Development Review

Download Development Review Process

Sec. 6.2-3 APPLICATION PROCEDURES IN GENERAL

a. The process for application and review by the City for site plan review, special land use approvals, permitted with use standards approvals, planned unit developments (PUDs), condominium developments, text amendments to this Ordinance, and rezonings of land is shown the Development Review Process diagram below. Submittal dates, application forms, and information on fee requirements are available at the City offices.

b. The Planning Commission, Zoning Board of Appeals (ZBA), or City Commission may withhold granting approval of any use, site plan, PUD plan, or other approval required by this Zoning Ordinance pending approvals which may be required by County, State, or Federal agencies or departments

The site plan approval process includes a review, at the option of the applicant, of a conceptual site plan by the Planning Commission. This option is recommended for site plans affecting locations designated in the City of Ironwood Comprehensive Plan as having significant natural features, sites containing floodplain or within the flood hazard zone, sites containing or potentially containing EGLE designated/regulated wetlands, special land uses, and complex developments. The review of a conceptual site plan allows the Planning Commission and City staff to review and comment on the project’s compliance with the requirements of the Sec. 5.1 of the Zoning Ordinance prior to the preparation of all the required site plan review materials. The process is illustrated in Development Review Process below.

Pre-Conceptual Review

The purpose of the Pre-Conceptual Review Meeting is to allow the City of Ironwood the opportunity to informally review a development proposal prior to the substantial commitment of time and expense on the part of the applicant in preparing a site plan. To set up a conceptual meeting, please contact the Community Development Director (Zoning Administrator) at (906) 932-5050 ext. 126 or email to: bergmant@ironwoodmi.gov.

Pre-Conceptual Review Meeting Planning Guide

Design Standards

In order to keep Downtown Ironwood looking and working like a walkable downtown, any construction will need to meet the design standards required for all parcels.  Click below to to view the zoning ordinance design standards:

C-2 Downtown Commercial Design Standards

Applications, Permits, & Fees

For design related applications permits and fees please click on the links below:

• Zoning Application
• Zoning Board of Appeals Application - effective 7/1/2023
• Fee Schedule
• Building Permit Application

Site Plans

To help you determine the steps needed for your construction project, please review the provided site plan review checklists below:

• Site Plan Review Checklist
• Sketch Plan Review Checklist - Administratively Approved

Ordinances & Plans

To see the City of Ironwood development related ordinances and plans, please click on the links below:

• Zoning Ordinance
• Comprehensive Plan
• DDA Plan
• TIF Plan
• Public Participation Plan
• Code of Ordinances
• Building Regulations

Meeting Schedules

Ironwood Planning Commission meetings are conducted on the 1st Thursday of every month at 6:00 p.m. in the Ironwood Memorial Building.

Ironwood ZBA meetings are conducted as needed on the second or fourth Monday of each month at the Ironwood Memorial Building.  Meeting times vary.

Special Meetings

Special Meetings are scheduled upon request to the Community Development Director.  Requests are reviewed by administrative staff and Planning Commission Chairperson.

Contact

Tom Bergman
Community Development Director
(906) 932-5050 ext. 126

Development Funding Tools

Michigan Economic Development Corporation (MEDC)

To be vibrant and competitive, Michigan communities must be ready for development. This involves planning for new investment, identifying assets and opportunities, and focusing limited resources. The MEDC supports the growth of vibrant, diverse, and resilient communities by providing economic development services and programs to attract and retain talent in Michigan communities.

Download the Building Strong Communities Brochure.

MEDC Primary Development Tools

To start the process of working with MEDC please contact Community Development Director Tom Bergman.

• Revitalization & Placemaking (RAP) Program
• Build My Community Grant Grant Initiative
• Match on Main
• Michigan Community Revitalization Program (MCRP)
• Community Development Block Grant (CDBG)
• Brownfield Tax Increment Financing (TIF)
• Brownfield Michigan Business Tax Credits
• Rental Housing Exemption
• Charitable Non-profit Housing Exemption

City of Ironwood Tax Abatement Tools

To apply for tax abatement on eligible development activities, please click on the links below and download the application. Submit completed applications to the City Clerk.  For any questions regarding tax abatement please contact Community Development Director Tom Bergman and City Assessor Jason Alonen.

• Obsolete Property Rehabilitation Act (OPRA)
• Commercial Facilities Exemption
• Commercial Rehabilitation Act
• Industrial Development Districts Act
• Neighborhood Enterprise Zone Act
• Commercial Redevelopment Act
• Neighborhood Enterprise Zone (NEZ) Act

Core Communities

In June of 2000, the State of Michigan initiated an effort to spur private development in its urban communities and
traditional centers of commerce. The incentives, unique to core communities, target critical needs of older communities
through new housing development, redevelopment of obsolete facilities and development of contaminated properties.

Core Communities Fact Sheet

Downtown Façade Improvement Program

In 2014 the City Commission designated the City’s first local façade improvement program based on Strategy 6.3(a) of its Comprehensive Plan through the support of the Downtown Ironwood Development Authority (DIDA). The façade program is structured to provide downtown commercial buildings façade improvements that create a high impact visual and minimize deterioration. This program is based on the premise that the exterior improvements will stimulate additional private investment in the buildings and surrounding area, and attract additional customers, thereby resulting in additional economic opportunities.

Program Guidelines

1. The program will provides a match of up $1,000 or 25%, whichever is less, for building façade improvements. The City has approximately $5,000 of funding for 2023.

2. The program is a reimbursement program which means the property owner must complete the project and submit invoices and pass inspection by the City Building Inspector in order to receive reimbursement.

3. A building permit is required but there will be no charge.

4. All work shall be completed and reimbursements submitted by: Date TBD

Qualifications to Apply

1. Property is zoned C-2 Downtown Commercial District.
2. Building is used for commercial purposes.
3. Applicant must be the owner of the building.

Download Application

Email completed application to Tom Bergman at bergmant@ironwoodmi.gov

Required Information

In addition basic contact information required in the application a minimum of two (2) cost estimates will be required and photos of the building with proposed improvements drawn on.

Eligible Activities

Permanent exterior improvements including masonry repairs and tuck-pointing, painting, residing; repair/replace/preserve historically significant architectural details; removal of historically inappropriate materials; window/door restoration/replacement; storefront reconstruction; cornice repair, awnings etc. Facades that face a public street shall take first preference, facades that do not face a public street but are visible from a public street will be given consideration depending on the level of deterioration and need for improvements.

Ineligible Activities

Roof repairs; attached, hanging, or projecting signs unrelated to the architecture of the building; interior improvements and furnishings; utility/trash enclosures; parking lots and site improvements.

Scoring Criteria

A group comprised of the Community Development Director, Building Inspector, DIDA Chair and a member of the Ironwood Historical Society will review and select the projects. Applications will be scored based on how high impact of a project it is visually (historic accuracy will be taken into consideration) as well as the cost ratio of building owner contribution to the grant received (the greater owner match the better it will score).

Contact

Tom Bergman
Community Development Director
(906) 932-5050 ext. 126

Target Market Analysis

Retail TMA

Ironwood has recently completed a Retail Target Market Analysis which identifies retail establishments that are able to thrive in Ironwood.  Download the Retail Target Market Analysis.

Housing TMA

Retail Target Market Analysis

Ironwood has recently completed a Housing Target Market Analysis.  Download the Housing TMA.

Housing Target Market Analysis

Community Profile

Are you interested in relocating to Ironwood, or staring a new business?  The Ironwood community profile can help you answer many questions that you may have about our community.  Download the profile and get an inside look at what makes Ironwood a great community to live in or do business in.

Community Profile

Commercial & Industrial Revolving Loan Fund

What is it?
A revolving loan fund (RLF) is a source of money from which loans are made to businesses that generally don’t qualify for traditional financing. The revolving loan fund is able to grow and provide more money to more businesses as principle and interest are paid back on existing loans while encouraging economic growth and community revitalization efforts.

The City of Ironwood is able to loan out money to businesses that are not able to acquire traditional financing for purchase of equipment, working capital and construction. For every $20,000 loaned out one full time equivalent job must be created and 51% of those jobs must be of low to moderate income.

Process
Prior to requesting RLF funding from the City applicants must have a business plan in place. If you need assistance with preparing a business plan contact Tom Bergman, Community Development Director or view available resources to assist you.

Once you have a business plan please contact Tom Bergman, Community Development Director, to discuss the loan process. The City partner’s with Northern Initiatives to administer the loan approval process and you will work closely with them.

Northern Initiatives is a Community Development Financial Institution. They provide loans and business services to small business owners and entrepreneurs who create jobs and enable the communities in our region to thrive. In addition to managing the RLF, Northern Initiatives offers a variety of loan products for start-up and existing businesses.

History

In 1984 the City and its Economic Development Corporation (EDC) received a Michigan Small Cities Community Development Block Grant (CDBG) to assist Ironwood Plastics, Inc. with an expansion project. The City was able to grow its RLF from the Ironwood Plastics, Inc. project from lease payments on a $150,000 addition to the industrial building and payments on a $100,000 loan for machinery and equipment.

The RLF program is a federal program through the U. S. Department of Housing and Urban Development (HUD) which is administered by each state. In Michigan, the Michigan Economic Development Corporation (MEDC) administers the program down through local units of government, which in Ironwood’s case is the Economic Development Corporation. Prior to 2013, the City of Ironwood administered the RLF program.

In 2013 the MEDC proposed to regionalize the RLF. The MEDC selected regional fund managers to administer the program for various regions in Michigan; the Upper Peninsula is one region and is now managed by Northern Initiatives (NI) out of Marquette, MI. In 2013 the City of Ironwood decided to regionalize its RLF by signing an agreement between the City, MEDC and NI for administration of the RLF by NI. The City decided to regionalize in order to have access to more funds, more flexibility in the program, additional leveraging options, the services of an expert in lending practices and elimination of federal requirements as repaid funds will be de-federalized.

City of Ironwood Zoning Ordinance

Prior to conducting any building improvements, construction/development of property, or opening or expansion of a business please check with the Community Development and Building Departments to determine if permits are requried. The following require approvals and permits.

1. Business Licenses are required for all businesses conducting business in the City of Ironwood. Please submit the following Application to the City Clerk’s Office.

2. Building Permits may be required depending on the construction activities. Please contact the Building Department to determine if a permit is required. Prior to issuance of a building permit approvals from the Planning Commission may be required as outlined below.

3. Planning Commission. The following Planning Commission approvals are required prior to proceeding with construction/development of property. Please contact the Community Development Department to determine if your project requires approval. Requirements can be found in the Zoning Ordinance. Prior to submitting a Zoning Application, please contact the Community Development Department to discuss your project and the application process.

A. Site Plan Development Review
B. Special/Conditional Use Permit
C. Sale of Surplus Property
D. Zoning Amendment
i. Zoning Text Amendment
ii. Rezoning of Property

4. Zoning Board of Appeals. If a variance or appeal is required requirements can be found in the Zoning Ordinance. Prior to submitting a Zoning Application, please contact the Community Development Department to discuss your project and the application process.