Zoning Classifications

Select one of the following zoning classifications to see its definition:

 

R1 R2 R3 R4
R5 R6 B1 B2
B3 B4 B5 B6
M1 M2 M3 M4
M5 P1 PD PC
PCA PR SD1 SD2
SD3 SD4 SD5 TM
W1

 

Article VIII, Division 2 - R1 Single-Family Residential District

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 by right are limited to single-family detached dwellings which provide homes for the residents of the area. Related, additional residential uses such as religious institutions, neighborhood
centers, and utility uses necessary to serve the immediate area may be conditional.

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Article VIII, Division 3 - R2 Two-Family Residential District.

The 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 principal uses permitted by right are single- and two-family dwellings. Additional uses are conditional.

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Article VIII, Division 4 - R3 Low Density Residential District.

This district is designed as a low-density multi-family district. The regulations are designed to promote and encourage town and terrace house development, courts, and garden apartments. It is intended that this district be used primarily on local thoroughfares thereby encouraging a suitable environment for family life. Among others, uses permitted by right include single and two-family dwellings, town houses, multi-family dwellings, and community facilities necessary to serve a residential district.

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Article VIII, Division 5 - 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.

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Article VIII, Division 6 - 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 multiple-family dwellings. The primary 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.

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Article VIII, Division 7 - R6 High Density Residential District.

The district is designed as a high-density multiple-dwellings 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 by-right but may be allowed as Conditional Use.

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Article IX, Division 2 - B1 Restricted Business District.

The B1 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 setbacks are required of all permitted residential and commercial uses. To protect housing adjacent or across an alley, a lot line wall is required of nonresidential uses where adjacent to, or across an alley from, residential property.

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Article IX, Division 3 - 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.

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Article IX, Division 4 - 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 competition in the commercial real estate market and commercial activities as is consonant with other community values.

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Article IX, Division 5 - 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  permitted by-right uses, are conditional.

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Article IX, Division 6 - B5 Major Business District.

This district is designed to provide adequate regulations within the Central Business District, the New Center area, and may be successfully utilized in other regionally oriented shopping and office areas.

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Article IX, Division 7 - B6 General Services District.

This district provides for wholesaling, transport, food services, and similar activities essential to the commerce and health of the City. Office, retail, service, and other uses normally desiring to locate in this type of district are also permitted.

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Article X, Division 2 - M1 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.

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Article X, Division 3 - 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 construction is excluded from this district with the exception of loft conversions of existing buildings and of residential uses combined in structures with permitted commercial uses. These requirements are both to protect residences from an undesirable environment and to ensure reservation of adequate areas for industrial development.

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Article X, Division 4 - M3 General Industrial Business District.

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 residential construction is permitted in this district with the exception of loft conversions of existing buildings and of residential uses combined in structures with permitted commercial uses. These requirements are to protect residences from an undesirable environment and to ensure reservation of adequate areas for industrial development.

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Article X, Division 5 - M4 Intensive Industrial District.

This district will permit uses which are usually objectionable and, therefore, the district is rarely, if ever, located adjacent to residential districts. A broad range of uses is permitted in this district. New residences are prohibited with the exception of loft conversions of existing buildings and of residential uses combined in structures with permitted commercial uses. These requirements are to protect residences from an undesirable environment and to ensure reservation of adequate areas for industrial development.

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Article X, Division 6 - M5 Special Industrial District.

This district is composed primarily of property located deep within other industrial districts and indicates areas of the City which are best suited for development with intensive uses and 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 "Conditional" category in order to guarantee a review of their operating characteristics to ensure 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. In addition, hazardous waste facilities are, as required by the Michigan Natural Resources and Environmental Protection Act (NREPA) being MCL 324.101 et seq., subject to approval by the Michigan Department of Environmental Quality and the Hazardous Waste Site Review Board. As such the Hazardous Waste Facility Review Committee shall review applications for such facilities and forward respective reports with recommendations to the Michigan Department of Environmental Quality and Hazardous Waste Site Review Board.

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Article XI, Division 2 - 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, by having a major land use that corresponds to the most general category of land use, which are Residential, Public/Civic/Institutional, Retail/Service/Commercial, Manufacturing and Industrial, and Other, proposed in the Master Plan for the area involved. 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 overall development while ensuring adequate safeguards and standards for public health, safety, convenience, and general welfare and, where applicable, encouraging historic preservation. Developers in both private and urban renewal areas are advised to confer with the Planning and Development Department or the City Planning Commission before investing large amounts of time and energy in preparing plans and proposals. The review and approval procedures for developments on land zoned PD are specified in ARTICLE III, DIVISION 4 of this Ordinance.

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Article XI, Division 3 - P1 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 themselves to extend into residential areas. The district will assist in reducing traffic congestion caused by nonresidential uses and at the same time will protect abutting residential areas from the deleterious effects of adjacent vehicular parking areas.

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Article XI, Division 4 - 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 that the Planning and Development Department and the City Planning Commission review and make recommendation to City Council, as provided for in ARTICLE III, DIVISION 6 of this ordinance so as to ensure a completely harmonious, pleasing, and functional public center.

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Article XI, Division 5 - PCA Restricted Business District.

This district includes property in close proximity to the Public Center District, and the controls specified in this division are designed to prevent any uses or structures within the district from having a deleterious effect upon the public center. Uses in this district shall include, to the maximum extent possible, ground-floor commercial space or other space oriented to pedestrian traffic, to enhance the public streetscape and street-level activity.

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Article XI, Division 6 - TM Transitional-Industrial District.

This district is a special transitional district covering 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 uses. The district regulations provide for a guided change to the terminal land use, while at the same time protecting, as much as possible, the existing residential development. No new residential development will be permitted in this district; however, the 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 should be effectuated.

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Article XI, Division 7 - PR Parks and Recreation.

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.

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Article XI, Division 8 - W1 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 benefited most by such a location.

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Article XI, Division 9 - SD1 Special Development District Residential - Commercial.

The SD1 District is designed for areas of the City where 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 both residential and commercial higher intensity uses. The SD1 District is designed to encourage one (1) portion of this development, and will permit high intensity residential development with a carefully controlled mix of low-rise office, commercial, and service facilities.

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Article XI, Division 10 - SD2 Special Development District Commercial /Residential.

The SD2 District is designed for areas of the City where 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 both residential and commercial higher intensity uses. The SD2 District is designed to encourage one (1) portion of this development, and 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 and with an emphasis on entertainment venues.

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Article XI, Division 11 - SD3 Special Development District, Technology and Research.

The SD3 District is designed for areas of the City where research facility development in a campus-like setting is practicable. In addition, the district is designed for areas of the City where the future general land use map of the Master Plan indicates usage other than “Residential.” 

Advances in industry and technology have created uses, which are related to industry and office or commercial uses, but may not be appropriate or function adequately in a typical industrial or business zoning district. The SD3 District provides an environment where “high technology” uses such as engineering, design, research and development, photonics/optics, computer assisted design, robotics research, numerical control equipment (CAD/CAM), prototype development and limited manufacturing, biotechnology lasers, medical research, food and materials testing, telecommunications, and related storage, warehousing and limited assembly operations associated with principal permitted uses can be located. The SD3 District will be located in a campus-type environment and so situated that uses will be developed without being negatively impacted by elements and conditions which are commonly found in a traditional industrial district and without negatively impacting uses found in a business district.

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Article XI, Division 12 - SD4 Special Development District, Riverfront Mixed Use.

The SD4 District is intended for areas indicated in the Detroit Master Plan as appropriate for high intensity residential and commercial mixed-use development due to regional significance and unique locational attributes and amenities, such as the Riverfront. While recognizing that, although it may be desirable to retain in such areas a mix of existing uses, such as offices, lofts, and certain industrial establishments, due to the local ambience it provide, increased industrialization of such areas by very intense and abrasive land uses is considered inappropriate.

SD4 regulations are intended to promote the public health, safety and general welfare, to encourage the use of the land in accordance with its character and adaptability, to avoid the overcrowding of population, to control congestion of the public roads and streets, to reduce hazards to life and property, to facilitate land use and development, and to encourage innovative, high intensity developments while simultaneously protecting those attributes and amenities which make such areas unique. These objectives shall be accomplished by a system of flexible regulations, performance requirements, and review procedure

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Article XI, Division 13 - SD5 Special Development District, Casinos.

The SD5 Special Development District is designed to facilitate the location of licensed casinos and casino complexes within the boundaries established by the City of Detroit for casino gaming activities. The SD5 District focuses on urban entertainment and recreational activities that will enhance the area as a desirable location for tourists, conventions, and urban life. The provisions of the district encourage pedestrian and transit-oriented linkages between casinos and casino complexes and other activity areas within the City. Because of the special characteristics of casinos and casino complexes, the requirements applicable to development in this district include submittal requirements and criteria that are specified in this division. These regulations are designed to ensure that casinos and casino complexes contribute positively to the built environment, that the operation of casinos and casino complexes will help to enhance, expand, and stabilize employment and the local economy while simultaneously ensuring effective public services and a high quality of life for nearby businesses, institutions and residents.

After review and recommendation by the Planning and Development Department and the City Planning Commission, the City Council shall review and approve site plans and design features for all casinos and casino complexes.

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