1 1 Toolbox2 2 Zone Districts3 3 Form Based Code4 4 Add'l Use Standards5 5 Site Design Review Standards6 6 Landscaping/ Green Inf.7 7 Lighting8 8 Signage9 9 General Standards10 10 Streets/ Sidewalks/ Driveways11 11 Subdivision of Land12 12 Processes/ Admin.13 13 Non-conformities14 14 Definitions
[7-21-2021 by Ord. No. 1796]
A. 
Intent. The intent of the Form-Based Code is to preserve, enhance, and expand the character of certain areas within the City of Holland through specific design standards.
B. 
The F Form-Based Code Zone District is subdivided into nine subdistricts, each with a different existing and/or desired character. This article is intended to be used in the following manner:
Subdistrict. Locate the property's subdistrict on the regulating F Zone District Map. (See Section 39-3.03.)
Building types. Determine which building types are permitted in the subdistrict and what specific design standards are associated with each. See Section 39-2.23C to determine if the desired use/s are permitted (See Sections 39-3.05 through 39-3.08 for building types.)
Building frontages. Determine which building frontages are permitted in the subdistrict and what specific design standards are associated with each. (See Sections 39-3.09 through 39-3.12.)
Building envelope. Determine the dimensional standards (setbacks, step back, and height). (See Sections 39-3.13 and 39-3.14.)
Additional standards and waiver requests. Determine if the additional standards apply to your property and if you desire and qualify for waiver requests. (See Section 39-3.15.)
Additional UDO article standards. Determine which additional UDO articles and standards are applicable to the building and site design of your property. (See Sections 39-3.16 and 39-3.17.)
Form-Based Code Design Process
[7-21-2021 by Ord. No. 1796]
The Form-Based Code District is divided into nine subdistricts, as described below.
Illustration
Subdistrict and Intent
CDT Central Downtown
The intent of the CDT Subdistrict is to protect and preserve the historic character and charm of Downtown Holland, while allowing for new investment. The regulations are designed to ensure that new buildings are complementary with the existing urban fabric of the Downtown.
Developers for properties located in the Downtown Holland National Historic District shall be required to meet with the Historic Preservation Planner and Senior Planner prior to site plan application submittal. See Section 39-12.07C6F1) for the map.
NDT North Downtown
The intent of the NDT Subdistrict is to enable the expansion of Holland's existing mixed use and walkable downtown north to seamlessly provide connections, and to focus on potential redevelopment of properties, especially as multifamily residential.
EDT East Downtown
The intent of the EDT Subdistrict is to encourage the redevelopment of the 8th Street corridor east of downtown Holland into a walkable and attractive area that both complements the existing downtown and considers the different context by allowing additional building types, frontage types, and larger setbacks.
WDT Waterfront Downtown
The intent of the WDT Subdistrict is to guide future development along Holland's waterfront that connects to NDT and CDT, creating a cohesive, mixed-use, walkable, waterfront district within a vibrant downtown.
CENT Centennial
The intent of the CENT Subdistrict is to activate the Centennial Park area with mixed uses while also making the important connection between CDT and the RM River Michigan Subdistrict.
RM River-Michigan
The intent of the RM Subdistrict is to establish a vibrant, mixed use character along a central Holland corridor that complements major institutions, provides destinations of interest, and protects residential neighborhoods.
SIXT Sixteenth Street
The intent of the SIXT Subdistrict is to enhance and expand the existing walkable character, and establish the 16th Street Business District as a central mixed use node.
WASH Washington
The intent of the WASH Subdistrict is to preserve the urban and mixed use character of the Washington Square Business District and to establish a mixed use node along "Old Washington" between 28th Street and 31st Street.
SSV South Shore Village
The intent of the SSV Subdistrict is to preserve, enhance, and expand the character and charm of the South Shore Village Business District, while allowing for new investment.
[7-21-2021 by Ord. No. 1796; amended 5-3-2023 by Ord. No. 1835]
Building Types
Requirements
Subdistricts Permitted
Mixed Use
•
Be more than 1 story
CDT
NDT
EDT
•
Have a commercial first story of at least 16 feet clear height, with an entrance facing the front street
WDT
CENT
SIXT
•
The commercial first story may be designated for other uses, but shall be designed to accommodate a commercial use
RM
WASH
SSV
•
Have upper stories designed for residential or commercial uses
 
•
Any combination of building types not listed as permitted in another building type shall be considered a mixed-use building
Commercial
•
First story shall be a minimum of 16 feet in height
CDT
NDT
EDT
•
Be designed for a commercial use
WDT
CENT
SIXT
•
Not include any residential units
RM
WASH
SSV
 
 
 
Multifamily (5+ units)
•
Have 5 or more attached residential units, sharing interior hallways and exterior entrances
NDT
EDT
WDT
•
Not include commercial or other nonresidential uses, except for amenities for the residents
CENT
RM
WASH
SSV
 
 
Multifamily (2 to 4 units)
•
Contain 2, 3, or 4 attached residential units, which may or may not share interior hallways and external entrances
EDT
RM
WASH
•
Have no commercial or other nonresidential uses, except for amenities or common space for the residents
SSV
 
 
Townhouse
•
Be attached single dwelling units in groups of at least 3 units
NDT
EDT
WDT
•
All dwelling units shall have their own dedicated exterior entrance.
RM
WASH
SSV
•
All units shall extend from the foundation to the roof of the building.
 
 
 
•
Shall not include commercial or other nonresidential uses, except for amenities for residents
Parking Structure
•
Shall include a liner building, at least 1 story in height, along all street-fronting facades, or shall be completely hidden from view along all streets
CDT
NDT
EDT
•
All stories shall be designed to screen the parked vehicles from view along all streets.
WDT
CENT
SIXT
•
All parking structures in the F District shall be reviewed using the special land use process.
RM
WASH
SSV
 
 
 
Parking Lot
•
Shall not have a principal structure
CDT
NDT
EDT
•
Shall be primarily used for parking cars
WDT
CENT
SIXT
RM
WASH
SSV
 
 
 
Landmark Buildings
The Planning Commission may approve a landmark building using the special land use approval process.
CDT
NDT
EDT
A landmark building shall be exempt from the building types and frontage type regulations, but shall meet the building envelope standards.
WDT
CENT
SIXT
For these, the Planning Commission may grant a waiver from the maximum building height for an architectural feature such as a cupola or steeple. To approve a landmark building, the Planning Commission shall find that:
RM
WASH
SSV
•
The building contains 1 or more of the following uses:
A.
Religious institution
B.
Theater/performing arts space
C.
Recreational/sports facility
D.
Civic/municipal use
E.
Educational institution or use
F.
Community institution (such as library, museum, or community center)
•
The building addresses all street frontages to promote a safe and attractive pedestrian environment.
•
The use of the building would be hindered if required to meet the building type and/or frontage type regulations.
[7-21-2021 by Ord. No. 1796; amended 5-3-2023 by Ord. No. 1835]
Building Types Permitted Table
Building Type
CDT
NDT
EDT
WDT
CENT
RM
SIXT
WASH
SSV
Mixed use
P
P
P
P
P
P
P
P
P
Commercial
P
P
P
P
P
P
P
P
P
Multifamily (5 units or more)
X
P
P
P
P
P
X
L
P
Multifamily (2 to 4 units)
X
X
P
X
X
P
X
L
P
Townhouse
X
P
P
P
X
P
X
L
P
Parking structure
S
S
S
S
S
S
S
S
S
Parking lot
S
S
S
S
S
S
S
S
S
Landmark
S
S
S
S
S
S
S
S
S
P
Permitted on all properties in subdistrict, provided that all requirements of UDO are met, as determined by Planning Commission during site plan approval
L
Permitted on limited properties in subdistrict (See Section 39-3.07.), provided that all requirements of UDO are met, as determined by Planning Commission during site plan approval
S
Requires special use approval by Planning Commission, in addition to site plan approval.
X
Not permitted
[7-21-2021 by Ord. No. 1796]
A. 
Multifamily (five units or more): in WASH, not permitted on lots adjacent to Washington Avenue between 18th Street and 19th Street (Washington Square Business District).
B. 
Multifamily (two to four units): in WASH, not permitted on lots adjacent to Washington Avenue between 18th Street and 19th Street (Washington Square Business District).
C. 
Townhouse: In RM, not permitted on lots adjacent to 16th Street.
In WASH, not permitted on lots adjacent to Washington Boulevard between 18th Street and 19th Street (Washington Square Business District).
[7-21-2021 by Ord. No. 1796]
A. 
Mixed-use building.
[Amended 10-4-2023 by Ord. No. 1839]
Requirements
A.
Shall be a minimum of 2 stories
B.
The commercial first story may be designated for other uses, but shall be designed to accommodate a commercial use
C.
Upper stories shall be designed for residential or commercial uses. Residential units shall not be located on stories below nonresidential uses
Permitted Uses
D.
First story - adjacent to front street: retail or office. (Event space is generally permitted, but shall not be permitted on the first story in the CDT, CENT, and WASH Subdistricts.)
E.
First story - adjacent to secondary street: retail, office, or event space
F.
Upper stories: office, residential, event space or public lodging
G.
Any combination of uses not listed as permitted in another building type shall be considered a mixed-use building type.
Design Standards
Commercial first story shall be a minimum of 16 feet in height.
I.
The commercial first story shall extend the entire width of the building, as viewed from any public street.
Ground-story commercial space shall have entrances a minimum of every 60 feet along all streets.
The first story shall maintain a minimum of 60% window glass between 2 feet and 10 feet from grade along streets, except for parking entrance openings.
For upper stories, there shall be a minimum of 30% window glass, as measured from 1 end of the wall to other, and from floor to ceiling of each story.
•
The maximum distance between any 2 windows shall be 5 feet.
•
The maximum distance between a window and the edge of the wall shall be 10 feet.
M.
All first story windows and windows facing towards a public street shall be designed so that the entire window allows at least 70% visible light transmission (VLT). Portions of the window covered by permitted window signage shall be exempt from these requirements.
N.
Parking may be located within, underneath, or behind the building, but, when located on the first floor, shall not be located within 20 feet of the front street. Parking entrance openings shall not face the front street. The space between the parking and the front street shall be used for retail, office, event space, and/or building circulation, in order to create a "liner building" and screen the parking from view along the front street.
B. 
Commercial building.
[Amended 10-4-2023 by Ord. No. 1839]
Requirements
A.
Shall have 1 or more commercial uses
B.
Residential units are prohibited.
Permitted Uses
C.
First story - adjacent to front street: retail, office, or event space, except not in the CDT, CENT, and WASH Subdistricts
D.
First story - adjacent to secondary street: retail, office, or event space
E.
Upper stories: office, event space, or lodging
Design Standards
The first story shall be a minimum of 16 feet in height.
The first story shall maintain a minimum of 60% window glass between 2 feet and 10 feet from grade along front streets. This requirement shall also apply to the first story facade along a secondary street except for openings for parking entrances.
For upper stories, there shall be a minimum of 40% window glass, as measured from 1 end of the wall to other, and from floor to ceiling of each story.
•
The maximum distance between any 2 windows shall be 5 feet.
•
The maximum distance between a window and the edge of the wall shall be 10 feet.
I.
All first story windows and windows facing towards a public street shall be designed so that the entire window allows at least 70% visible light transmission (VLT).
J.
Parking may be located within, underneath, or behind the building, but, when located on the first floor, shall not be located within 20 feet of the front street. Parking entrance openings shall not face the front street. The space between the parking and the front street shall be used for retail, office, event venue, and/or building circulation, in order to create a liner building and screen the parking from view along the front street.
C. 
Multifamily building (five units or more).
[Amended 2-1-2023 by Ord. No. 1834]
Requirements
A.
Shall have 5 or more residential units that share interior hallways and exterior entrances
B.
Nonresidential uses are prohibited except for resident amenities.
Permitted Uses
C.
First story - adjacent to street: residential, parking, or amenities/common space for residents
D.
First story - not adjacent to street: residential, parking, or amenities/common space for residents
E.
Upper stories: residential or amenities/common space for residents
Design Standards
There shall be a main building entrance on the front street. Units with individual entrances shall be considered townhouses.
G.
For all stories, there shall be a minimum of 30% glass, measured from one end of the wall to other and from floor to ceiling each story.
•
The maximum distance between any 2 windows shall be 5 feet.
•
The maximum distance between a window and the edge of the wall it is on shall be 10 feet.
H.
Parking may be located within, underneath, or behind the building, but, when located on the first floor, shall not be located within 20 feet of the front street. Parking entrance openings shall not face the front street. The space between the parking and the front street shall be used for retail, office, event space, and/or building circulation, in order to create a liner building and screen the parking from view along the front street.
I.
Garage doors and associated driveways shall be located to minimize safety hazards to pedestrians.
Garage doors shall not be permitted fronting the following streets:
•
8th Street
•
South River Avenue
•
Michigan Avenue
•
Washington Avenue
•
16th Street between South River Avenue and Central Avenue
•
18th Street between Homestead Drive and South Shore Drive
D. 
Multifamily building (two to four units).
[Amended 2-1-2023 by Ord. No. 1834]
Requirements
A.
Shall contain 2, 3, or 4 residential units, which may share interior hallways and external entrances
B.
Nonresidential uses are prohibited except for residential amenities.
Permitted Uses
C.
First story - adjacent to street: residential, or amenities/common space for residents
D.
First story - not adjacent to street: residential, or amenities/common space for residents
E.
Upper stories: residential, or amenities/common space for residents
Design Standards
F.
Parking may be located in attached or detached garages or behind buildings. However, the main building shall have a continuous first story facade, and shall not be elevated on stilts above a parking lot.
G.
Garage doors and associated driveways shall be located to minimize safety hazards to pedestrians.
Garage doors shall not be permitted facing the following streets:
•
8th Street
•
South River Avenue
•
Michigan Avenue
•
Washington Avenue
•
16th Street between South River Avenue and Central Avenue
•
18th Street between Homestead Drive and South Shore Drive
E. 
Townhouse building.
[Amended 2-1-2023 by Ord. No. 1834]
Requirements
A.
Townhouse units shall be constructed in a group of at least 3, be attached to each other, and be separated by interior walls.
B.
All units shall extend from the foundation to the roof of the building.
C.
Nonresidential uses are prohibited except for residential amenities.
Permitted Uses
D.
First story - adjacent to street: residential or amenities
E.
First story - not adjacent to street: residential or amenities
F.
Upper stories: residential or amenities
Design Standards
Each unit shall have its own dedicated entrance off of the front street, an approved internal street, or a courtyard/green space.
H.
Garage doors and associated driveways shall be located to minimize safety hazards to pedestrians.
Garage doors shall not be permitted facing the following streets:
•
8th Street
•
South River Avenue
•
Michigan Avenue
•
Washington Avenue
•
16th Street between South River Avenue and Central Avenue
•
18th Street between Homestead Drive and South Shore Drive
F. 
Parking structure.
[Amended 2-1-2023 by Ord. No. 1834]
Requirements
A.
Shall be primarily used for parking cars
Shall be a minimum of 2 stories above grade, but may also include levels below grade
C.
All stories shall be designed to screen the parked vehicles from view along all streets.
D.
A parking structure in a building with nonparking uses above the first story shall be subject to the requirements of the building type that most closely matches the proposed design, rather than these requirements.
E.
Parking structures shall require special land use approval in all subdistricts.
Permitted Uses
F.
Parking structure building types shall not front 8th Street in CDT. If they are located on a lot that fronts 8th Street, there shall be another allowable building type between the parking garage and 8th Street, and the parking garage shall not be visible from 8th Street.
Parking structure building types shall be required to have a frontage type allowable within the subdistrict.
The frontage type shall be associated with a use compatible with the frontage type, and shall not be a false front to hide parking. One parking entrance/exit shall be permitted per street frontage.
Design Standards
Garage doors and associated driveways shall be located to minimize safety hazards to pedestrians and to ensure safe turning movements for entering and exiting cars.
I.
Shall be designed aesthetically to complement the surrounding area, in the opinion of the Planning Commission
G. 
Parking lot.
Requirements
A.
Shall not have a principal structure
May have an accessory structure for an attendant constructed of materials consistent with surrounding buildings.
B.
Shall only be used for the short-term parking of cars
C.
Commercial repair work shall not occur in any parking lot.
Design Standards
Parking lots shall be set back a minimum of 10 feet from any street fronting property line. The Planning Commission may reduce this setback to 5 feet if a four-foot-high masonry wall is erected along the street-fronting property line.
E.
Parking lots shall be set back a minimum of 10 feet from side or rear property lines. This setback may be reduced by the Planning Commission.
F.
Parking lots shall meet all applicable landscape requirements of UDO. See Article 39-6.
Parking lots shall have at least 1 pedestrian entrance along all road frontages. The Planning Commission may determine that the automobile entrance is sufficient for a given frontage, but may not waive the requirement to have an entrance on all frontages.
H.
Standards A through G shall apply to all parking lots in the F Zone District, regardless of if there is a principal structure on the property. Section 39-9.02 shall also apply to all parking lots within the F District.
I.
Special land use approval for parking lots as a principal use with no other principal structure shall only be approved if the Planning Commission determines the parking lot is necessary to support nearby uses and the parking lot will not negatively impact the surrounding area.
H. 
Landmark buildings.
1. 
Landmark building designation.
a. 
The Planning Commission may approve, by special land use approval, a proposed new building as a landmark building.
b. 
A landmark building shall be exempt from the building type and frontage type regulations, but shall meet the building envelope standards.
c. 
For this building type only, the Planning Commission may grant a waiver from the maximum building height for an architectural feature, such as a cupola or steeple. To be approved as a landmark building, the Planning Commission shall find that:
1) 
The building contains one or more of the following uses:
a) 
Religious institution.
b) 
Theater/performing arts space.
c) 
Recreational/sports facility.
d) 
Civic/municipal use.
e) 
Educational institution or use.
f) 
Community institution (such as library, museum, or community center).
2) 
The building addresses all street frontages to promote a safe and attractive pedestrian environment.
3) 
The proposed use of the building would be significantly hindered in a building designed to meet the building type and frontage type regulations.
[7-21-2021 by Ord. No. 1796; amended 5-3-2023 by Ord. No. 1835]
Frontage
Requirements
Subdistricts
Shopfront
•
Shall be designed to accommodate commercial uses.
CDT
NDT
EDT
WDT
CENT
SIXT
RM
WASH
SSV
Lobby
•
Has 1 entrance that accesses all uses within the building. The single entrance shall lead to a communal lobby that grants access to the dwelling units or nonresidential uses within the building.
CDT
NDT
EDT
WDT
CENT
RM
WASH
SSV
 
Forecourt
•
A portion of the facade is close to the frontage line and the central portion of the facade is set back, creating a garden area.
CDT
NDT
EDT
•
This type should be used in conjunction with other frontage types.
WDT
CENT
RM
WASH
SSV
Arcade
•
An arcade projects over the first floor property line and supports either habitable space or a canopy.
CDT
NDT
EDT
•
The arcade shall not be less than 12 feet deep and shall meet all front setback requirements.
WDT
SIXT
WASH
SSV
Common Yard
•
A common yard is a landscaped frontage along streets.
NDT
EDT
WDT
•
This type is conventional for multifamily (2 to 4 units) or townhouses.
RM
WASH
SSV
[7-21-2021 by Ord. No. 1796; amended 5-3-2023 by Ord. No. 1835]
Frontage Types Permitted Table
Building Type
CDT
NDT
EDT
WDT
CENT
RM
SIXT
WASH
SSV
Shopfront
P
P
P
P
P
P
P
P
P
Lobby
P
P
P
P
P
P
X
L
P
Forecourt
L
P
P
P
P
P
X
L
P
Arcade
L
P
P
P
X
X
P
L
P
Common yard
X
L
L
L
X
L
X
L
L
P
Permitted on all properties in subdistrict, provided that all requirements of UDO are met, as determined by Planning Commission during site plan approval
L
Permitted on limited properties in subdistrict (See Section 39-3.11.), provided that all requirements of UDO are met, as determined by Planning Commission during site plan approval
S
Requires special use approval by Planning Commission, in addition to site plan approval
X
Not permitted
[7-21-2021 by Ord. No. 1796]
A. 
Lobby:
1. 
In WASH, not permitted between 18th Street and 19th Street.
B. 
Forecourt:
1. 
In CDT, not permitted on lots adjacent to 8th Street.
2. 
In WASH, not permitted between 18th Street and 19th Street.
C. 
Arcade:
1. 
In CDT, not permitted on lots adjacent to 8th Street.
2. 
In WASH, not permitted between 18th Street and 19th Street.
D. 
Common yard:
1. 
In WASH, not permitted between 18th Street and 19th Street.
2. 
In all subdistricts, must be used in conjunction with residential (two to four units) or townhouse building types.
[7-21-2021 by Ord. No. 1796]
A. 
Shopfront frontage.
Frontage Type
A.
Designed to accommodate retail or commercial uses.
Requirements
Shall be constructed with a minimum of 60% transparent glass between 2 feet and 10 feet above grade at the sidewalk
C.
Shall include a main entrance recessed a minimum of 3 feet from the property line along the front street
D.
The entrance recession may exceed the maximum setback requirement by up to 3 feet.
Design Standards
Sign bands shall be 24 inches to 36 inches in height, centered immediately above the ground story windows and extend for a minimum of 80% of the facade. See Article 39-8.
Shall include a continuous public sidewalk extending along all plate glass at the ground story
If more than 60 feet wide, shall be required to have at least 1 entrance per 60 feet of frontage, and must have a parapet or roofline at the top of the building that extends to a different height at least every 60 feet.
B. 
Lobby frontage.
Frontage Type
Shall be designed with a pedestrian entrance along the front street to access all uses within the building
Requirements
B.
Shall include a lobby area immediately behind the building entrance granting access to all uses
Design Standards
The building shall have a parapet or roofline which shall be varied in height and architectural style every 100 feet of width.
C. 
Forecourt frontage.
Frontage Type
Shall be designed so a portion of the facade meets the front street setback and where the central portion is set back farther to create a garden area
Requirements
The recessed portion shall extend a minimum of 20 feet in width along the front facade.
C.
Main entrances shall be located in either the portion of the building that is not recessed or the recessed portion.
A four-foot-wide paved walkway shall be provided connecting the recessed entrances of the principal building to the sidewalk along the front street.
Shall include windows at all habitable levels overlooking the yard revealed by the building recess
Design Standards
F.
Maximum front setback requirements shall not apply to the recessed area.
Exterior building walls defining the garden area shall be treated as facades to include detail consistent with the facade along the front street.
D. 
Arcade frontage.
Frontage Type
A.
Shall be designed with a row of columns that supports habitable space, or a canopy, projecting over the first story facade to the property line
This type is conventional for a first-story retail use.
Requirements
Shall be a minimum of 12 feet deep along the front street and/or secondary street
C.
Shall project only over private property
The first story of the building behind the row of columns shall meet all requirements of the shopfront frontage type.
E.
A public access basement shall be granted to the City of Holland for sidewalk access.
Design Standards
Shall provide a vertical clearance of a minimum of 8 feet above grade
G.
The front of the columns shall be used to calculate required setbacks.
E. 
Common yard frontage.
Frontage Type
Shall be designed to have a landscaped frontage along the front street and/or secondary street
Requirements
B.
Shall provide a continuous lawn and trees between buildings and between buildings and sidewalks
Shall provide a minimum four-foot-wide paved walkway connecting the main entrance of the principal building to the sidewalk along the front street
Design Standards
D.
Lawn areas shall be mowed regularly and maintained.
E.
See landscape standards, Article 39-6.
[7-21-2021 by Ord. No. 1796; amended 7-20-2022 by Ord. No. 1819; 5-3-2023 by Ord. No. 1835; 9-3-2025 by Ord. No. 1852]
Setbacks
(feet)
Front Street
H
Subdistrict
First Floor
4th + Story Step Back
Secondary Street
Interior Side
Rear
Height
(stories)
Minimum
Maximum
Minimum
Minimum
Maximum
Minimum
Maximum
Minimum
Maximum
Minimum
Maximum
CDT Central Downtown
0
6
15
0
6
0 or 15
10 or 15
0
—
2
6
NDT North Downtown
5
10
15
5
10
0 or 10
—
0 or 30
—
2
6, 9, or 12
EDT East Downtown
5
10
15
5
10
0 or 10
—
0 or 30
—
2
6
WDT Waterfront Downtown
5
10
15
5
10
0 or 10
—
0 or 30
—
2
2, 4, or 6
CENT Centennial
5
10
15
5
10
0 or 10
—
0
—
2
6
RM River-Michigan
10
15
—
10
15
15
—
25
—
1
2 or 4
SIXT 16th Street
0 or 10
6 or 15
—
0 or 10
6 or 15
0 or 15
—
0 or 30
—
2
4
WASH Washington
0
6
—
0
6
0 or 15
—
0
—
1
3
SSV South Shore Village
20 or 5
30 or 10
—
10
—
0 or 10
0
0
—
1
3
NOTES:
For additional requirements, see Section 39-2.22, Waterfront Overlay District.
See Section 39-9.02 for restrictions on side yard parking.
Along rear property lines, adjacent to an LDR, CNR, MDR, TNR, HDR, or MHR Zone District, a setback of at least 10 feet and a six-foot-high screening fence along the property line are required.
A fifteen-foot side setback may be permitted to allow for a public pathway to the rear of the site. See Section 39-3.14.
Along River Avenue, a minimum setback of 10 feet shall apply.
For property on the north side of 17th Street, a minimum front setback of 20 feet may be permitted, provided a public sidewalk easement is granted along the entire lot width.
For property on the south side of 17th Street.
H
15 foot minimum stepback from first story building line on the front street; or 6% of building depth, whichever is less.
For regulations with multiple dimensions in this chart, see Section 39-3.14 for specific situations when each dimension applies.
[7-21-2021 by Ord. No. 1796]
A. 
CDT: Central Downtown.
Front Street Setback (First Floor)
Minimum
0 feet
Maximum
6 feet
Secondary Street Setback (First Floor)
Minimum
0 feet
Maximum
6 feet
Interior Side Setback (First Floor)
Option 1
Minimum 0 feet; maximum 0 feet
Exception: If adjacent to LDR, MDR, or TNR Zone Districts:
•
10-foot setback, with 6-foot-high solid fence along property line
Option 2: public through pathway
15-foot side setback permitted if:
•
Side property line is a minimum of 150 feet from any intersection or existing property line that has chosen Option 2.
•
Shall have an unobstructed pathway of at least 8 feet in width running the entire length of the setback.
•
Shall be open and available to the public, and have public amenities such as seating, fountains, landscaping and/or public art. Outdoor dining for restaurants is also encouraged.
•
The property owner shall dedicate a public access easement to the City.
Rear Setback (First Floor)
Minimum
0 feet
Maximum
No maximum
Upper Story Step Back
Required after 4th story
15-foot minimum step back from first story building line on the front street; or 6% of building depth, whichever is less
Building Height
Minimum
2 stories
Maximum
6 stories
F-CDT Central Downtown
B. 
NDT: North Downtown.
[Amended 7-20-2022 by Ord. No. 1819]
Front Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Secondary Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Interior Side Setback (First Floor)
Adjacent to residential
Minimum 10-foot setback and 6-foot-high screening fence required at property line
Adjacent to nonresidential
No minimum, no maximum
See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
0 feet, except adjacent to TNR, LDR, or MDR, where there shall be a 30-foot minimum setback
Maximum
No maximum
Upper Story Step Back
Required after 4th story
15-foot minimum step back from first story building line on the front street; or 6% of building depth, whichever is less
Building Height
Minimum
2 stories
Maximum
6, 9, or 12stories
See Building Height Map in Section 39-3.04.
F-NDT North Downtown
C. 
EDT: East Downtown.
Front Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Secondary Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Interior Side Setback (First Floor)
Adjacent to residential
Minimum 10-foot setback and 6-foot-high screening fence required at property line
Adjacent to nonresidential
No minimum, no maximum
See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
0 feet, except adjacent to TNR, LDR, or MDR, where there shall be a 30-foot minimum setback
Maximum
No maximum
Upper Story Step Back
Required after 4th story
15-foot minimum step back from first story building line on the front street; or 6% of building depth, whichever is less
Building Height
Minimum
2 stories
Maximum
6 stories
F-EDT East Downtown
D. 
WDT: Waterfront Downtown.
Front Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Secondary Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Interior Side Setback (First Floor)
Adjacent to residential
Minimum 10-foot setback and 6-foot-high screening fence required at property line
Adjacent to nonresidential
No minimum, no maximum
See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
0 feet, except adjacent to TNR, LDR, or MDR, where there shall be a 30-foot minimum setback
Maximum
No maximum
Upper Story Step Back
Required after 4th story
15-foot minimum step back from first story building line on the front street; or, 6% of building depth, whichever is less
Building Height
Minimum
2 stories
Maximum
6 stories
4 stories if the entire footprint of the building is within 200 feet of the ordinary high-water mark of Lake Macatawa
Waterfront
See Section 39-2.22, Waterfront Overlay District.
F-WDT Waterfront Downtown
E. 
CENT: Centennial.
Front Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Secondary Street Setback (First Floor)
Minimum
5 feet
Maximum
10 feet
Interior Side Setback (First Floor)
Adjacent to residential
Minimum 10-foot setback and 6-foot-high screening fence required at property line
Adjacent to nonresidential
No minimum, no maximum
See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
0 feet
Maximum
No maximum
Upper Story Step Back
Required after 4th story
15-foot minimum step back from first story building line on the front street; or 6% of building depth, whichever is less
Building Height
Minimum
2 stories
Maximum
6 stories
F-CENT Centennial
F. 
RM: River-Michigan.
Front Street Setback (First Floor)
Minimum
10 feet
Maximum
15 feet
All front street yards shall be landscaped and include a minimum of 1 public amenity, such as a bench, trash can, or public art.
Parking in the front yard is prohibited, but access driveways are permitted. See Section 39-9.02.
Secondary Street Setback (First Floor)
Minimum
10 feet
Maximum
15 feet
All secondary street yards shall be landscaped and include a minimum of 2 public amenities, such as benches, trash cans, or public art, unless the lot contains a single-family home.
Parking in the secondary street yard is prohibited, but access driveways are permitted.
Interior Side Setback (First Floor)
Minimum
15 feet
Maximum
No maximum. See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
25 feet
Maximum
No maximum
Upper Story Step Back
Not required
Building Height
Minimum
1 story
Maximum
4 stories:
Adjacent to South River Avenue, between 14th Street and 18th Street; and
Adjacent to Michigan Avenue between 24th Street and 26th Street
2 stories: all other lots
F-RM River Michigan
G. 
SIXT: 16th Street.
Street Setbacks (First Floor)
Other streets
Minimum
0 feet
Maximum
6 feet
River Avenue
Minimum
10 feet
Maximum
15 feet
Interior Side Setback (First Floor)
Adjacent to residential
15 feet minimum, no maximum
Adjacent to nonresidential
No minimum, no maximum
See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
0 feet, except adjacent to residential zone districts, where there shall be a 30-foot minimum setback
Maximum
No maximum
Upper Story Step Back
Not required
Building Height
Minimum
2 stories
Maximum
4 stories
F-SIXT 16th Street
H. 
WASH: Washington.
1
No side setback is permitted between 18th Street and 19th Street.
Front Street Setback (First Floor)
Minimum
0 feet
Maximum
6 feet
Secondary Street Setback (First Floor)
Minimum
0 feet
Maximum
6 feet
Interior Side Setback (First Floor)
Between 18th Street and 19th Street
Must be built to side property line
Other properties
No minimum, no maximum
Adjacent to residential
15 feet minimum, no maximum
Rear Setback (First Floor)
Minimum
0 feet
Maximum
No maximum
Upper Story Step Back
Not required
Building Height
Minimum
1 story. All 1-story buildings shall have a parapet at the top of the front facade extending a minimum of 4 feet above the roofline.
Maximum
3 stories
F-WASH Washington
I. 
SSV: South Shore Village.
[Amended 5-3-2023 by Ord. No. 1835]
Front Street Setback (First Floor)
Minimum
20 feet, north side of 17th Street
5 feet, south side of 17th Street
Maximum
30 feet, north side of 17th Street
10 feet, south side of 17th Street
Secondary Street Setback (First Floor)
Minimum
10 feet
Maximum
No maximum
Interior Side Setback (First Floor)
Adjacent to residential
Minimum 10-foot setback and 6-foot-high screening fence required at property line
Adjacent to nonresidential
No minimum, no maximum
See Section 39-9.02 for side yard parking standards.
Rear Setback (First Floor)
Minimum
0 feet
Maximum
No maximum
Upper Story Step Back
Not required
Building Height
Minimum
1 story
Maximum
3 stories
F-SSV South Shore Village
Additional Standards and Waiver Requests
[7-21-2021 by Ord. No. 1796]
A. 
A maximum of three waiver requests are permitted for the following standards:
1. 
Setbacks. A maximum of two setback waiver requests are permitted; however, one setback waiver request shall be for a building corner setback.
2. 
Entrances every 60 feet in building width.
3. 
Percentage of window glass required.
4. 
Window location.
5. 
Percentage of visible light transmission (VLT) required.
6. 
Sign location.
B. 
Waiver requests for all other standards in Article 39-3 are not permitted.
C. 
Planning Commission shall grant a waiver request if, in the opinion of Planning Commission, the following criteria are met:
1. 
One of the following criteria is met:
a. 
There are two or more standards in Article 39-3 that cannot be met simultaneously when applied to the building or property;
b. 
The building or property is subject to a unique circumstance, not caused by the owner, developer, or designer, that renders compliance with a standard of this article impossible or not practical; or
c. 
The waiver request is meant to increase the walkability of the subdistrict.
2. 
Both of the following criteria are met:
a. 
The building and site design clearly still meet the intent of the Form-Based Code even though all standards will not be met; and
b. 
The waiver will not create an unsafe and/or unwelcoming pedestrian environment.
[7-21-2021 by Ord. No. 1796; amended 2-1-2023 by Ord. No. 1834]
The front facade of a new one story building shall be a minimum of 16 feet in height measured from the floor to the roof as described in Section 39-1.07D. The height may include four feet of parapet that extends the full width of the building. Additions to existing buildings that do not meet this requirement must comply with Section 39-13.03, Nonconforming structures.
[7-21-2021 by Ord. No. 1796]
Regardless of building or frontage type, all building corners at street intersections shall include corner architectural features designed to provide a welcoming gateway to the block. Buildings at intersections shall also have an entrance facing the corner. Acceptable corner architectural features include the following. The Planning Commission may approve alternate architectural features upon determining that they meet the intent of this section.
•
Peaked or decorative roof.
•
Additional glass.
•
Clock tower or similar feature.
•
Support column for upper floors.
•
Vertical facade differentiation so that the corner stands out.