- What is the difference between a subdivision and site condominium?
- What is a rezoning?
- How do I determine what my property is zoned?
- What is a Planned Unit Development?
- What is the difference between preliminary site plan approval and final site plan approval?
- What is a special use request?
- What is a Master Plan?
- What is a public hearing? Why did I receive a public hearing notice?
- What is the Planning Commission?
- How often does the Planning Commission meet?
- What is an escrow fee?
- What is the Zoning Board of Appeals?
- How often does the Zoning Board of Appeals meet?
- What is G.I.S.?
- What is a form-based code?
- What is a neighborhood node?
- What is access management?
- What is a sustainable development project?
- What are general provisions?
- What is a non-conforming use?
- What is the Sustainable Development Checklist?
What is the difference between a subdivision and site condominium?
Subdivision and site condominiums are both types of single family residential developments. The major difference between the two is the form of ownership. A site condominium contains separate units and shared limited common and general common areas. In a subdivision the lots are owned separately and the common areas are deeded to the City or a homeowners association. Site condominiums are sometimes preferred by developers because they typically involve quicker review and approval process than subdivision. For a more detailed explanation, Click Here
What is a rezoning?
A rezoning is an amendment to the current zoning map. It is also referred to as a zoning map amendment.
How do I determine what my property is zoned?
To determine what district you property is zoned you can use the Zoning Ordinance Map available on the Planning page of the City of Troy website Zoning Ordinance Map
Another option is the use of the GIS Interactive Map, also available on the City of Troy Planning Website at www.troymi.gov. To do so select "Zoning" under the interactive map section and then locate the property in question.
What is a Planned Unit Development?
A planned unit development (also known as a P.U.D.) is a development consisting of a combination of land uses in which the use and design is based upon a comprehensive physical plan meeting the requirements of this Ordinance. A P.U.D. is reviewed and approved through a negotiated public process involving the applicant and the city.
What is the difference between preliminary site plan approval and final site plan approval?
Preliminary site plan approval involves a review of the preliminary site plan application including basic design and layout. Preliminary site plan approval can be conducted administratively or by Planning Commission. Final site plan approval involves the review of engineered drawings that are approved administratively.
What is a special use request?
A special use request is a use that is permitted subject to Special Use Approval. Special uses are uses that may be appropriate in a particular zoning district, but have potential secondary effects (such as traffic or noise) that require additional consideration. For this reason, special uses must meet additional standards and require a Planning Commission public hearing prior to approval.
What is a Master Plan?
A master plan is a general statement of the City's goals and policies and provides a single, comprehensive view of the community's wishes for the future. Municipalities in Michigan are required by law to have a valid master plan. The City of Troy Master Plan can be viewed here.
What is a public hearing? Why did I receive a public hearing notice?
A public hearing is held to uphold the requirement of due process as required by the zoning ordinance, so as to give invested parties the opportunity to participate in a public forum regarding a proposed project or Zoning Ordinance amendment. A public hearing notice is sent to make the receiver aware of the time and date of the public hearing, if they wish to attend. Projects requiring a public hearing include Special Use applications, Planned Unit Development applications, and rezonings. You received public hearing notice because you live within 300 feet of a proposed project or change.
What is the Planning Commission?
The City of Troy Planning Commission is comprised of nine Troy residents, who are appointed by the Mayor and approved by City Council. The fundamental responsibilities of the Planning Commission are the review of development proposals, creation and maintenance of the Master Plan, and maintenance of the Zoning Ordinance. Planning Commission minutes and agendas are available here.
How often does the Planning Commission meet?
The Planning Commission meets on the second and fourth Tuesday of every month at 7pm, with the exclusion of holidays.
What is an escrow fee?
An escrow fee is a refundable fee that is required for a development application in addition to the non-refundable application fee. The escrow fee is applied to any outside consultant utilized by the City to review a development application. Any leftover escrow fees are refunded back to the developer upon completion of the project.
What is the Zoning Board of Appeals?
The City of Troy Zoning Board of Appeals (also referred to as Z.B.A.) consists of seven Troy residents, who are appointed by the Mayor and approved by City Council. The Z.B.A. is a quasi-judicial body with the authority to hear and determine appeals of administrative decisions, hear and determine use and non-use variance application, and make interpretations of Zoning Ordinance provisions. Z.B.A. minutes and agendas are available here.
How often does the Zoning Board of Appeals meet?
The Zoning Board of Appeals meets the third Tuesday of each month at 7:30 PM, with the exclusion of holidays.
What is G.I.S.?
Geographic Information Systems (G.I.S.) is an interactive mapping program that allows the user to add informational layers and data to a map in order to analyze the property and its relationship with the surrounding areas. Troy's G.I.S. system is available here.
What is a form-based code?
A form-based code is a means of regulating development with enhanced control over physical form to achieve a predictable, planned outcome. The emphasis is placed on the development or building form in order to achieve a specific design outcome. This approach differs from typical zoning codes, which focus on regulating the use rather than the form.
What is a neighborhood node?
Neighborhood Nodes are the concentrated, commercial and mixed-use centers situated at major intersections of Troy thoroughfares that serve as the center of the City’s Economic Neighborhoods. The Neighborhood Node concept is further explained in the Master Plan.
What is access management?
Access management is the proactive management of vehicular access points to land parcels adjacent to roadways, in the interest of public safety. Access management techniques include driveway spacing, median treatments, and roundabouts.
What is a sustainable development project?
A sustainable development project meets certain requirements that support sustainable design. By meeting the requirements of a sustainable development project, the developer is granted other concessions as an incentive to promote sustainability (see Section 12.01 of the City of Troy Zoning Ordinance).
What are general provisions?
General provisions are those elements of the ordinance that are applicable in all zoning districts (see Article 7 of the City of Troy Zoning Ordinance).
What is a non-conforming use?
A non-conforming use is a use which lawfully occupied a building or land at the effective date of the zoning ordinance (or amendments to the zoning ordinance) that does not conform to the use regulations of the zoning district in which it is located (see Article 14 of the City of Troy Zoning Ordinance).
What is the Sustainable Development Checklist?
The Zoning Ordinance contains Sustainable Development provisions that promote environmentally sustainable and energy efficient design and development practices (see Section 12.01). There are provisions identified throughout the Zoning Ordinance where the use of sustainable design measures may be used to modify a specific requirement. The Sustainable Development Checklist sets out the process and standards for qualifying as a Sustainable Design Project (SDP).
