§ 150.294  CONDITIONAL REZONING.
   (A)   Purpose and intent. It is recognized that there are certain instances where it would be in the best interests of the Charter Township of Breitung as well as advantageous to property owners seeking a change in zoning boundaries, if certain conditions could be proposed by property owners as part of a request for rezoning. It is the intent of this section to provide a procedure consistent with the provisions of § 405 of the Michigan Zoning Enabling Act 110, 2006, (M.C.L.A. § 125.3405), as amended, by which an owner seeking a rezoning may voluntarily propose conditions regarding the use and/or development of land as part of the rezoning request.
   (B)   Application and offer of conditions.
      (1)   An owner of land may voluntarily offer in writing, conditions relating to the use and/or development of land for which a rezoning is requested. This offer shall be made at the time the application for rezoning is filed.
         (a)   The applicant is advised, that the Planning Commission and the Township Board will review the applicant's proposal in relation to the Township Master Plan. If there are any conflicts or potential conflicts between the applicant's proposal and the Township Master Plan, it would be wise for the applicant to address the conflict(s) or potential conflict(s), and possibly offer condition(s) that would eliminate or lessen conflict(s), or provide com-pensation(s) for the conflict(s).
         (b)   The applicant is also advised, that the Planning Commission and the Township Board will review the applicant's proposal in relation to the surrounding zoning and surrounding existing land uses. If there are any conflicts or potential conflicts, it would be wise for the applicant to also address these conflict(s) or potential conflict(s), and possibly offer condition(s) that would eliminate or lessen conflict(s), or provide compensation(s) for the conflict(s).
         (c)   The applicant is also advised, that if their proposal would create, or potentially create problems with any public services, is would also be wise to possibly offer condition(s) to address these problems.
         (d)   The township through their master planning process and the development of their zoning ordinance and zoning map have already considered to a significant degree, what is in the long term interests of the public's health, safety, and general welfare. The presumption of validity therefore, is with the existing Township Master Plan and Zoning Ordinance. The township therefore is not likely to well receive a request in conflict with the existing Master Plan and/or Zoning Ordinance without cause or conditions to eliminate or lessen such conflicts or compensation for such conflicts to the injured party(ies).
      (2)   The required application and procedure for considering a rezoning request with conditions shall be the same as that for considering rezoning requests made without any Offer of Conditions, except as modified by the requirements of this section.
      (3)   The owner's Offer of Conditions may not purport to authorize uses or developments not permitted in the requested zoning district.
      (4)   The owner's Offer of Conditions shall bear a reasonable and rational relationship to the property for which rezoning is requested.
      (5)   Any use or development proposed as part of an Offer of Conditions that would require a conditional use permit under the terms of this chapter may only be commenced if a conditional use permit for such use or development is ultimately granted in accordance with the requirements as set forth in §§ 150.125 through 150.140.16 of this chapter.
      (6)   Any use or development proposed as part of an Offer of Conditions that would require a variance under the terms of this chapter may only be commenced if a variance for such use or development is ultimately granted by the Zoning Board of Appeals in accordance with the requirements as set forth in §§ 150.180 through 150.187 of this chapter.
      (7)   Any use of development proposed as part of an Offer of Conditions that would require Site Plan Approval under the terms of this chapter, may only be commenced if Site Plan Approval for such use or development is ultimately granted in accordance with the requirements as set forth in this chapter in §§ 150.105 through 150.113, Site Plan Review.
      (8)   The Offer of Conditions may be amended during the process of rezoning provided that any amended or additional conditions are entered voluntarily by the owner. An owner may withdraw all or part of their Offer of Conditions any time prior to final rezoning action by the Township Board provided that, if such withdrawal occurs subsequent to the Planning Commission's public hearing on the original re-zoning request, then the rezoning application shall be referred to the Planning Commission for a new public hearing with appropriate notice and a new recommendation.
   (C)   Planning Commission review. The Planning Commission, after public hearing and consideration of the factors for rezoning set forth in this chapter, §§ 150.290 through 150.295, Amendments and Rezoning, may recommend approval, approval with recommended changes or denial of the rezoning provided, however, that any recommended changes to the Offer of Conditions are acceptable to and thereafter offered by the owner.
   (D)   Township Board review. After receipt of the Planning Commission's recommendation, the Township Board shall deliberate upon the requested rezoning and may approve or deny the conditional rezoning request. The Township Board's deliberations shall include, but not be limited to, a consideration of the factors for rezoning set forth in § 150.293 of this chapter. Should the Township Board consider amendments to the proposed conditional rezoning advisable and if such contemplated amendments to the Offer of Conditions, are acceptable to and thereafter offered by the owner, then the Township Board shall, in accordance with § 11 of the Township Zoning Act (M.C.L.A. § 125.281), refer such amendments to the Planning Commission for a report thereon within a time specified by the Township Board and proceed thereafter in accordance with said statute to deny or approve the conditional rezoning with or without amendments.
   (E)   Approval.
      (1)   If the Township Board finds the rezoning request and Offer of Conditions acceptable, the offered conditions shall be incorporated into a formal written Statement of Conditions acceptable to the owner and conforming in form to the provisions of this section. The Statement of Conditions shall be incorporated by attachment or otherwise as an inseparable part of the chapter adopted by the Township Board to accomplish the requested rezoning.
      (2)   The Statement of Conditions shall:
         (a)   Be prepared in a form recordable with the Dickinson County Register of Deeds or, as an alternative, be accompanied by a recordable Affidavit or Memorandum prepared and signed by the owner giving notice of the Statement of Conditions in a manner acceptable to the Township Board.
         (b)   Contain a legal description of the land to which it pertains.
         (c)   Contain a statement acknowledging that the Statement of Conditions runs with the land and is binding upon successor owners of the land.
         (d)   Incorporate by attachment or reference any diagram, plans or other doc-uments submitted or approved by the owner that are necessary to illustrate the implementation of the Statement of Conditions. If any such documents are incorporated by reference, the reference shall specify where the document may be examined.
         (e)   Contain a statement acknowledging that the Statement of Conditions or an Affidavit of Memorandum giving notice thereof shall be recorded by the Township Clerk with the Register of Deeds of Dickinson County.
         (f)   Contain the notarized signatures of all of the owners of the subject land preceded by a statement attesting to the fact that they voluntarily offer and consent to the provisions contained within the Statement of Conditions.
      (3)   Upon the rezoning taking effect, the Zoning Map shall be amended to reflect the new zoning classification along with a designation that the land was rezoned with a Statement of Conditions. The Township Clerk shall maintain a listing of all lands rezoned with a Statement of Conditions.
      (4)   Upon the rezoning taking effect, the use of the land so rezoned shall conform thereafter to all of the requirements regulating use and development within the new zoning district as modified by any more restrictive provisions contained in the Statement of Conditions.
   (F)   Compliance with conditions.
      (1)   Any person who establishes a development or commences a use upon land that has been Re-zoned with Conditions shall continuously operate and maintain the development or use in compliance with all of the conditions set forth in the Statement of Conditions.
      (2)   Any failure to comply with a condition contained within the Statement of Conditions shall constitute a violation of this chapter and be punishable accordingly. Additionally, any such violation shall be deemed a nuisance per se and subject to judicial abatement as provided by the law.
      (3)   No permit or approval shall be granted under this chapter for any use or development that is contrary to an applicable Statement of Conditions.
   (G)   Time period for establishing, developing, or use. Unless another time period is specified in the chapter rezoning the subject land, the approved development and/or use of the land pursuant to building and other required permits shall be commenced upon the land within 18 months after the rezoning took effect and thereafter proceed diligently to completion. This time limitation may upon written request be extended by the Township Board if:
      (1)   It is demonstrated to the Township Board's satisfaction that there is a strong likelihood that the development and/or use will commence within the period of extension and proceed diligently thereafter to completion.
      (2)   The Township Board finds that there has not been a change in circumstances that would render the current zoning with Statement of Conditions incompatible with other zones and uses in the surrounding area or otherwise inconsistent with sound zoning policy.
   (H)   Reversion of zoning. If approved development and/or use of the rezoned land does not occur within the 18 month time-frame specified under division (G) above, then the land shall revert to its former zoning classification as set forth in M.C.L.A. § 125.286i. The reversion process shall be initiated by the Township Board requesting that the Planning Commission proceed with consideration of rezoning the land to its former zoning classification. The procedure for considering and making this reversionary rezoning shall thereafter be the same as applies to all other rezoning requests.
   (I)   Subsequent rezoning of land. When land that is rezoned with a Statement of Conditions is thereafter rezoned to a different zoning classification or to the same zoning classification but with a different or no Statement of Conditions, whether as a result of a reversion of zoning pursuant to division (H) above or otherwise, the Statement of Conditions imposed under the former zoning classification shall cease to be in effect. Upon the owner's written request, the Township Clerk shall record with the Dickinson County Register of Deeds, a notice that the Statement of Conditions is no longer in effect.
   (J)   Amendment conditions.
      (1)   During the time period for commencement of an approved development or use specified pursuant to division (G) above or during any extension thereof granted by the Township Board, Township Officials shall not add to or alter the conditions in the Statement of Conditions.
      (2)   The Statement of Conditions may be amended thereafter in the same manner as was prescribed for the original rezoning procedures and Statement of Conditions.
   (K)   Township right to rezone. Nothing in the Statement of Conditions nor in the provisions of this section shall be deemed to prohibit the township from rezoning all or any portion of land that is subject to a Statement of Conditions to another zoning classification. Any rezoning shall be conducted in compliance with this chapter and the Township Zoning Act (M.C.L.A. §§ 125.271 et seq.).
   (L)   Failure to offer conditions. The township shall not require an owner to Offer Conditions as a requirement for rezoning. The lack of an Offer of Conditions shall not affect an owner's rights under this chapter.
(Ord. § 1505, passed 11-9-2015)