On the agenda: Buchanan packet — data center (Jul 14)

CITY OF BUCHANAN PLANNING COMMISSION
TUESDAY, JULY 14, 2026 – 6:00 PM
CHAMBER OF BUCHANAN CITY HALL - 302 N REDBUD TRAIL, BUCHANAN MI
AGENDA
The City of Buchanan Planning Commission, in compliance with Michigan’s Open Meetings Act, hereby gives notice of a Planning Commission meeting
to be held in the Chamber of City Hall.
* Comments may also be submitted in writing at least 4 hours in advance to the Zoning & Community Development Director Kristen Gundersen at
[email protected]
* Buchanan City will provide necessary and reasonable auxiliary aide and services to those individuals with disabilities who wish to attend the public
meeting upon receiving at least one (1) week’s prior notice. Any such individual requiring such aids or services should contact the city in writing or by
telephoning: Buchanan City Clerk; 302 North Redbud Trail, Buchanan, MI 49107, 269-695-3844.

I.

PUBLIC HEARING
A. Call to Order
B.

Roll Call

C.

The purpose of the public hearing is to hear public comments on proposed amendments to Table
71-J – Use Matrix and Article V Definitions and any other sections of the Unified Development
Code related to residential housing options.

D. Opening of Hearing and Statement of Purpose of the Hearing
E.

Announcement of the Rules of the Hearing

F.

Presentation by the Applicant

G. Presentation by the Opposition
H. Applicant's Rebuttal
I.

Closing of Hearing

II.

Regular Meeting - Call to Order

III.

Pledge of Allegiance

IV.

Roll Call

V.

Approve Agenda

VI.

Public Comments - Agenda Items

VII.

Approve Minutes
A. Consider the Regular Meeting Minutes from May 12th, 2026.

VIII.

Old Business
A. Master Plan Update Discussion 6 – Open House/Pop-Up Event Results – Future Land Use Map and
Goals and Objectives - Update and Next Steps

IX.

New Business
A. Consideration of a Text Amendment to Table 71-J Use Matrix and Article V Definitions Relating to
Residential Uses in the Unified Development Code

City of Buchanan Planning Commission Agenda

Page 1 of 2
1

X.

Public Comment - Non-Agenda Items Only

XI.

Zoning & Community Development Director Comments

XII.

Commissioner Comments

XIII.

Adjournment

City of Buchanan Planning Commission Agenda

Page 2 of 2
2

Item I. C.

302 Redbud Trail North
Buchanan, MI 49107
Tel: (269) 695-3844
Fax: (269) 695-4330

POSTED: June 18, 2026
NOTICE OF PUBLIC HEARING
CITY OF BUCHANAN, MICHIGAN
PLANNING COMMISSION
PLEASE TAKE NOTICE that the City of Buchanan Planning Commission will hold a Public Hearing
on Tuesday, July 14, 2026, beginning at 6:00 p.m. at Buchanan City Hall, 302 N. Redbud Trail,
Buchanan, Michigan 49107. The purpose of the public hearing is to hear public comments on
proposed amendments to Sections 71-18 Uses – Table 71-J Use Matrix – Residential and Article
V Definitions and any other sections of the Unified Development Code that may be necessary.
At the hearing, all interested parties will be allowed to be heard. All materials concerning this request
are available for public inspection at City Hall, 302 N. Redbud Trail, Buchanan, MI 49107, during
normal business hours.
Written comments may also be submitted in advance of the meeting to Kristen Gundersen, either
by delivery to Buchanan City Hall or via email to [email protected]
Kristen Gundersen
Planning and Community Development Director

Kalla Langston
City Clerk

www.cityofbuchanan.com

3

Item VII. A.

CITY OF BUCHANAN PLANNING COMMISSION
TUESDAY, MAY 12, 2026 – 6:00 PM
CHAMBER OF BUCHANAN CITY HALL - 302 N REDBUD TRAIL, BUCHANAN MI
MINUTES
I.

The City of Buchanan Planning Commission, in compliance with Michigan’s Open Meetings Act, hereby gives notice of a Planning Commission
meeting to be held in the Chamber of City Hall.

II.

* Comments may also be submitted in writing at least 4 hours in advance to the Zoning & Community Development Director Kristen
Gundersen at [email protected]
* Buchanan City will provide necessary and reasonable auxiliary aide and services to those individuals with disabilities who wish to attend
the public meeting upon receiving at least one (1) week’s prior notice. Any such individual requiring such aids or services should contact the
city in writing or by telephoning: Buchanan City Clerk; 302 North Redbud Trail, Buchanan, MI 49107, 269-695-3844.

III.

Regular Meeting - Call to Order
Meeting called to order at 6:00 PM.

IV.

Pledge of Allegiance
Houser led in the pledge of allegiance.

V.

Roll Call
Present: Vigansky, Pleasant, Brown, Houser, Lysy, Garry (arrived at 6:04 PM and left at 7:12 PM)
Absent:
City Staff Present: City Manager Tony McGhee, City Clerk Kalla Langston-Weiss, Planning & Community
Development Director Kirsten Gundersen

VI.

Approve Agenda
Brown moved, seconded by Pleasant, to approve the agenda as presented. Voice vote carried
unanimously.

VII.

Public Comments - Agenda Items
Randy Hendrixson – Would like to suspend his current application to be on the Planning Commission in
favor of John Wregglesworth.

VIII.

Approve Minutes
A. Minutes consider approving the Meeting Minutes from April 14th, 2026.
Lysy wondered if the section that mentions sight lines for Oak St and Main St was actually meant to
refer to Oak St and Days Ave.
Lysy moved, seconded by Brown, to approve the minutes with the amendment of section 8A, removing
mention of Main St and Oak St. Voice vote carried unanimously.

IX.

Old Business
A. Planning Commission Interviews & Appointments
1) Randy Hendrixson
Hendrixson has withdrawn his application.
2) John Wregglesworth

City of Buchanan Planning Commission Minutes

Page 1 of 3
4

Item VII. A.

Brown asked his experience with Planning and jobs. Wregglesworth answered that he’s been in
business in this town for over 25 years, including jobs he’s worked alongside the City. Brown asked why
he was interested in joining the Planning Commission, and Wregglesworth answered that he’s at a
point where he has the time. Vigansky asked if he’d be able to show up to the monthly meetings, and
he responded affirmatively.
Houser asked how he’d handle a proposed project that met all ordinance requirements but that he
personally didn’t approve of, and Wregglesworth answered that personal opinions wouldn’t have
anything to do with it.
Langston-Weiss noted that Wregglesworth had applied to the DDA, and during his interview she’d
thought he would be perfect for the Planning Commission. Gundersen gave some information on
Planning Commission meetings and training.
Vigansky moved, seconded by Brown, to recommend approval of John Wregglesworth to the Planning
Commission. Roll call vote carried unanimously.
X.

Old Business
A. Master Plan Update
Marcy Hamilton of the South West Michigan Planning Association was present to update the board on
the survey results. Lysy asked if there was a theory as to why there were fewer responses than last
time. There is not a clear reason, as the survey was well advertised. Hamilton stated that it’s best when
there are a number of different ways for residents to provide feedback, as they are doing by having an
open house as well as the survey. There was discussion of strategies for different pop events or open
houses. The information is posted to Facebook and the City website in addition to physical copies of
the flier that were distributed around town.
Gundersen asked what feedback they should focus on getting from people attending the engagement
sessions. She and Hamilton suggested questions and information about historic preservation, blight,
and code enforcement. Hamilton mentioned seeking feedback about the future land use map, and
there was discussion of the goals and logistics of the future land use map. Gundersen directed the
board to think about what they’d like to see on it and to submit their thoughts to her for a future work
session.
B. UDC – Signs
Gundersen presented her draft language and additional edits and additions. There was continued
discussion of iconic signs from the previous meeting. Vigansky asked about an issue with signs on the
sidewalk and Gundersen shared that she had explained to the property that only sandwich boards
were allowed on the sidewalk. She also clarified that feather flags cannot be in the public right of way
but in the draft ordinance there can be two on private property.
Gundersen will send the draft language to the city attorney, with the goal of having a final meeting
about it in August before holding public hearings in September.
C.

UDC - Buffering, Trees, Fencing

Gundersen anticipates having material from the tree board for review at the Planning Commission’s
July meeting.
D. UDC - Site Triangle, Parking and Planned Unit Development
Gundersen will have information on this at July’s meeting as well.
XI.

New Business

City of Buchanan Planning Commission Minutes

Page 2 of 3
5

Item VII. A.

A. Proposed Amendment to UDC Table 71-J Use Matrix – Residential
Most of the residentially zoned districts in the city allow for multifamily development. The City is
selling some parcels it owns for home construction, and the size of the lots makes sense for duplexes.
Gundersen is proposed aligning this district with its neighboring districts by changing the zoning. She
also proposed having 4 and 8 unit apartments available as a special use. Pleasant noted that 4 unit
dwellings had different financing options than 8 unit dwellings and could possibly be treated
differently, there was discussion of requirements of different sizes of dwellings.
Vigansky asked about Churches in the D (Downtown) district and their requirements. Gundersen
clarified that they’d need a special use permit for religious assembly in that district, but the church in
question is grandfathered in. Gundersen will also add some additional language about ADUs and there
was discussion of what it would look like to allow them downtown.
XII.

Public Comment - Non-Agenda Items Only
None.

XIII.

Zoning & Community Development Director Comments
None.

XIV.

Commissioner Comments
Lysy – Progress is being made, slowly but surely. Gundersen mentioned that the Design Review
Committee is deciding what their standards will be in the updated code.
Vigansky – Asked if there would be multiple public hearings or several at once, Gundersen confirmed it
would be the latter. Vigansky appreciates her outlining the timeline. Vigansky shared he was running
for City Commissioner again.
Brown – Thanked everyone for their hard work.
Pleasant – Thanked everyone, thanked Wregglesworth for volunteering.
Houser – Asked about terms, Langston-Weiss shared that Houser, Pleasant, and Lysy would be up for
reappointment. Brown’s term will end in June 2026.

XV.

Adjournment
Meeting adjourned at 7:59 PM.

_______________________________________

_______________________________________

Kalla Langston-Weiss, City Clerk

Chairperson Tony Houser

City of Buchanan Planning Commission Minutes

Page 3 of 3
6

Item VIII. A.

Memorandum
Date:

July 5, 2026

To:

Planning Commission Members

From:

Kristen Gundersen, Planning and Community Development Director

Subject:

Master Plan Update Discussion 6 – Open House/Pop-Up Event Results –
Future Land Use Map - Update and Next Steps

Background
During the January 2026 meeting, Marcy Hamiliton representative from the Southwestern Michigan
Planning Commission (SWMPC) attended the meeting and reviewed the timeframe for the creation
of the update of the 2021 Master Plan.
Master Plans are a guiding document that create goals and objections of how the community should
look 10 – 20-years into the future. The Michigan Planning Enabling Act requires adopted plans to be
reviewed every 5-years to determine if any changes are needed. In 2024, the Michigan Planning
Enabling Act was amended to add housing related requirements to master plans.
Three Sections of Act 33 of 2008 were amended, below is one excerpt from Section 125.3807 with
the new language underlined.
125.3807 Master plan; adoption, amendment, and implementation by local government;
purpose.
Sec. 7.
(1) A local unit of government may adopt, amend, and implement a master plan as provided in
this act.
(2) The general purpose of a master plan is to guide and accomplish, in the planning jurisdiction
and its environs, development that satisfies all of the following criteria:
(a) Is coordinated, adjusted, harmonious, efficient, and economical.
(b) Considers the character of the planning jurisdiction and its suitability for particular uses,
judged in terms of such factors as trends in land and population development.
(c) Will, in accordance with present and future needs, best promote public health, safety,
morals, order, convenience, prosperity, and general welfare.
(d) Includes, among other things, promotion of or adequate provision for 1 or more of the
following:
(i) A system of transportation to lessen congestion on streets and provide for safe and efficient
movement of people and goods by motor vehicles, bicycles, pedestrians, and other legal users.
(ii) Safety from fire and other dangers.
(iii) Light and air.
(iv) Healthful and convenient distribution of population.
(v) Good civic design and arrangement and wise and efficient expenditure of public funds.
(vi) Public utilities such as sewage disposal and water supply and other public improvements.

7

Item VIII. A.

Memorandum

(vii) Recreation.
(viii) The use of resources in accordance with their character and adaptability.
(ix) A range of housing types, costs, affordability, attainability, ages, and other characteristics,
including single- and multiple-family dwellings, to serve the housing demands of a diverse
population.
Open House and Pop-Up Event Results
On June 9th, the City hosted an Open House to gain input on future land use, funding priorities,
historic preservation, housing options and property appearance. A pop-up event took place on June
13th as part of the Farmers Market. Approximately 50 people attended the open house and staff
talked to more than 50 people at the farmers market on Saturday, June 13th.
Marcy Hamilton from the Southwest Michigan Planning Commission will be at the July meeting to
review results of the open house and pop-up event and to guide discussion on the future land use
map and to start discussions on goals and objectives. Attached is a summary of the comments
heard along with the funding exercise.
The administrators of a grant the city received were visiting on June 12th and 13th. They completed a
tour of the community and attended the pop-up event at the farmer’s market. Attached are the
comments received.
Future Land Use Map. Attached is an excerpt from the 2021 Master Plan associated with Future
Land Uses and Map to help guide the discussion. Staff also included the current zoning map.
We will also review the current zoning map to determine if there are areas that should be located in
a different zoning district (i.e., the parcels located behind Lowrys on River Street). The summary of
the June 9th Open House includes information associated with specific parcels for Review of the 2021
Future Land Use Map and the current zoning district titles and allowed uses suggest the names for
the future might need to be revisited. Options could include:

1. Residential - NE Neighborhood Edge and GN General Neighborhood districts
2. Mixed use - Residential/Commercial - would be the NC neighborhood Center zoning
district
3. Commercial - SC Suburban Commercial district
4. Downtown - D Downtown District
5. Industrial – I Industrial District
6. Recreation/open space - N Nature district
7. Institutional - governmental, schools, cemetery – these uses are allowed in the
several of the existing zoning districts

8

Item VIII. A.

Memorandum

Goals and Objectives.
Attached is Goals, Objectives and Action Plan from the 2021 Master Plan. The 2021 Plan included
12 areas consisting of 32 objectives and 51 goals. Following is the number of objectives and goals
for each area:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.

Hometown Character – 2 objectives – 2 goals
History & Art – 4 objectives - 3 goals
Recreation & Tourism – 2 objectives - 5 goals
Thriving Business Climate – 3 objectives - 7 goals
Infrastructure – 2 objectives 4 goals
Education – 3 objectives 2 goals
Housing -3 objectives 6 goals
Responsive Government – 5 objectives 5 goals
Transportation & Mobility – 3 objectives 5 goals
Land Use – 1 objective 4 goals
Natural Resources – 3 objective 4 goals
Regional Leadership – 1 objective 4 goals

Staff would recommend condensing the number of “areas” or topics. Following is an example of the
Options:
1.

2.

3.

4.

5.

Strong Neighborhoods and Housing – increase housing options, diversity, and supply,
support existing housing improvement program, housing incentives, vacant and
underutilized buildings/properties, built environment, short-term rentals
Vibrant Community –natural resources (wetlands, forested areas, streams, river),
connecting trails, walkability, complete streets, architecture, historic districts, art, culture,
education, non-profits, public events
Infrastructure, Public Assets, Utilities and Services – streets, alleys, sidewalks, trails, sewer,
water, stormwater, city owned buildings, asset management, parks/recreation facilities and
programming, canopy trees (Tree City USA), public parking, broadband, capital improvement
planning, public transportation, waste disposal and recycling, brush/yard waste, public
safety -fire, police, snow removal
Effective Government – responsive, transparency, communication, public participation, fair
treatment, land use and zoning, code enforcement, attain/maintain Redevelopment Ready
Certification and implement best practices, participate in regional bodies/efforts (NATS,
economic development organizations, etc), cooperation with local governments and the
County
Economic Vitality– downtown, DDA, commercial, industrial, tourism, economic
development, redevelopment, marketing, business and entrepreneurship support

9

Item VIII. A.

Memorandum

Next Steps
Review the survey results prior to the meeting and be prepared to discuss any changes to the Future
Land Use Map. If time allows, we will also discuss moving from 12 areas to 5 areas with goals and
objectives.

10

Item VIII. A.

Duplexes and Triplexes

Single-Family Houses

• Maintain quality construction and
architecture. Locate on property around
Redbud Fitness.
• Where is Parking?
• With limits. Not excluding them from
the downtown altogether
• On outskirts of town, not in or near
• Love this idea
• Yes with limits
• Duplexes and triplexes are not
conducive to well maintained areas.

• Single family needed wherever vacant lots
are available. I like this cottage style but do
not limit other styles
• I appreciate areas where single family and
home ownership is promoted.
• This style fits in with most of the houses
in and around my neighborhood (near the
senior center)
• Single family homes encourage families
that are starting out to live here and the
schools will thrive
• Single family <3
• Love this
• Smallish, affordable starter homes –
“Cottage court” cheapest.
• A tiny house community would be great,
or tiny houses dispersed with normal sized
housing
• Needed- consider the Buchanan promise
(families need houses)
• Senior tiny houses (800 sq ft or less),
safety priority, small community
• Yes! 100% anywhere
• Yes, anywhere

Do you or do you not
like the housing type?
Where to allow?
Where not to allow?

Accessory Dwelling
Units

• Yes! Tiny homes on owner
occupied property with
coordinating aesthetic of main
home
• Accessory should be closed
structure with doors. Not just lean
to
• Accessory structure should
match main residence
• Yes anywhere
• Accessory dwelling should match
or resemble main structure
• Yes! This is what we have wanted
for some time. Consider: corner of
4th and M

11

Item VIII. A.

Multiple-family
Apartments

• No location restrictions. Could be built
near Redbud Fitness
• Not for single family residential area.
Not on same street
• Outskirts only, no where in town or
near it.
• No, but if you must
• That would be fantastic
• Good but should be a grade higher than
our existing apartment complexes
• Multiple family apartments are okay.
There is lots of greenspace for kids and
well taken care of.
• Aesthetics important!
• Yes, where there’s room. Need a limit
on percentage of rental vs. home
ownership
• Anywhere land is available.

Multiple-family
Condominiums

• No location restrictions. Many areas
available.
• Yes – North Redbud
• Only on the outskirts. Not downtown or near
it.
• No, but if you must
• Yes
• Not on same street. Not mixed in with single
family residences
• Allow everywhere and anywhere
• Yes! Consider the corner of 4th and
Chippewa, No association needed
• There’s a need for rentals but not in
downtown area.
• Would like one-level, smaller homes for
seniors – “A neighborhood”

Townhouses

• No location restrictions. Many areas
available.
• Not on same street. Not mixed in with
single family residences
• River Street
• River Street
• Perfect for River Street Area
• River street area would benefit
perfect for this type of housing.
• River Street
• River street, Redbud Fitness-land,
Young family, senior living, affordable
options.
• Yes

12

Item VIII. A.

Which of the following topics should be a priority for code enforcement?
Put dots next to the most important topics.
Cluttered Yards

Total dots: 36

Vacant Buildings
Total dots: 28

Deterioration of Buildings

Tall Grass/Overgrown Yard
Total dots: 40

Total dots: 13

13

Item VIII. A.

How should the City manage the rehabilitation and
restoration of buildings in the Downtown District
to promote tourism and preserve the small-town
character. Use a sticky dot to vote for the best method:
Encourage landowners/developers to maintain historical elements:
Total dots: 8

Incentivize landowners/developers to maintain historical elements:
Total dots: 23

Mandate landowners/developers to maintain historical elements:
Total dots: 0

14

Do you agree with these future land uses?
What comments or suggestions do you have for
these areas?

Item VIII. A.

North Red Bud
Trail/Main Street

South Red Bud Trail
• Residential mixed
use
• I agree with
anything that brings
in truly affordable
housing
• Multi-family
residential
• Drive-in restaurant
or hot dog place near
the RR tracks, singlefamily residential
otherwise
• Fire department
• Fire dept
• Fire department
and use their current
station location for
housing
• Single family
needed
• Trees

• Some camping spots along
river and fishing deck
• Trees
• Drive-in movie
• Senior tiny housing. Not
apartments but 800 sq ft
housing community
• Where AEP is could be
used for some sort of tiny
home community or more
housing
• Townhouses along Red
Bud up to Bluff St
• Residential Only!!
• Dense residential
(townhouses, tiny houses,
missing middle modest
homes)

15

Item VIII. A.

Do you agree with these future land uses?
What comments or suggestions do you have for these areas?
Would you support housing and neighborhood commercial at this site?
River Street Area

• Yes to housing and neighborhood commercial
• Multi-family residential
• Senior tiny housing. Not apartments but small
800 sq ft housing community
• Single-family residential
• Picnic pavilions and link up with McCoy Creek
Trail with a boardwalk
• Residential mixed use
• No industrial. Businesses so close to the heart of
our town. Recreation and land conservation.
TREES
• Single family homes would be great and truly
affordable for working class
• Residential and land conservation
• Yes!
• Residential – recreation trails and park
• Drive-in theatre

16

Item VIII. A.

City of Buchanan
Zoning map
Zoning Districts
Natural (N)
Neighborhood Edge (NE)
General Neighborhood (GN)
Neighborhood Center (NC)
Downtown (D)
Suburban Commercial (SC)
Industrial (I)
Planned Unit Development (PUD)

Future Land Use map

City of Buchanan

Overlay Districts (not depicted on map)
fj
• Short-Term Rental
Sec. 71-16.H.11

—

Future Land Use 2021
Commercial and Light Industrial
Mixed Use
Auto Oriented Commercial
|

|
Traditional Downtown Commercial
Public/Semi-Public
Residential Mixed Use

Multi-Family Residential
Single-Famiy Residential
Recreational & Land Conservation

L

Cree’

J City of Buchanan
Parcel
Water

Major & Local Roa
Not Certified Road
Railroad
Source
Ban Layon MCGi. Fonwort »17
Parc*l Bo-non County. 2017

11, 2021

So^rvMl MCHgan WaWfl Com*W«n

Esri, HERE, Esri, HERE, Garmin, GeoTechnologies, Inc., Intermap, USGS, EPA

• Single Family
• Do not mix in multi-family
residential with single family
• Culvers
• More single-family
residential
• Arby’s more fast food
• Mix in some multi-family
residential with the single
family
• B&Bs (short term rentals)
scattered throughout the
City, not concentrated in a
ghetto.
• Area that is planned for
Residential Mixed Use north
of W. Fourth between
Chippewa and Moccasin –
Comment – Recreational &
Land Conservation or Single
Family Residential

17

Item VIII. A.

City of Buchanan Community Investment Exercise
Instructions: The City of Buchanan would like your input on community priorities.
Imagine you have $100 to invest in projects and initiatives throughout the City. Review the
list of initiatives and decide how you would distribute your $100 among them based on
what you believe are the most important priorities for the community.
You may allocate all of your funds to one initiative or divide them among multiple initiatives
in any way you choose. If you choose to allocate funds to the “other” category, please write
in the specific project, program, or initiative you would like the City to consider. The total
amount allocated must equal $100.
Please write the dollar amount you would assign to each initiative.
Priority Topics
Improving quality of existing roads
Improving public transportation
Improve quality of existing sidewalks
Improving trails
Improving parks
Improving drinking water
Write-in Spending Options
Commercial Façade Grants
Fire Department
Preventing data centers
Potholes/parking lots
Reduce Water/Sewer Rates
Community Outreach
Public Safety/Inspections
Beautify Downtown
Residential Façade Grants (according to
Historic Preservation Standards
Community Arts
Tourism
Keep Parks & Streets Clean

Total Dollars Spent

$1,620.00
$525.00
$485.00
$435.00
$230.00
$140.00
$90.00
$85.00
$70.00
$30.00
$30.00
$30
$25
$20
$20
$20
$20
$10

39 forms were completed with $3,900 in spending.
19 forms were completed during the open house on June 9, 2026.
20 forms were completed during the pop-up event on June 13, 2026.

18

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

Thriving Communities Program Trip Report
Contract Number: 69A6212450011
Community Name: City of Buchanan, MI
Date of Visit: 06/11/2026 – 06/14/2026
Attended By: Dwayne K Morgan (COMTO), Michelle Hiett (COMTO), Greyson Evans (Mercer
County), Kristen Gundersen (City of Buchanan), Tony McGhee (City of Buchanan)
Submitted By: Dwayne K Morgan
Date: 06/24/2026
Submitted To: United States Department of Transportation
1. Purpose of the Trip
The purpose of the Buchanan, Michigan site visit was to advance the City's participation in the
USDOT Thriving Communities Program by providing direct technical assistance, community
engagement support, and project development guidance related to transportation connectivity,
downtown revitalization, economic development, and quality-of-life improvements.
The visit focused on helping the City move from planning to implementation by engaging local
officials, residents, businesses, philanthropic partners, and community stakeholders. Activities
were designed to validate existing priorities, identify infrastructure needs, evaluate
redevelopment opportunities, and better position Buchanan for future federal and state funding
opportunities.
The purpose of the Buchanan site visit was to provide place-based technical assistance and better
understand the City's transportation, infrastructure, economic development, and community
revitalization priorities. The visit included tours of municipal facilities, redevelopment areas,
downtown assets, and community engagement activities designed to gather resident feedback
and inform future implementation efforts.
During the visit, the COMTO team:
Toured City facilities including City Hall, Public Works, public safety facilities, parks, and
infrastructure assets. Visited key redevelopment sites and discussed future economic development
opportunities. Conducted a walking tour of Downtown Buchanan. Participated in the Farmers
Market and Community Engagement event. Collected resident feedback regarding infrastructure,
housing, downtown revitalization, and quality-of-life priorities.

2. Key Takeaways & Observations
 Infrastructure Remains the Community's Highest Priority
The most consistent finding throughout the visit was the importance residents place on
basic infrastructure improvements. Community engagement results demonstrated strong

19

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

support for investments in roads, sidewalks, and pedestrian infrastructure, with
transportation-related improvements receiving the highest level of support among all
funding categories. Residents repeatedly emphasized the need for improved roadway
conditions, expanded sidewalk networks, and safer pedestrian connections throughout the
community. These findings reinforce the City's ongoing efforts to improve connectivity
and mobility while enhancing overall quality of life.
 Downtown Buchanan Serves as Both an Economic and Community Anchor
The downtown area emerged as one of Buchanan's greatest assets and one of its greatest
opportunities. Observations during the walking tour and feedback gathered during
engagement activities highlighted strong interest in attracting new businesses,
redeveloping underutilized properties, and creating additional destinations that encourage
residents and visitors to spend time downtown. Stakeholders consistently viewed
downtown revitalization as a catalyst for broader economic development and community
growth. The concentration of historic assets, local businesses, cultural amenities, and
community gathering spaces provides a strong foundation for future investment.
 Transportation Connectivity Supports Broader Economic Development Goals
A recurring theme throughout the visit was the relationship between transportation and
economic opportunity. Discussions regarding future rail connectivity, downtown access,
truck movement, pedestrian circulation, and regional mobility demonstrated how
transportation investments are viewed as tools to support tourism, business attraction,
workforce access, and long-term economic resilience. The City's focus on strengthening
connections both within Buchanan and to the broader region aligns closely with the goals
of the Thriving Communities Program.
 Residents Support Growth While Preserving Community Character
While residents expressed support for future investment and growth, they also
emphasized the importance of maintaining Buchanan's small-town identity. Feedback
gathered during engagement activities reflected a desire for thoughtful development that
improves housing opportunities, strengthens neighborhoods, enhances quality of life, and
preserves the characteristics that make Buchanan unique. This balance between growth
and preservation emerged as a consistent theme throughout the visit.
Conclusion & Recommendations
The Buchanan site visit reinforced that the City has a clear vision for its future and strong
alignment between residents, community stakeholders, and local leadership regarding the
investments needed to achieve that vision. Throughout the visit, a consistent message emerged:
Buchanan's future success depends on strategic investments that improve infrastructure,
strengthen downtown, enhance transportation connectivity, and support long-term economic
growth while preserving the community's unique character.

20

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

Observations from the site tour, discussions with City leadership, and feedback gathered during
the Farmers Market and Community Engagement activities demonstrated that residents view
roads, sidewalks, and other foundational infrastructure improvements as critical to the City's
future. At the same time, residents expressed a strong desire to see continued investment in
downtown Buchanan through business attraction, redevelopment of underutilized properties,
expanded community destinations, and enhancements that support both residents and visitors.

The visit also highlighted the interconnected nature of Buchanan's priorities. Transportation
investments are viewed not only as mobility improvements, but as tools to support economic
development, tourism, housing stability, neighborhood revitalization, and overall quality of life.
Likewise, downtown revitalization and community development efforts are closely tied to the
City's ability to improve connectivity, attract investment, and create opportunities for future
growth.
As Buchanan continues its participation in the Thriving Communities Program, technical
assistance efforts should focus on helping the City transition from planning to implementation.
This includes refining project priorities, identifying funding opportunities, strengthening
partnerships, and advancing projects that are aligned with demonstrated community support. The
City has established a strong foundation through community engagement and local leadership;
the next phase of work should focus on converting that momentum into actionable projects that
can compete for state, federal, philanthropic, and private-sector investment.
Overall, the site visit demonstrated that Buchanan possesses many of the key ingredients
necessary for long-term success, including engaged residents, committed leadership, a vibrant
downtown, and a strong sense of community identity. By continuing to build upon these assets
and advancing projects that reflect community priorities, Buchanan will be well positioned to
strengthen connectivity, improve quality of life, and support sustainable economic growth for
years to come.
Next Steps & Action Items
• Continue incorporating community feedback into transportation, infrastructure, and
economic development planning efforts.
• Identify funding opportunities that align with community priorities related to roads,
sidewalks, downtown revitalization, and neighborhood investment
• Continue advancing transportation connectivity initiatives that support economic
development and regional access
• Evaluate opportunities to leverage future federal and state funding programs to advance
implementation-ready projects.
• Evaluate opportunities to leverage future federal and state funding programs to advance
implementation-ready projects.
• Maintain ongoing community engagement as planning and project development activities
move forward.
Overall Assessment:
The Buchanan site visit was highly productive and provided valuable insights into the
community’s priorities, challenges, and opportunities. Through meetings with City leadership,
stakeholder discussions, site tours, and direct engagement with residents, the visit helped validate

21

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

existing priorities related to infrastructure, downtown revitalization, transportation connectivity,
housing, and economic development. The visit also strengthened relationships between the City,
community stakeholders, and the Thriving Communities Program team while identifying several
opportunities for future technical assistance, funding alignment, and project advancement.
Overall, the site visit established a strong foundation for the next phase of work and helped
refine actionable next steps that will support Buchanan’s transition from planning to
implementation.
Site Visit Photos of Farmers Market Community Engagement event

22

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

23

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

24

Item VIII. A.

Conference of Minority Transportation Officials
4121 Wilson Blvd, ste 901, Arlington, VA 22203
comto.org I (202) 506-2917 I EIN 52-1333719

25

Item VIII. A.

Map 20: Future Land Use

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ARTICLE 3 – ZONING

BUCHANAN UDC

Zoning Districts
Natural (N)
Neighborhood Edge (NE)
General Neighborhood (GN)
Neighborhood Center (NC)
Downtown (D)
Suburban Commercial (SC)
Industrial (I)
Planned Unit Development (PUD)
Overlay Districts (not depicted on map)
• Short-Term Rental
Sec. 71-16.H.11

Esri, HERE, Esri, HERE, Garmin, GeoTechnologies, Inc., Intermap, USGS, EPA

Figure 71-A Buchanan Zoning Map (Ord 2026.04/448)

Item VIII. A.

FUTURE LAND USE
The Future Land Use Plan for City of Buchanan is presented in this chapter, including
the Future Land Use Map, which graphically displays this Land Use Plan. After
reviewing existing land use conditions and analyzing the future goals of the City, the
Plan Commission developed a Future Land Use Map. The City of Buchanan has
always made a conscientious effort to develop carefully and responsibly for the future.
City leaders and residents have shown continual support for the preservation and
restoration of natural features as balanced with the social and economic needs of the
community. Accordingly, the Future Land Use Map indicates an increased effort to
provide attractive green and open spaces as well as allow for more mixed-use
developments that bring compatible residential and commercial opportunities together.
The City plans to continue encouraging development in areas with existing
infrastructure which will be more cost effective and provide less impact on the natural
environment. Community wide efforts are also increasing that encourage the
preservation of open spaces and natural features along with the inclusion of bike paths,
park areas, and sidewalks will further enhance the walkability and quality of life in the
community. The following land use classifications represent the community’s desire
for Buchanan’s future growth and development patterns.

Future Land Use Map Classifications
Residential
Single-Family Residential – The principal use of land in this classification is for single-family and may
include other uses as special uses as deemed compatible by the Plan Commission.
Multi-Family Residential – The principal use is for two-family and multi-family dwellings which
includes elderly and assisted-use housing; duplexes, condominiums, or small apartment buildings. Single
family dwellings are also permitted.
Residential Mixed Use – Development under this classification can allow for site-condominium or mixed
use residential projects that encourage the inclusion of affordable housing as well as encourage mixeduse development/redevelopment with compatible commercial uses but remain primarily residential.
Commercial and Industrial
Commercial and Light Industrial Mixed Use – redevelopment incorporating non-residential uses such
as office, business park, commercial, light industrial, and institutional, and could be used to encourage a
compatible mix of non-residential and residential uses although emphasis is primarily commercial.
Auto Oriented Commercial – The principal use is for retail commodities that are more likely to require
automobile traffic and are best served when located on or near arterial streets and within convenient
driving distance of adjacent neighborhoods.
Traditional Downtown Commercial – The principal use is to provide a wide variety of retail
opportunities typically found in a traditional downtown setting. This classification allows and encourages
the mix of residential and commercial uses.
Public/Semi-Public Lands
Public/Semi-Public - Principal definition and uses include government, education, senior centers,
libraries, indoor recreation and cultural venues, and public assembly and cemeteries.
Recreational and Land Conservation
Recreational and Land Conservation - Principal use is for outdoor cultural, recreational, and leisure
pursuits. Also includes active and passive recreation, public assembly, (i.e. The Common) open and
green space, sensitive environmental areas.

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Item VIII. A.

Land Use Classifications and Descriptions
Residential
For all residential designations, property values are a significant concern for residents. When
zoning ordinances are reviewed, some revisions to consider include enhancing housing and
property maintenance codes, reviewing lot division/combination requirements and developing
procedures to ensure future lot divisions do not create incompatible building sites or land usages.
Single Family Residential - The Single Family Residential land use designation is intended to
accommodate strictly single-family residential development. Accessory and support uses are
often permitted such as churches, parks, schools, home occupations and small-scale care
facilities. Future development is permitted in Single Family Residential areas provided the scale
and character of the neighborhood is considered and maintained. It is desirable for neighborhood
streetscapes to include an interconnected street system (where feasible), sidewalks, (especially
along busy streets to make connections with Commercial areas), street trees, and lighting.
Landscaping is encouraged to establish a street edge. In-fill and redevelopment in these areas
should be closely monitored to ensure it is compatible with the surrounding environment.
Multi-Family Residential - The principal use is for two-family and multi-family dwellings; single
family dwellings are also permitted. Recommended uses within Multi-Family Residential areas
include a variety of multiple-family developments such as apartments, loft apartments, duplexes,
townhouses, condominiums, stacked condominiums, and elderly and assisted-use housing. The
majority of Multi-Family Residential sites in the City have already been developed. Zoning
ordinances related to the redevelopment of these Multi-Family Residential areas should
encourage design diversity and modernization while assuring that the building’s mass remains
relatively in character with the neighborhood’s bulk characteristics.
Residential Mixed Use - Development in this classification can allow for site-condominium or
planned unit development residential projects. Suggestions for this classification include the
encouragement of mixed-use development/redevelopment (a compatible mix of residential and
commercial with planned open and green spaces) and inclusionary zoning (provision of
affordable housing). Benefits of a residential PUD include preservation of the natural
topography and resources, maintaining tree cover (Buchanan is a Tree City USA), possible
reduced need for additional infrastructure, and with the connection to recreational areas provides
an amenity that has a great appeal to homebuyers and small business owners. City zoning
ordinances can be created/adapted to guide the decision-making process that will provide the
highest quality of life results.

Commercial and Industrial
Commercial and Light Industrial Mixed Use - Principal use is to incorporate non-residential uses
such as office, business parks, commercial, industrial, and institutional, and could also be used to
encourage a compatible mix of non-residential and residential uses with primary emphasis
remaining commercial. Examples of desirable uses include high technology, research, medical
offices, light manufacturing, light industrial, and related support services. It is suggested that
Commercial Planned Unit Developments (or redevelopment) be encouraged to include attractive
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Item VIII. A.

architectural features and excellent site design that includes landscaping, strong buffers between
possible incompatible uses, environmentally friendly practices, and well-managed access. When
reviewing and/or updating zoning ordinances, attention should be given to strengthening the
language to facilitate the realization of the public’s desire for greater visual buffers between the
public rights-of-way and required on-site parking areas through the use of landscape materials.
Another recommendation is to reduce the number of curb cuts in commercial areas.
Auto Oriented Commercial – The principal use is for retail commodities classified as
“convenience goods” such as groceries and drugs, beauty/barber shops, medical/dental offices,
laundry/cleaning and includes limited types of “durable goods” such as household furnishings
and hardware, variety stores, gasoline stations, and branch banks. Distinct from “Neighborhood
Commercial”, the Commercial areas are more likely to require automobile traffic and are best
when located on or near arterial streets and within convenient driving distance of adjacent
neighborhoods.
Traditional Downtown Commercial – The principal use is to provide a wide variety of retail
opportunities (including those often found in Commercial districts) such as, office space,
parking, and personal business services of all kinds typically found in a traditional downtown
setting satisfying the needs of residents in the community and outlying areas. Some retail
commercial uses typically found in Commercial districts may also be compatible with this
classification. This classification allows and encourages the mix of residential and commercial
uses. Consideration of pedestrian and non-motorized traffic in these areas is critical in
development decisions. The cohesive appearance of buildings in the downtown area and those in
outlying commercial areas greatly maximizes the appeal and vitality of the City as a whole as
does the capability for pedestrian connectivity between residential and commercial areas.

Public/Semi-Public
Principal uses include government, education, senior centers, libraries, indoor recreation and
cultural venues and public assembly. This use is generally not involved in commerce but is
established to promote public enjoyment and safety, as well as government efficiency.

Recreational and Land Conservational
Principal use is for outdoor cultural, recreational, and leisure pursuits. Also includes active and
passive recreation, trails, public assembly, open and green space, sensitive environment areas,
and cemeteries. Recognizing the importance of these amenities to the high quality of life
Buchanan desires, it is highly recommended that areas in this classification remain as they are (if
currently used as described) or redeveloped/converted to one of the described uses as the land
becomes available.

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Item VIII. A.

ZONING PLAN
The Michigan Planning Enabling Act of 2008 calls for master plans to include a zoning plan “for
various zoning districts controlling the height, area, bulk, location, and use of buildings and
premises” by including “an explanation of how the land use categories on the Future Land Use
Map relate to the districts on the zoning map.” The City of Buchanan Zoning Code contains
specific details controlling the height, area, bulk, location, and use of buildings and premises in
each zoning district. The relation between the future land use designations and the current
zoning districts are detailed in this table.
Table 20: Zoning Plan
Future Land Use
Plan Designation

Corresponding Zoning District

Single Family
Residential

The Single Family Residential District principal use is for single
family dwellings. The R-1A sub-district has a minimum six
thousand six hundred (6,600) square foot minimum lot size and the
R-1B sub-district a five-thousand (4,500) square foot minimum lot
size.

Multi-Family
Residential

Residential Mixed
Use

Commercial and
Light Industrial
Mixed Use

The R-2 Two-Family Residential District principal use is for
single family dwellings but in which two-family dwellings are
permitted.
The R-3 Multi-Family Residential District principal use is for
two-family and multi-family dwellings and single-family dwellings
are permitted.
The R-4 Multi-Family Senior Residential District is established
for senior citizen housing preference. Currently there are no lands
designated for this district on the zoning map.
This is a new classification not currently represented in the zoning
ordinance. This category can accommodate single and multi-family
developments with appropriate commercials uses that serve the
residential units. This district should encourage walkable
neighborhoods. Some of the C-1 Neighborhood Commercial
District elements would fit this designation. The C-1Neighborhood
Commercial District principal use is to provide for the retailing of
commodities classed as “convenience goods,” such as groceries
and drugs, and the furnishing of certain personal services such as
beauty shops, barber shops, and pickup stations for laundry and dry
cleaning.
The I-1 Light Industrial District principal use is for certain
industries which do not emit noise, vibration, smoke, dust, odors,
heat, glare, and other influences sufficient to constitute an adverse
influence and detract from adjacent residential areas and
commercial uses near or abutting the Light Industrial District.

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Auto Oriented
Commercial

This is a new classification not specifically represented in the
zoning ordinance. Elements of the C-2 Commercial District
would related to this designation. The C-2 Commercial District
principal use is to provide for the retailing of commodities classed
as “convenience goods,” such as handled in super markets and drug
stores, limited types of “durable goods,” such as household
furnishings and hardware, variety stores, and the furnishing of
services such as gasoline stations, apparel shops and financial
institutions. The district should be located on or near arterial streets
and should be within convenient driving distance of adjacent
neighborhoods.

Traditional
Downtown
Commercial

The C-3 Central Business District principal use is to provide
retailing, parking, personal and business services of all kinds
satisfying the needs of residents of the entire community and the
outlying trade area. Residential dwelling units are not allowed on
the first floor.

Public/Semi Public
Lands

There is not a corresponding zoning district to this future land use
designation. The future land use map has several areas with this
designation including cemetery and school properties. It
recommended that a corresponding zoning district is created in the
next update of the zoning ordinance.

Recreational/Land
Conservation

There is not a corresponding zoning district to this future land use
designation The future land use map shows all current city park
property and preserved lands. It recommended that a
corresponding zoning district is created in the next update of the
zoning ordinance.

There are no future
land use designations
that correspond with
the I-2 Heavy
Industrial District in
the zoning ordinance.

The I-2 Heavy Industrial District principal use is for heavy
commercial and industrial establishments, which may create noise,
vibration, smoke, dust, odors, heat, glare, and other influences
which are not properly associated with or compatible with
residential, commercial or Light Industrial districts.

The Zoning Ordinance also includes the following zoning designations which do not correspond
to any future land use designations:
The Cluster Residential Development (overlay) District is the an alternative development
process from the traditional zoning regulations governing residential development as required by
Section 4f of the City and Village Zoning Act, P.A. 207 of 1921, as amended. Specifically, the
Article provides the option for a developer or land owner to develop the same number of
dwelling units as authorized by the underlying zoning district regulation on eighty (80) percent,
or less (at the discretion of the local municipality), of the property where such undeveloped
portion of the property is dedicated as open space in perpetuity. There are currently no lands
designated for this on the current zoning map.
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Item VIII. A.

A Planned Unit Development is an alternative development option in the zoning ordinance. It is
intended to permit the following: 1. Variety and flexibility of land development for residential,
commercial and industrial purposes and auxiliary use that are necessary to meet the changes in
technology and demand and which will be consistent with the best interests of the City as a
whole and that will encourage a creative approach in the development of land; 2. Utilization of
sites that are characterized by special features of geography, topography, size or shape for their
best potential.
The Floodplain Overlay District intent is to significantly reduce hazards to persons and damage
to property as a result of flood conditions in the City of Buchanan, and to comply with the
provisions of the National Flood Insurance Program, as constituted in accordance with the
National Flood Insurance Act of 1968, and subsequent enactments and the rules and regulations
promulgated in furtherance of the program by the Federal Emergency Management Agency.
The Plan Commission may want to consider the following districts during a zoning ordinance
update:
Historic Residential District or Historic District - this Master Plan expresses the community’s
desire to promote and fully develop the historic character and artistic qualities of the community.
In keeping with this goal, a suggested additional designation of “Historic Residential District”
and/or “Historic District” may, in the future, be considered to encourage the preservation or
restoration of existing historic architecture that will celebrate Buchanan’s history.
Arts and Cultural District Overlay –Establishing an Arts and Cultural District Overlay
acknowledges the importance and benefit of the arts and promotes land uses that encourage
further development of arts, cultural places, and events in the downtown area.
Riparian District Overlay – The use of a riparian district overlay could be used for areas along
the St. Joseph River and McCoy Creek Trail to strengthen guidelines for the conservation and
protection of those riparian resources.

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Item IX. A.

Memorandum
Date:

May 4, 2026

To:

Planning Commission

From:

Kristen Gundersen, Planning and Community Development Director

Amendment Unified Development Code (zoning ordinance)– Table 71-J Use
Matrix - Residential
____________________________________________________________________________________________
Subject:

Background
During the May 12th meeting, staff provided proposed changes to Table 71-J Use Matrix for Residential
to address some concerns regarding housing options in the NE Neighborhood Edge, GN General
Neighborhood and NC Neighborhood Center Districts along with D Downtown and SC Suburban
Commercial. To help make the residential section of the matrix more complete, reference to
Accessory Dwelling Units (ADU) was added to the NE, GN and NC districts and the existing
regulations did not change.
The Planning Commission supported the proposed change to allow two attached dwelling units
(duplex) in the NE district and concluded that up to four attached dwelling units per lot should be
allowed in the NE Neighborhood Edge district which is in keeping with the GN General Neighborhood
and NC Neighborhood Center districts. A four-unit dwelling is not considered a commercial loan and
required parking would limit the number of dwellings on most properties and there are established
façade requirements to address street view concerns. This change further alters Table 71J which
incorporated 5-11 attached units and 12 or more units with a special use being necessary in some
zoning districts.
There was also discussion regarding accessory dwellings on the ground floor in the D District. The
Planning Commission was supportive of the draft language and discussed if any building owners
would utilize the option.
While staff were updating Table 71-J based on the May discussion, two new areas were addressed.
1.

New definitions were drafted and definitions for Accessory Dwelling Unit and Mobile Home
were modified. If approved, the terms associated with housing would be found under
“dwelling”. This will help those looking at the different definitions rather than having the
terms in alphabetical order throughout Article V Definitions.

2.

Within Table 71-J, the SC Suburban Commercial district does not allow any residential uses.
This district is located on E. Front Street east of Redbud Trail and the AEP building near the
north end of town. The SC district also allows a maximum height of 3-stories. Based on
current trends, it is unlikely a three-story office building would be constructed in these areas.

48

Item IX. A.

Memorandum

Allowing residential uses above the ground floor may help promote redevelopment
opportunities.
When making the changes, it was realized that residential uses are not allowed in the SC Suburban
Commercial District where three-story building are allowed. Due to decreased need for office space,
it is not believed an office building or mixed-use commercial/office building would be constructed.
There is a larger likelihood of a mixed-use building with dwelling units on the second and third floors
if residential uses were allowed. Staff updated the proposed changes to include the SC district when
not located on the ground/first floor of the building.
As many of you know, there is a housing shortage throughout the country, which does not exclude
the city of Buchanan or surrounding communities. To help provide opportunities to create additional
housing, many organizations have been creating tools to help increase opportunities for additional
housing. There has also been state legislation introduced that would allow more than one dwelling
unit per parcel and communities in Michigan and other states have been changing zoning regulations
to allow additional dwelling units by right on parcels.
Recommendation
The required public hearing took place earlier in the meeting. The Planning Commission should
discuss any comments received, deliberate and review the draft changes before a motion is made.
Minor changes can be incorporated into the motion. The recommendation will be forwarded to the
City Commission. Following are options for motions:
1.

Recommending approval. Move to recommend approval of an amendment to Table 71-J Use
Matrix – Residential and Article V Definitions relating types of dwelling units and the number
of dwelling units allowed in different zoning districts as the request is consistent with the
2021 Master Plan Goals and Objects and Section 71-36.B.2 standards for text amendments.

2.

Recommending approval with conditions. The draft motion above may be used with the
proposed changes called out at the end of the motion.

3.

Recommending denial. Move to recommend denial of an amendment to Table 71-J Use
Matrix – Residential and Article V Definitions relating to types of dwelling units and the
number of dwelling units allowed in different zoning districts as the request does not meet
the standards found in Section 71-36.B.2 of the Unified Development Code for text
amendments for the following reasons…

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Item IX. A.

302 Redbud Trail North
Buchanan, MI 49107
Tel: (269) 695-3844
Fax: (269) 695-4330

Text Amendment (Changing Language in Unified
Development Code – zoning ordinance)
Application
Please print legibly. All portions must be completed. Do not leave any section blank, use
N/A. Incomplete forms will be returned. If additional space is needed, please use additional
sheets of paper.
Property Information
Applicable Section of Zoning Ordinance that amendment is requested: _______________

Section
71-18 Use - Table 71-J Use Matrix- Residential and Article V Definitions
_______________________________________________________________________
The existing regulations limit the types of housing options in some districts

Briefly Explain Request: ___________________________________________________

and
would require use variances from ZBA. There are no definitions associated with dwelling units.
_______________________________________________________________________

No.

Are there other requests associated with application?: If yes, explain: ________________
_______________________________________________________________________
_______________________________________________________________________
Applicant Information
In case of trust, provide the name, address and telephone numbers of all trustees and
beneficiaries of the trust. An LLC or corporation must provide a copy of Articles of
Incorporation. In case the applicant is not the property owner, written permission from the
property owner is required.

City of Buchanan, Kristen Gundersen

Name of Applicant: _______________________________________________________

and Community Development Director for City
Relationship to Property Owner: Planning
_____________________________________________

302 N Redbud Trail
City: Buchanan
__________________________ State: MI
_______________ Zip Code: 49107
_________
269.695.3844 Emergency Number: ________________
Telephone Number: ____________________
[email protected]
E-mail Address: __________________________________________________________

Mailing Address: __________________________________________________________

www.cityofbuchanan.com

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Item IX. A.

Butzel
Attorney: _______________________________________________________________
Mailing Address: __________________________________________________________
City: ______________________ State: ________________ Zip Code: ______________
Telephone: _____________________

E-mail Address: __________________________

N/A
Engineer or Architect: ____________________________________________________
Mailing Address: __________________________________________________________
City: ______________________ State: ________________ Zip Code: ______________
Telephone: _____________________

E-mail Address: __________________________

Proposed Language Change (please use additional paper if needed)

attached redline document
Existing section and language from Zoning Ordinance: See
____________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________

attached redline document
Proposed new language for the Zoning Ordinance: See
_______________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________
_______________________________________________________________________

www.cityofbuchanan.com

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Item IX. A.

Explain how the proposed new language supports the goals and objectives of the adopted

the Goal of Housing there is reference to "establish a wide
Master Plan: Under
_____________________________________________________________
spectrum
of appropriate housing opportunities to meet the needs of residents
_______________________________________________________________________

in
any social or income group at every stage of life.
_______________________________________________________________________
Objectives
include housing which includes creating and implementing a housing plan
_______________________________________________________________________
that
identifies the communities existing housing, its housing needs, and best practices
_______________________________________________________________________

to
achieve unmet goals.
_______________________________________________________________________
The
2025 UDC included some options for additional housing opportunities, however
_______________________________________________________________________
it
is unclear why someresidential districts were left out and why the Suburban Center district was not
_______________________________________________________________________

_______________________________________________________________________

included as it allows for 3-story buildings. It is not believed the Neighborhood plan would be able to provide attach housing in all areas.

Text Amendment Standards
If needed use additional sheets of paper to respond to Standards.
Section 71-35.B.2 Standards. The advisability of amending the text of this chapter or
making an amendment to the zoning map is a matter committed to the legislative discretion
of the City Commission. In determining whether to adopt or disapprove d the proposed
amendment, the City Commission must consider the following factors:
a. Consistent with master plan and vision plan. Whether and the extent to which
the proposed amendment is consistent with the master plan and the vision plan.
_______________________________________________________________

2021
Master Plan references the need to provide housing opportunities
_______________________________________________________________

to
meet the needs of residents in any social or income group at every
_______________________________________________________________

stage
of life.
_______________________________________________________________
_______________________________________________________________
b. Changed conditions. Whether and the extent to which there are changed
conditions that require an amendment.
_______________________________________________________________

Cornerstone
Alliance recently completed a housing study which further
_______________________________________________________________
supports
the need for additional housing types throughout Berrien County.
_______________________________________________________________
Allowing
additional housing options within the city will provide opportunities
_______________________________________________________________

for
new housing that complies with the adopted rules and regulations.
_______________________________________________________________

www.cityofbuchanan.com

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Item IX. A.

c. Community need. Whether and the extent to which the proposed amendment
addresses a demonstrated community need.
_______________________________________________________________

Based
on the 2026 Cornerstone Alliance housing study, there is a need for
_______________________________________________________________

additional
housing options in the city. This will provide opportunities for
_______________________________________________________________
new
housing to be constructed that may not be allowed otherwise unless
_______________________________________________________________
a
use variance was obtained which requires additional time and cost for development.
_______________________________________________________________

d. Compatible with surrounding uses. Whether and the extent to which the
proposed amendment is compatible with existing and proposed uses
surrounding the subject land, and is the appropriate zone district for the land, or
the proposed amendment to the text of this chapter will maintain or improve
compatibility among uses and will ensure efficient development within the City.
_______________________________________________________________

The
2025 UDC incorporated regulations to regulate facade types which
_______________________________________________________________

include
residential uses and placement of surface parking on parcels.
_______________________________________________________________
_______________________________________________________________
_______________________________________________________________
e. Development Patterns. Whether and the extent to which the proposed
amendment would result in a logical and orderly development pattern.
_______________________________________________________________

Allowing
attached housing in residential districts is appropriate as there
_______________________________________________________________

are
existing dwellings that have been converted to two or more units.
_______________________________________________________________
Allowing
residential uses above the ground floor in the D and SC districts is appropriate.
_______________________________________________________________
Large
scale projects with more than 12 dwelling units would require a special use permit.
_______________________________________________________________

www.cityofbuchanan.com

53

Item IX. A.

54

Item IX. A.

Excerpt – Table 71-J Use Matrix – Redline of Residential
Strike-through is to be deleted and underline in red is new language
TABLE 71-J

USE MATRIX
N

NE

GN NC

D

Home occupation

A

A

A

A

1 dwelling unit per lot







1 dwelling unit per lot (zero lot line)





2 dwelling units per lot







4 dwelling units per lot







8 dwelling units per lot





More than 8 dwelling units per lot

S



A

SC

I

Residential

Residential
Home occupation – See Sec. 71-23

A

A

A

Accessory Dwelling Unit (ADU) See Sec. 71-24

A

A

A

Accessory Dwelling Unit on the ground floor in the rear 50% of a
building when there is an existing and active permitted principal use in
the front of the building
1 detached dwelling unit per lot
1-4 attached dwelling units per lot1
5-11 attached dwelling units per lot1
More than 12 attached dwelling units per lot1

A

S
S













S
S



S






S


S

1Residential dwelling units located on the ground floor/first floor/street level in the D Downtown and SC

Suburban Commercial Districts are prohibited.

Permitted use 
Temporary use T
Accessory use A
Special use permit S
Prohibited use blank space

Article V Definitions
Dwelling Unit: a building or portion thereof occupied wholly for residential living purposes by one
family that is physically separated from another dwelling which may be in the same structure or
on a separate parcel. A Dwelling Unit contains at a minimum an independent cooking/kitchen,
sleeping area, and full bathroom facilities, but is not a hotel, motel, boarding house.
Accessory Dwelling Unit (ADU): an accessory dwelling unit not greater than 600 square
feet, sharing ownership; and utility connections with a principal building; it may within an
outbuilding or within the principal building.

55

Item IX. A.

Accessory Dwelling Unit (ADU): a dwelling unit not greater than 600 square feet, that is
incidental and subordinate to the principal dwelling unit, as separate, complete housekeeping unit
with a separate entrance, kitchen, sleeping area, and full bathroom facilities from the principal
dwelling, and located on the same parcel as the principal dwelling. An ADU can be an expansion
or retrofitting of and existing dwelling or a new or retrofitted space within a portion of an accessory
building.
Single Detached Dwelling Unit: a dwelling unit that is not within the same structure as
another dwelling unit, often referred to as a Single-Family Home.
Single Attached Dwelling Unit: a dwelling unit within the same structure as a commercial
use or uses, but with no other dwelling units in the building. An example is a single dwelling
located above a commercial use, often referred to as a mixed-use building.
Two to Four Attached Dwelling Units: two to four dwelling units that are all principal
uses owned individually or by one entity and leased individually. An example is a multifamily
building or attached duplex, triplex or townhomes on the same property. They can share a
common entrance and hallway or have private ground floor entrances from the outside into the
building. Individual dwelling units can be located on separate floors and can be located above a
commercial use.
Five to Eleven Attached Dwelling Units: when there are five to eleven dwelling units
that are all principal uses in one building, owned individually or by one entity and leased
individually. An example is a multifamily building or townhomes on the same property. They can
share a common entrance and hallway or have private entrances from the outside. Individual
dwelling units can be located on separate floors and can be located above a commercial use.
Twelve or more Attached Dwelling Units: when there are more than twelve dwelling
units in a single building or multiple buildings on the same property, owned individually or by one
entity and leased individually and can be located above a commercial use.
Mobile Home or Manufactured Home: a structure, transportable in one or more sections,
which is built on a chassis and designed to be used as a dwelling without permanent foundation
and includes the plumbing, heating, air conditioning, and electrical systems contained in the
structure. Mobile home does not include recreational vehicles/campers. (move existing language
to this area under “Dwelling”)
Modular Dwelling Unit: a dwelling unit constructed solely within a factory, as a single
dwelling unit, or in various sized modules or components, which are then transported by truck or
other means to a site where they are assembled on a permanent foundation to form a singledwelling unit, and meeting all codes and regulations applicable to conventional single-dwelling
construction.

56

ARTICLE 3 – ZONING

BUCHANAN UDC

Zoning Districts
Natural (N)
Neighborhood Edge (NE)
General Neighborhood (GN)
Neighborhood Center (NC)
Downtown (D)
Suburban Commercial (SC)
Industrial (I)
Planned Unit Development (PUD)
Overlay Districts (not depicted on map)
• Short-Term Rental
Sec. 71-16.H.11

Esri, HERE, Esri, HERE, Garmin, GeoTechnologies, Inc., Intermap, USGS, EPA

Figure 71-A Buchanan Zoning Map (Ord 2026.04/448)