval process requires the City Planning Commission to review and approve the application/materials.

The Site Plan Application (PDF) includes requirements for items that need to be included on the plan.

The Planning Commission meets every 2nd Wednesday of each month (City Hall at 7 pm) to review and consider approval of site plans for new construction, renovations/additions, or change in use.

The following dates are deadlines for application submission for each upcoming Planning Commission meeting.

Applications can be mailed or dropped off at:

323 W Michigan Avenue
Marshall, MI 49068. 

Applications must be received by the deadline outlined above to be considered for the respective Planning Commission meeting.

For further details, please E-mail Marcia or call 269-781-5183

First Steps to Development within the City of Marshall

New Developments

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:

• Marguerite Davenport, Director of Public Services
  Phone: 269-781-5183
  Fax: 269-789-4628
  Email Marguerite Davenport
• Jim Durian, CEO, Marshall Area Economic Development Alliance (MAEDA)
  Phone: 269-781-5163
  Email Jim Durian
• Marcia Strange, Director of Community Development
  Phone: 269-558-0354
  Fax: 269-781-2878
  Email Marcia Strange

Zoning

The first step in considering a new development should be the district in which you wish to locate. You can view our zoning map (PDF) to determine the property's zoning district. Then, by viewing that district's description in the City's Zoning Ordinance (PDF), you can determine if your use would be a permitted or special land use.

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 (PDF), fees, and materials to the Planning and 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. Download the Site Plan Application (PDF). 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, email Marcia Strange and 14 size 11 by 17 plans and 2 full size plans are submitted within the appropriate Planning Commission meeting deadline (PDF).

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.

Rezoning

If the property requires rezoning, this constitutes a formal amendment to zoning map. You will need to submit a formal application for rezoning (PDF) and support materials to the Planning and 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.

Variance

Should the proposed development involve the need for variances (i.e. structure can't meet setbacks, height exceeds ordinance requirements, etc.), this is accomplished through the ZBA. A variance request form (PDF) is submitted with the appropriate materials within the submission deadline date found on the form. 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 (PDF) to see if your use is permitted or a special land use. 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 and Zoning will be able to tell you whether or not a site plan review is necessary. The site plan process is listed above. If the use falls under Special Land Use, this process is also listed above.

All proceedings at Planning Commission, ZBA, and the City Council require a representative of the project to be present.

See timeline of processes (PDF)

Watch New Zoning Ordinance Video

Zoning Ordinance (PDF)

The Joint Planning Commission consists of an equal number of City and Township members. Their duties are to make decisions on all land use for properties subject to a 425 Agreement between the City and Township. The JPC mirrors the Planning Commission in the way it hands down recommendations for rezonings and special land uses and approves site plans. The cooperation with Marshall Township and the City gives this area a uniqueness not found in many other communities.

The Joint Planning Commission (City of Marshall and Township of Marshall) will meet at 7 pm at 

Marshall City Hall
323 W Michigan Avenue
Marshall, MI 49068

In the year 2023 on the 2^nd Tuesday of the month on an as needed basis.

If the Joint Planning Commission has no business, the meetings will be cancelled. If business is required of the Joint Planning Commission between their regularly scheduled meetings, a special meeting will be scheduled.

The Planning Commission reviews and advises the City Council on matters like site plans for new developments, our city ordinances, and zoning issues. Information concerning the Commission's membership, meeting times, agendas, minutes, as well as any special announcements can be found below. Please call the Planning and Zoning Department at: 269-558-0354.

General Information

• Planning Commission Rules of Procedures (PDF)
• 2020 Planning Commission Submission Deadlines (PDF)
• Site Plan Review Guide (PDF)
• Read helpful hints for going to Planning Commission (PDF)

Background:

City Council approved Marshall's River District Overlay on December 21, 2009.

The River District encompasses a certain area of South Kalamazoo. This area is close to the river and within walking distance of downtown Marshall. During the formulation of the new Master Plan, the Planning Commission had a desire to "wake up" this area and help it realize it's full potential.

It all started with the new Master Plan (approved 2008).

The River District incorporates most of the businesses along South Kalamazoo that would benefit from special zoning.

The Master Plan, completed by the Planning Commission in 2008, calls for the current commercial/industrial area on South Kalamazoo to become a "River District". This would be a mixed-use area that would contain a concentration of entertainment, restaurant, retail, and office uses combined with residential and loft dwellings. Businesses in this district would be able to hold outdoor events and festivals working within certain guidelines. It is the goal of the River District to promote a wide variety of uses which promote community recreation, cultural events, and artistic enjoyment.

The intent of this project is to create flexibility in zoning in this area and to encourage destination marketing without taking any current rights or permitted uses away.

Read the entire River District Overlay Ordinance (PDF)

More Information / Questions

Please call the Planning and Zoning Department at 269-558-0354 or E-mail Marcia if further information is needed.

Moving a home from one location to another involves many aspects such as working with local cable and phone companies, working with City utilities, trimming of trees, traffic maintenance, etc. The City of Marshall has had a few homes relocated successfully. The best advice is to start planning early.

The City does require a house application and all supporting materials be filed and taken to City Council for approval. Moving Building Application (PDF)

A PUD is short for Planned Unit Development. A PUD is handled through a rezoning process wherein a conceptual plan is recommended through the Planning Commission and approved through City Council. The intent behind a PUD is to permit flexibility in regulations for development that includes a mix of land uses or is proposed for a site containing unique natural or historic features that the developer and city desire to preserve.

The timeline for a PUD involves two Planning Commission meetings and two City Council meetings. One public hearing is held by each body.

Download PUD Application (PDF)

A rezoning is otherwise referred to as a "zoning amendment". The request for a rezoning can be initiated by City Council, the Planning Commission or by petition of the property owner.

Download the Zoning Amendment (rezoning) Application (PDF)

This process typically involves two meetings at Planning Commission and also two meetings at City Council. Both bodies hold public hearings on the matter. The time frame is approximately 3 months.

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Rental Rehabilitation is a program coordinated between local municipalities and the Michigan State Housing Development Authority (MSHDA). It can be used to supplement private funds to develop downtown vacant upper floors into housing units or for the redevelopment of existing units. If you are an interested building owner, contact Marcia Strange at 269-558-0354 or E-mail Marcia. After initial consultations, additional information is required prior to the formal grant application using this Pre-Application (PDF).

Related Documents:

• Program Statement (PDF)
• Program Guidelines (PDF)

Projects:

• Schuler's Royale Apartments and Hotel- 115 South Eagle Street
• Cahill Rental Rehabilitation- 125/127 West Michigan Avenue

Previous Projects:

• Cronin Building - 101 W Michigan Avenue
• John Costa, former Chemical Bank- 131 W Michigan Avenue
• Mark Gibbs, across from Cronin-102 E Michigan Avenue
• DeGraw and Mayhill, next door-209 E Michigan Avenue
• Stuart Building Apartments - 121 1/2 W Michigan Avenue (PDF)

The ZBA hears variance requests when a request has been denied by the Planning and Zoning Administrator or Building Official. This board of 5 regular members, plus 2 alternate members, is made up of local volunteers with various backgrounds. Please call the Planning and Zoning Department at: 269-558-0354 or E-mail Marcia if further information is needed.

Resources

• Informational Article about the Zoning Board of Appeals and the State and Federal Regulations (PDF) that bind them Zoning Board of Appeals Rules of Procedures (PDF)
• A variance is a request for exceptions from the Zoning Ordinance. Variance Application (PDF).
• The ZBA meets on the third Thursday of every month at 7 pm in Council Chambers. Due to statutory noticing requirements, deadlines for submissions are strictly adhered to ZBA submission deadlines for 2020 (PDF)

Zoning permits are required to ensure compliance with the City of Marshall Zoning Ordinance. This includes placement of fences, signs, sheds, etc. Zoning permit applications are available using the following links. If you are not sure if a permit is required for your project, please call the office for clarification at 269-781-3985.

Zoning Permit Applications

• Dumpster (PDF)
• Shed (PDF)
• Fence (PDF)
• Sign (PDF)
• Right-of-Way (PDF)
• Variance Application (PDF)
• Zoning Amendment Application (for rezoning) (PDF)

If you have been sent a letter from the Code Enforcement Officer giving you a stated amount of time to clean up a noxious weeds issue, according to ordinance, you may file an appeal with the Zoning Board of Appeals (PDF).

The need for a Special Land Use permit is determined by the use of the property and the district of the property. First, find the district that you are in by finding your property on the zoning map, then look up the section in the ordinance that governs your district and find that a like use. That use will either be "permitted" or "subject to special conditions". If the use falls under the latter, "subject to special conditions", then most likely a Special Land Use permit is needed.

Download the Special Land Use Application (PDF).

The Special Land Use process involves a meeting/public hearing at the Planning Commission and one trip to City Council for final approval. The process usually takes 2 to 3 months if the matter is not tabled.

The short answer is "Yes" if it's temporary, for construction, and you can meet the requirements as stated in Chapter 156.222 which say:

1. Temporary construction structures and uses. The following standards shall apply to all structures used for construction purposes on a development site:
   1. A zoning permit for such structure shall be required, prior to installation.
   2. No temporary structure shall be used as a dwelling unit.
   3. The placement of temporary structures shall be in conformance with the requirements of this chapter.
   4. Temporary structures may only be used for the storage of construction materials, tools, supplies and equipment, for construction management and supervision offices, and for temporary on-site sanitation, solid waste or fuel facilities related to construction activity on the same lot.
   5. Temporary structures shall be removed from the lot within 15 days after an occupancy permit is issued by the city for the permanent structure on such lot, or within 15 days after the expiration of a building permit issued for construction on such lot.

A Zoning Permit must be submitted and approved with the City of Marshall Zoning Administrator as well. Download a Dumpster Permit (PDF). 

There are incentives for development that are listed on the Choose Marshall website. 

They include:  Industrial Property Tax Abatement (PA 198), Obsolete Property Rehabilitation Act (OPRA), Incentives for Electric Customers, and multiple State Incentives including Brownfield Redevelopment Authority (PA 381).