Foreword xv Research Cutoff Dates xvii About the Chapter Authors xix 1 Overview of Zoning and Planning Gerald A. Fisher I. Sources of Zoning Law 2 A. Background 2 B. Specialized Exercise of the Police Power 4 C. Enabling Legislation 5 D. The Comprehensive or �Master� Land Use Plan 6 E. Joint Municipal Planning 9 F. Related Matters to Consider 9 II. The Zoning Ordinance 10 A. Adoption Process for a Zoning Ordinance 10 B. What Constitutes a Zoning Ordinance 11 C. Nonconforming Uses 12 D. The Zoning Board of Appeals 13 E. Other Limitations and Requirements within the Zoning Ordinance 14 F. Preemption and Immunity 14 G. Uniformity Within Zoning Use Districts 15 H. Zoning Ordinance Amendment 15 III. The Functions of Zoning 17 A. Categories of Zoning Functions 17 B. Legislative Function 17 C. Administrative Function 19 IV. State Regulation of Zoning Administration 27 A. In General 27 B. The Natural Resources and Environmental Protection Act 28 C. State Construction Code 28 D. Special Housing and Care Facilities 28 E. The School Code 28 F. Preemption and Immunity 29 V. Other Related Laws and Regulations 29 A. Land Division Act 29 B. Michigan Condominium Act 29 C. Wetland and Other Environmental Regulation 30 D. Historic District Regulation 30 E. Right to Farm Act 31 F. Open Meetings Act 32 VI. Federal Limits on Zoning Powers 33 A. Federal Fair Housing Act 33 B. Religious Land Use and Institutionalized Persons Act 33 C. Telecommunications Act of 1996 34 VII. Particular Land Uses 35 A. Exclusionary Zoning 35 B. Mobile Home Parks 36 C. Landfills 36 D. Correctional Facilities 37 E. Mineral Mining 38 F. Billboards and Signs 38 G. State Licensed Residences and Child Care 39 H. Inland Lake Regulation 40 VIII. Private Land Use Regulation 40 A. Building and Use Restrictions and Covenants 40 B. Condominium Documents 40 C. Conservation and Historic Preservation Easements as Authorized by Statute 41 2 Preparing and Presenting a Land Use Case to a Municipality Joseph F. Galvin Alan M. Greene Stephen R. Estey I. Introduction 44 II. The Initial Interview 45 III. Preapplication Investigation 46 A. The Physical Site 46 B. The Legal Site 47 C. The Community 48 D. Opponents 49 IV. The Application 50 A. Preparing the Application 50 B. Processes and Procedures 51 C. Additional Questions 52 V. The Public Hearing 53 A. Introduction 53 B. Presenting the Case 54 C. Demeanor and Approach 54 D. Unruly Crowds 55 E. Court Reporters 55 F. The Vote 55 VI. Conclusion 56 Forms 57 3 Customary Land Use Approvals: Rezonings, Special Land Use Approval, and Site Plan Approval Gregory K. Need I. Overview 86 II. Rezonings and Text Amendments 86 A. Introduction 86 B. Procedure 87 C. Criteria for Rezoning 92 D. Conditions to Rezoning 101 E. Special Airport Provisions 101 III. Site Plan Approval 101 A. Procedure 101 B. Standards and Criteria for Site Plan Decisions 102 C. Conditions 103 D. Amendments to Approved Site Plans 103 IV. Special Land Uses 104 A. Procedure 104 B. Standards and Criteria for Special Land Use Approvals 105 C. Conditions 106 D. Special Rules for State Licensed Residential Facilities 106 E. Appeals 107 Forms 108 4 Flexible Land Use Approvals Gerald A. Fisher I. Planned Unit Development 111 A. In General 111 B. Source of Authority 114 C. Review and Approval Process 116 D. Implementation Issues 117 II. Other Methods to Achieve Flexible Land Use Approval 119 A. Special Programs to Achieve Land Management Objectives 119 B. Conditional Rezoning 120 C. Contract Zoning 122 III. Trends�New Urbanism and Smart Growth 125 Forms 128 5 Dividing the Land Alan M. Greene Stephen R. Estey I. Introduction 146 II. Governing Legislation 147 A. Michigan Land Division Act 147 B. The Michigan Condominium Act 168 III. Conclusion 173 Forms 174 Exhibits 186 6 Environmental and Other Regulatory Approvals Gerald A. Fisher I. Wetland Preservation Regulation 212 A. State Wetland Regulation 212 B. Local Wetland Regulation 213 C. Federal Wetland Regulation 216 D. Wetland Permitting 216 E. Wetland Litigation 217 II. Woodlands Regulation 217 A. Source of Authority 217 B. Woodland Ordinance Regulation 219 III. Watercourse Regulation 220 A. Historical Background of Watercourse Regulation 220 B. Regulation of Activities Below the Ordinary High Water Mark 221 C. Regulation of Activities on and Adjacent to the Surface of Watercourses 222 IV. Storm Water Regulation 226 A. In General 226 B. Federal Storm Water Regulation 227 C. State and Local Storm Water Regulation 228 V. Natural Feature Setbacks 228 VI. Historic Preservation 230 A. Local Historic Districts Act 230 B. Historic Preservation Easements 232 VII. Conservation Easements 233 7 Zoning Board of Appeals Gregory K. Need I. Introduction and History 235 II. Statutory Provisions Regarding ZBAs 236 III. Variances 236 A. In General 236 B. Nonuse Variances 238 C. Use Variances 239 D. Applicant�s Financial and Personal Considerations 241 E. Conditions 242 IV. Other Powers of the ZBA 243 V. ZBA Process 244 A. In General 244 B. Application and Supporting Information 244 C. Hearing 246 D. Required Vote 247 E. Rehearings 247 Forms 249 8 Constitutional Limitations on Land Use Regulation Carol A. Rosati Joseph F. Galvin I. Introduction 251 II. General Considerations 252 III. Regulatory Takings 253 A. Emergence of Damages Remedy in Land Use Cases 253 B. Eminent Domain Compared 254 C. Evolution of Regulatory Takings Theory 254 D. Money Damages 257 E. Jury Question 257 F. Moratoria 257 G. Michigan Caselaw on Regulatory Takings 258 IV. Due Process 260 A. Substantive Due Process 260 B. Procedural Due Process 261 V. Equal Protection 262 VI. First Amendment 263 VII. 42 USC 1983 264 9 Judicial Challenges and Remedies Carol A. Rosati Joseph F. Galvin I. Preparing for a Judicial Challenge 267 II. Legislative Versus Administrative Decisions 269 III. Challenges to Legislative Decisions 270 A. In General 270 B. Reasonableness 271 C. Particular Factors 272 D. Exclusionary Zoning 273 E. Remedies Sought 274 F. Ripeness 275 IV. Challenges to Administrative Decisions 279 A. In General 279 B. The Record on Appeal 279 C. Special Land Uses 280 D. Site Plans 281 E. Variances 282 V. Choice of Forum 283 10 Land Use Litigation Issues Carol A. Rosati Joseph F. Galvin I. Introduction 285 II. Standing 285 A. Standing Generally 285 B. Landowner Standing 287 C. Interest under a Purchase Document 287 D. Surrounding Property Owners 290 III. Nonestoppel of Municipalities 291 IV. Vested Rights and Amendment of Ordinances 293 V. Discovery Issues 296 A. Depositions of Municipal Officials 296 B. Depositions of Expert Witnesses 298 VI. Damages 298 11 Do�s and Don�ts I. Introduction 303 II. Do�s and Don�ts for the Municipal Lawyer 303 III. Do�s and Don�ts for the Lawyer Representing Landowners and Developers 304 IV. Do�s and Don�ts for the Lawyer Representing Neighboring Property Owners 305 Abbreviations 307 Tables of Authority 309 Index 331 Forms on CD 337