What is a special land use in Royal Oak, and who decides it?

A special land use is a use the ordinance allows in a district only after discretionary review, not by right. In Royal Oak the Planning Commission decides special land uses after a public hearing (§ 770-11). The ordinance text sometimes calls this body the Plan Commission; the city uses Planning Commission.

Key points:

• Mailed notice goes to owners within 300 ft at least 15 days before the hearing (§ 770-13)
• Approval is at the Commission's discretion
• The permit is void if no building permit issues within 1 year, and denial brings a 1-year reapplication bar (§ 770-11D, E)

A few categories go instead to the City Commission after a Planning Commission recommendation: alcohol plans of operation (§ 770-52B), marihuana establishments (§ 770-52.1), residential accessory parking lots (§ 770-73), and PUD rezonings (§ 770-98A).

The ZBA cannot hear special land use appeals unless the Planning Commission authorizes it (§ 770-124E).