The Lapeer City Planning Commission on Oct. 9 voted unanimously to recommend that the City Commission adopt a set of zoning ordinance text amendments drafted to update design standards, landscaping, parking, signage and the allowance for first-floor apartments in downtown.

Staff (Ben) summarized the amendments to articles 13, 15, 16 and 17 and said the most consequential change for downtown is to permit apartments to occupy up to 50% of the total gross area on the first floor in CBD-1 (previously capped at 25%). Staff explained that other standards would remain in place to reduce visibility of first-floor units from the street (for example, entrances and windows located toward the rear of buildings).

The proposed package also reorganizes many architectural requirements into tables (facade features, building materials and colors), changes the overhead-door standard so overhead doors are prohibited from facing residential districts (but may face public streets), and adds clarifying footnotes for window recesses and equipment screening.

Landscaping changes include a new allowance for applicants to request a landscaping waiver from the Planning Commission of up to 50% from no more than two landscaping requirements (with denial possible if the waiver would harm adjacent properties or fail to meet intent). The draft also moves to a 1-to-1 replacement rule for removed trees (applicants must show caliper sizes and replace with similar species absent prohibited types).

Parking rule changes add a new parking requirement waiver (applicants may request up to 50% reduction in minimum off-street parking upon showing site constraints or a parking-demand analysis) and keep a parking deferment option; the amendments clarify when full compliance with current standards is required during resurfacing or major maintenance.

Signage updates widen allowances for several sign types: wall-sign area will be calculated as the greater of 10% of front face or 1.5 sq. ft. per lineal foot of frontage; awning/canopy letter height increases to 24 inches (from 15); monument signs increase from 56 sq. ft. per side to 80 sq. ft. per side (160 sq. ft. total) and height from 8 to 10 feet; projecting signs increase from 8 sq. ft. per side to 20 sq. ft. per side with a minimum 10-foot clearance to the bottom of the sign; window signage would not be subject to a percentage cap so long as entry doors remain clear for safety.

Ben noted the text also clarifies waste receptacle maintenance, allows shared dumpsters with signed agreements, and requires roof-mounted equipment visible from right-of-way to be screened. Staff recommended the Planning Commission forward the amendments to the City Commission for consideration; the Planning Commission approved the recommendation by voice vote.

The City Commission will consider the proposed ordinance changes; if adopted, they will alter development review requirements for future projects and may affect applicants currently planning downtown projects (including the rezoning request for 4 East Nepesing Street discussed earlier).