Cannon Township City Zoning Code
ARTICLE 15
R-PUD Residential Planned Unit Development District
§ 450-15.01 Description; purpose.
A.
The Residential Planned Unit Development District (PUD) is intended to permit and control the development of lands for residential and related land uses, under the terms of a final PUD plan and a PUD ordinance.
B.
A major objective of the Residential PUD District is to encourage a higher quality of residential development than may usually be achieved under the terms of the other zoning districts that permit residential development.
§ 450-15.02 Qualifying conditions.
§ 450-15.03 Permitted land uses.
Land, buildings and structures in the Residential PUD District shall be used for the following purposes only:
A.
Single-family detached dwellings.
B.
Two-family dwellings.
C.
Multiple-family dwellings, but not more than eight dwelling units per building, if the land is designated for multiple-family dwelling use on the Future Land Use Map of the Township Master Plan.
D.
Recreational and common facilities to be used primarily by residents of the PUD, including, but not limited to, golf courses, tennis courts, athletic fields, bicycle and walking paths, playgrounds, community buildings and similar facilities.
E.
Limited farming activities within the dedicated open space, to the extent permitted in the PUD ordinance.
F.
Nature preserves; natural areas.
G.
Accessory uses, buildings and structures.
§ 450-15.04 Procedures and standards of approval.
§ 450-15.05 Dwelling unit density.
The number of dwelling units permitted in a PUD is limited by the terms of this section. The permitted number of dwelling units shall be determined as follows:
A.
The PUD applicant shall prepare and submit a parallel site plan, illustrating the number of dwellings or dwelling units that could lawfully be located within the lands proposed for the PUD under the terms and conditions of the existing zoning district.
B.
The parallel site plan shall show the following at a scale of one inch for each 100 feet:
(1)
The dimensions of the property boundaries.
(2)
Individual lots or site condominium units, with dimensions, and complying with the minimum lot area and minimum lot width requirements of the existing zoning district.
(3)
Building envelopes, shown by the minimum required principal building setback lines for each individual lot or condominium unit.
(4)
Street rights-of-way to serve the proposed lots, other parcels of land or condominium units, with the minimum required right-of-way width, turnaround areas and other required dimensions for public roads or private streets, as applicable.
(5)
The existing street right-of-way adjacent to the property.
(6)
All existing easements on the property, including private streets, stormwater drainage, public utility and other easements.
(7)
Natural features, including bodies of water, wetlands, wooded areas, floodplains and slopes over 12%.
C.
All lots, other parcels of land and/or condominium units shown on the parallel site plan shall be buildable in the present state of the land and shall comply with all minimum requirements of the applicable zoning district as determined under Subsections D and E, except as such minimum requirements may be modified in the approval of the PUD ordinance under §§ 450-14.02E and 450-14.06.
D.
The parallel site plan shall illustrate the number of dwelling units that could be placed on the PUD site based on the requirements of Subsections B and C and determined as follows:
(1)
The parallel site plan shall illustrate the number of dwelling units that could be placed on the PUD site a) under the current zoning district or b) under a zoning district that would be consistent as to dwelling unit density with the dwelling unit density proposed for the PUD site under the Future Land Use Map and text of the Township Master Plan.
(2)
If the zoning ordinance or Master Plan specifies different numbers of dwelling units for different areas of the PUD site, then the parallel site plan shall illustrate each area separately, in accordance with the permitted number of dwelling units of the current zoning district or a zoning district that would be consistent with the number of dwelling units proposed under the Future Land Use Map and text of the Township Master Plan, as the case may be.
E.
The Planning Commission shall review the parallel site plan to determine the total number of dwelling units that could lawfully be located on the proposed PUD property under the terms of the current zoning district and under a zoning district that would be consistent as to number of dwelling units with the number of dwelling units proposed for the PUD site under the Future Land Use Map and text of the Township Master Plan, whichever is applicable to the PUD site or portions thereof.
(1)
In evaluating the parallel site plan, the Planning Commission shall, if necessary, require the plan to be corrected in accordance with this section.
(2)
The number of dwelling units, as determined on the basis of the parallel site plan, either as submitted by the applicant or as the Planning Commission may have corrected it, shall be the maximum number of dwelling units permitted in the PUD.
(3)
If the parallel site plan illustrates differing numbers of dwelling units for differing areas of the PUD, based either on the current zoning district or the Township Master Plan, the Planning Commission may determine the maximum permitted number of dwelling units in the PUD on the basis of the average between the number of dwelling units indicated for each portion of the PUD, or the Commission may determine the maximum number of dwelling units for the PUD on the basis of another method, including a separate determination of permitted maximum number of dwelling units for each area indicated separately on the parallel site plan.
§ 450-15.06 Required open space.
At least 20% of the total land area of the PUD shall be preserved and maintained as dedicated open space, primarily for use by the property owners and residents of the PUD. The required open space shall be subject to the following requirements:
B.
The following land areas shall not be included in the calculation of required open space under the terms of this section:
(1)
The area within any public street right-of-way and within any private street easement.
(2)
Any easement for overhead utility lines.
(3)
50% of the area of any lakes, streams, stormwater detention ponds, wetlands, floodplains, steep slopes of 20% or more and habitats of endangered species.
(4)
The area within a lot or site condominium unit.
(5)
Off-street parking and off-street loading areas.
(6)
50% of the area of any golf course.
C.
Required open space areas shall be located and configured to be significant enough to enhance the overall quality of the PUD. The minimum dimension of a required open space area shall be 100 feet by 50 feet.
D.
If the PUD includes a body of water, the PUD ordinance may require that a portion of the required open space abut the body of water.
E.
A portion of the required open space may be required to be located along the public street frontage of the PUD. The PUD ordinance may determine the required depth of this portion of required open space. The open space shall be preserved in its natural condition or be landscaped such as to reduce the view of dwellings from the adjacent streets and to preserve and enhance the rural view.
F.
Required open space areas shall be configured so that the open space is reasonably accessible to and usable by residents of the PUD.
G.
Required open space shall generally be preserved in its natural state. Grading in open space areas shall be only minimal; existing topography shall be preserved if practical.
H.
An applicant is encouraged to link open space areas with any adjacent open spaces, public parks or bicycle or pedestrian paths.
I.
Required open space shall be available for use by all residents of the PUD, subject to reasonable rules and regulations. In the case of a golf course, stable or similar facility, membership shall be available to all residents of the PUD, subject to reasonable fees and charges, if imposed.
J.
A building, structure or sign accessory to a recreation or conservation use may be included within required open space, to the extent permitted in the PUD ordinance. Accessory buildings, structures or uses of a significantly greater scale or different character from those of the abutting residential districts shall not be located near a boundary of the PUD if the same would result in substantial adverse effects on the residential use of the adjacent lands as determined in the PUD ordinance.
§ 450-15.07 Additional approval standards.
In addition to the PUD approval standards of Section 14.06.E,[1] the following standards shall be considered for approval of a residential PUD:
A.
PUDs which are varied in design, layout and appearance are encouraged.
B.
Dwelling units located along adjacent public streets shall be arranged or screened by landscaping, berming or other measures so that they do not constitute a dominant view along the public street.
C.
Dwelling units may be constructed on slopes of 12% or more only if measures are provided whereby erosion of slopes during and after construction will be minimized.
D.
The construction of dwellings on hilltops is discouraged if they are unscreened from the view of adjacent properties, in order to maintain scenic views and a generally rural character. If dwellings are permitted on hilltops, they may be required to be of one story only, to avoid interference with a rural view.
E.
The required open space in a PUD shall be designed to protect all floodplains, wetlands and steep slopes from clearing, grading, filling or construction, except as approved for essential services, recreational amenities or other permitted aspects of required open space.
F.
The required open space in a PUD shall be designed to preserve and maintain mature wetlands, fields, pastures, meadows, orchards and similar areas, and to include sufficient buffer areas to minimize conflicts between residential and agricultural uses.
G.
A PUD shall be designed to avoid development that fronts directly on existing public streets.
H.
It is desirable that a PUD include paths or trails for convenient travel by pedestrians in and among areas of the PUD.
I.
Development in the PUD, including individual lots, buildings, streets and open space areas, shall be designed to minimize alterations of environmental features of the property.
[1]
Editor's Note: So in original.