§ 154.027  CONSERVATION, RECREATION  AND CAMP DISTRICT (CRC).
   (A)   Generally.
      (1)   This district is designed to maximize preservation of the existing environment by providing for a private recreation camp and low density residential uses.
      (2)   It is a restrictive zone, intended to permit development only after an in-depth review and zoning approval. This is in order to help protect and enhance natural resources, amenities and natural wildlife habitats, to ensure the availability of adequate utilities and public services, and to protect public health, safety and welfare.
      (3)   The purpose of this district is to accommodate private recreation camps and residential uses so that they generally relate to one another and the surrounding uses in terms of site design, architectural compatibility, and access and so that potential conflicts are minimized.
      (4)   The zone is also regulated by critical dunes legislation, M.C.L.A. §§ 324.35301 et seq., as amended, and the Shorelands Protection Act, M.C.L.A. §§ 324.32301 et seq., as amended, and any other applicable state and/or federal regulations.
   (B)   Permitted uses:
      (1)   Essential public services;
      (2)   Private recreation camps that existed prior to July 10, 2006, provided that the Planning Commission has certified a site plan and supporting documentation indicating existing land uses, and building locations, heights and their capacity; and
      (3)   Park or preserve.
   (C)   Special land uses. Special land uses are subject to review and approval by the Planning Commission in accordance with §§ 154.060 through 154.068 and §§ 154.080 through 154.092 or as defined in the section under special requirements.
      (1)   Single-family homes;
      (2)   Expansion and/or restoration of private recreation camps subject to §§ 154.060 through 154.068 and §§ 154.080 through 154.092, or § 154.043(F)(6); and
      (3)   Rented accessory dwelling units in accordance with § 154.092(J).
   (D)   Regulations for single-family dwelling use.
 
Front setback
100 feet
Side setback
50 feet
Rear setback
50 feet
Minimum lot area
2 acres
Minimum lot width
200 feet
Maximum lot coverage
5%
 
   (E)   Private recreation camp dimension and area regulations:
      (1)   Setback to a property line or a public street right-of-way not constructed as part of the development: 200 feet; and
      (2)   Minimum lot area: 40 acres.
   (F)   Special requirements. (Also see § 154.092 for selected special land uses).
      (1)   Purpose. Pursuant to the City Land Use Plan and the intent of the Conservation, Recreation and Camp District (CRC), every building and structure shall conform not only to the following regulations, but also to those of the Sand Dune Protection and Management Act, Public Act 222 of 1976, being M.C.L.A. §§ 324.63701 et seq., updated Part 353 of NREPA, Act 451 of 1994 as amended; and Part 323 of NREPA, Act 451 of 1994 (collectively, the "Act"), if the land in question is within a designated critical dune or high risk erosion area. Where a standard in the Act is more restrictive than this chapter, or vice versa, the more restrictive standard shall apply.
      (2)   Application. The restrictions of this division (F) shall apply to all lands in the Conservation, Recreation and Camp District (CRC).
      (3)   Restrictions and obligations.
         (a)   Foredune ridges and all crests shall not be disturbed. In no case shall the natural topography of the dune crest be altered.
         (b)   Roadways and pathways shall be located in troughs between dune crests and other natural gaps.
         (c)   Alternation of dune vegetation shall be minimal.
         (d)   No structure shall be placed within an area that will be affected by the shifting of a dune within 30 years unless the structure has a lesser life. Barring substantial evidence to the contrary, a rate of change of one foot per year shall be used.
         (e)   Areas with little vegetation may be required to use raised construction piers. Where sand is of indeterminate depth or solid ground is too deep for piling, spread footings shall be used.
         (f)   Roadways shall have beach grass planted on areas of open sand on the shoulders.
         (g)   Utilities shall be underground (except for private recreation camps).
         (h)   No construction shall be permitted lakeward of the foredune ridge.
         (i)   Raised boardwalks may be required for pedestrian access ways.
         (j)   Recreational use of all-terrain, off-road vehicles is prohibited.
      (4)   Setbacks from water bodies. Any structure or any part of the septic system shall not be located closer than 40 feet to a water body, or from the edge of perennial vegetation moving lakeward. VEGETATION shall mean any type of stabilizing ground cover from beach grass through successive stages of vegetation. Where two or more principal structures abutting each side of a proposed principal structure are closer to the water than permitted by these requirements, the new principal structure may be set back in line with the average setback of the existing structures.
      (5)   Restoration review. Where vegetation must be removed, the Planning Commission may require a plan indicating what is to be removed and the reasons why it is to be removed. The plan shall be presented for Commission approval. The Commission may require amendments or impose conditions. The Commission may also require that cleared areas be replanted in dune grass or other suitable natural materials. Restoration must take place within 60 days of the normal planting season after final building inspection.
      (6)   Private recreation camp development review for building restoration or replacement.
         (a)   The Zoning Administrator may authorize the restoration or replacement of an existing structure for the same use, subject to applicable local and state code requirements. The Zoning Administrator may also authorize an expansion that does not exceed 350 square feet for an individual building if the proposed change is for the express purpose of expanding or upgrading bathrooms or a shower area; complying with handicap access, or meeting Americans with Disabilities Act (ADA) requirements; and does not result in an increase in camp user capacity or intensity. Any such expansion greater than 350 square feet shall be subject to site plan review and special use approval, in accordance with the requirements of §§ 154.060 through 154.068 and §§ 154.080 through 154.092.
         (b)   The Zoning Administrator may authorize building renovations, expansions or replacements that result in an increase of no more than 50 square feet, or 5% of the area of the original structure, whichever is greater, or a change of not more than ten feet in building location, measured in any direction; based on a plan previously certified by the Planning Commission.
         (c)   An increase greater than 5% of the area of the original structure, but less than 250 square feet, or a change in location that is greater than ten feet, shall be subject to site plan review and approval by the Planning Commission in accordance with §§ 154.060 through 154.068 An expansion of 250 square feet or greater, or any change in use, traffic patterns, parking or similar elements, shall be subject to site plan review and special use approval in accordance with the requirements of §§ 154.060 through 154.068 and §§ 154.080 through 154.092.
   (G)   Park or preserve regulations.
      (1)   Structures shall not be constructed within 25 feet of any property line or right-of-way;
      (2)   Minimum lot area: 2 acres; and
      (3)   Structures shall receive site plan review by the Planning Commission prior to construction.
(Ord. passed 6-24-1996; Am. Ord. 02-02, passed 2-11-2002; Am. Ord. 060710-1, passed 7-10-2006; Am. Ord. 100726-1, passed 7-26-2010; Am. Ord. 140714-1, passed 7-14-2014)