Cannon Township City Zoning Code
ARTICLE 16
M-PUD Mixed-Use Planned Unit Development District
§ 450-16.01 Description; purpose.
A.
The Mixed-Use Planned Unit Development District (M-PUD) is intended to permit and regulate a mix of residential, business and open space uses, designed and established to achieve a character and include land uses consistent with a traditional small town or village.
B.
Desired characteristics of the M-PUD include traditional architectural style, a variety of housing types, live/work buildings, a walkable environment, public gathering spaces and similar components of traditional village or neighborhood development.
§ 450-16.02 Qualifying conditions.
A.
An M-PUD shall consist of at least 40 acres in area, unless a lesser number is permitted under the terms of the approving M-PUD ordinance.
B.
An M-PUD shall be adjacent to a county primary road, a state highway or another M-PUD.
C.
An M-PUD shall be served by a public sanitary sewer system and a public or community water supply system.
D.
The land proposed for an M-PUD shall be designated as commercial or M-PUD on the Future Land Use Map of the Township Master Plan.
§ 450-16.03 Permitted land uses.
Land, buildings and structures in the M-PUD District shall be used for the following purposes only:
A.
Permitted land uses and special land uses authorized and as regulated in the B-1 District, except that such special land uses shall be permitted uses in the M-PUD District.
B.
Single-family detached dwellings.
C.
Two-family dwellings.
D.
Multiple-family dwelling buildings.
E.
Live/work dwelling units, for dwelling use and permitted commercial uses.
F.
Multiple-family dwelling units located above a ground floor used for permitted commercial or office uses.
G.
Bed-and-breakfast establishments.
H.
Public libraries, museums, community centers, parks and other outdoor recreation areas.
I.
Temporary outdoor art and craft exhibitions and sales; temporary outdoor markets, festivals and similar events, subject to applicable Township ordinance requirements.
J.
Outdoor sales or displays of merchandise associated with permitted commercial uses.
K.
Public or private clubs, lodges, banquet halls and similar places of assembly.
L.
Breweries, brew pubs and wineries, if state-licensed.
M.
Other principal uses recommended by the Planning Commission and approved by the Township Board that are similar in character and operation to the above-described permitted uses.
§ 450-16.04 Procedures and standards of approval.
An M-PUD shall be considered in accordance with the procedures and may be approved if in compliance with the standards specified in Article 16.
§ 450-16.05 Development requirements.
A.
Mixed land use requirements.
(1)
At least 10% of the entire land area of an M-PUD, but not more than 30% of such land area, shall consist of nonresidential uses; the remainder of the M-PUD shall consist of residential uses.
(2)
The residential land uses may consist of one type of dwelling or dwelling unit, or a mix of types of dwellings or dwelling units.
(3)
The initial development and construction within an M-PUD may consist of either residential uses or nonresidential uses exclusively, but the M-PUD ordinance shall nevertheless require that the development be a mix of residential and nonresidential land uses.
(a)
To assure that the M-PUD shall be a mixed-use development, the M-PUD ordinance shall specify the terms or schedule on which mixed-use development and construction shall occur.
(b)
Such terms and schedule may include, for example, requirements prohibiting the commencement of a subsequent phase or prohibiting the construction of dwellings or nonresidential buildings until the required alternate type of development and construction, whether residential or nonresidential, is commenced and completed to a specified extent. Other reasonable requirements may be included to assure a mixed-use character of the M-PUD.
B.
Design objectives. The land uses, buildings and structures within an M-PUD shall be designed, constructed and located to achieve the following objectives:
(1)
Pedestrian access shall be provided within and between the various types of land uses, so that residents and other users need not necessarily use motor vehicles to travel to and from the respective types of land use within the M-PUD. Such access may consist of sidewalks or improved pathways.
(2)
Different types of approved land uses or groups of different approved uses shall be reasonably integrated by means of pedestrian and vehicular connections; reasonable proximity to each other; complementary building styles and orientation or other design and construction measures.
(3)
An M-PUD and the buildings and uses therein shall be designed and constructed to minimize the alteration of existing natural features and to integrate those features into the overall design of the development.
(4)
An M-PUD shall be designed and its land uses, buildings and structures shall be located so as not to create significant adverse impacts on adjacent or nearby lands or uses.
C.
Site amenities. The design, construction and operation of an M-PUD development shall include site amenities and other desirable features that may not necessarily be included in developments established under the terms of conventional zoning districts. Examples of such site amenities and features may include:
(1)
Convenient public places within the PUD, including gathering spaces and usable landscaped areas for owners, tenants, customers and guests.
(2)
Parks, playgrounds, athletic grounds and other outdoor features that promote or encourage congregating and interaction by property owners, tenants, visitors and others.
(3)
Open space areas, including courtyards, village squares, plazas, pocket parks, rain gardens and similar features.
(4)
Sidewalks and other pedestrianways constructed of brick, ornamental paving and other nonconcrete materials.
(5)
Bicycle parking structures and locations.
D.
Streets. Public or private streets, or a combination thereof are permitted. Private streets shall comply with Article 28 of this chapter, unless modifications of the provisions therein are specified in the M-PUD ordinance.
E.
Pedestrian circulation. Sidewalks, pathways, bicycle paths or similar features shall be provided for the convenience of pedestrians. Sidewalks or bicycle paths shall be provided along public streets which abut the M-PUD, unless provided otherwise in the M-PUD ordinance.
F.
Motor vehicle access and off-street parking areas.
(1)
Vehicle circulation routes to and within the commercial or office portion of the M-PUD shall be designed to minimize traffic congestion and to promote traffic and pedestrian safety.
(2)
Off-street parking and loading areas shall be provided in accordance with Article 27 of this chapter; provided, however, that such off-street parking and loading requirements may be modified in the approval of the M-PUD if to do so would more fully achieve the objectives of this chapter. In determining whether to modify any such off-street parking and loading requirements, the Township shall consider the following factors:
(a)
The location and size of the proposed off-street parking and/or off-street loading areas.
(b)
The number of off-street parking spaces estimated to be reasonably required for the safe, convenient and effective operation of the uses proposed and potential future uses in the M-PUD.
(c)
The extent of motor vehicle traffic likely to be generated by the land uses in the M-PUD, and the expected off-street traffic volume and proposed vehicle circulation routes.
(3)
Applicants are encouraged to design and construct off-street parking areas that are located on more than one side of a building, if reasonably feasible, in order to avoid having a single large area for the total number of parking spaces provided.
(4)
Applicants are likewise encouraged to provide for areas and arrangements whereby off-street parking locations may be shared by and among land uses within the M-PUD, thus potentially contributing to a reduction in impervious surfaces and a more efficient use of available off-street parking spaces.
(5)
Bicycle parking spaces and golf cart parking spaces may be required by the terms of the M-PUD ordinance.
G.
Stormwater management.
(1)
A separate stormwater management plan shall be submitted. The plan shall provide detailed information on the control, management and dispersion of stormwater during and after construction of the M-PUD. The plan shall be subject to the review and approval of the Township Engineer.
H.
Landscaping.
(1)
A separate landscape plan shall be submitted. The plan shall comply with the landscape plan requirements of Article 26, except as they may be modified in the approval of the M-PUD, if to do so would more fully achieve the objectives of this chapter.
(2)
The landscaping plan shall show existing vegetation on the site, and shall indicate which, if any, of the existing vegetation will be retained or removed. Existing vegetation shall be preserved whenever reasonably possible.
(3)
Landscaping shall be provided in reasonable proximity to buildings to reduce the visual impact of buildings, provide shade and to improve the general appearance of the areas around buildings.
(4)
A greenbelt shall be provided between the nonresidential portion of the M-PUD and an abutting residential use outside of the M-PUD.
(5)
Shade trees may be required at specified locations in the M-PUD along streets and pedestrian ways.
(6)
Existing wetlands, ponds and other water features may be included in the development; the development of rain gardens and other green infrastructure is encouraged.
I.
Signage.
(1)
A signage plan for the M-PUD shall be submitted. The plan shall show all proposed signs, including their size, location, materials and whether or not the signs will be lighted, and, if so, the type of lighting proposed.
J.
Outdoor lighting.
(1)
Streetlights, affixed on poles, shall be provided, including streetlights in off-street parking areas.
(2)
Such outdoor lighting shall comply with applicable provisions of Chapter 282, Lighting, Outdoor; provided, however, that in approving the M-PUD, the Township may modify the outdoor lighting requirements thereof as to the number, placement, height, level of illumination, and other features of the outdoor light poles and fixtures.
(3)
An outdoor lighting plan, including a photometric plan for all proposed outdoor lighting, may be required.
§ 450-16.06 Minimum requirements for residential land uses.
A.
Minimum lot area and minimum lot width.
(1)
Single-family dwellings. The average lot area shall be at least 6,000 square feet, but no lot shall be less than 5,000 square feet in area, with a minimum lot width of 50 feet.
(2)
Two-family dwellings. Minimum lot area shall be 10,000 square feet, with a minimum lot width of 80 feet.
(3)
Multiple-family dwellings. The density of multiple-family dwellings shall not exceed 10 dwelling units for each acre of the entire area of the M-PUD.
B.
Minimum required building setbacks; maximum building height.
(1)
Minimum front yard setbacks.
(a)
Buildings and off-street parking areas located adjacent to a county primary road shall be set back at least 50 feet from the nearest right-of-way line.
(b)
Single-family detached dwellings; two-family dwellings and multiple-family dwellings. Minimum front yard building setbacks shall be 25 feet or such lesser setback as may be permitted in the M-PUD District.
(2)
Minimum rear yard building setbacks shall be 30 feet, or such lesser setback as may be permitted in the M-PUD District.
(3)
Minimum side yard building setbacks; minimum building separations.
(a)
Single-family detached dwellings and two-family dwellings on adjacent lots shall be at least 16 feet apart and no side yard shall be less than five feet, except as may otherwise be provided in the M-PUD ordinance.
(b)
Distances between multifamily buildings, townhouses and live/work units shall be at least 20 feet and no side yard shall be less than 10 feet, except as may otherwise be provided in the M-PUD ordinance.
(4)
The maximum height of a building shall be 35 feet.
C.
Minimum building floor areas. The minimum floor area of single-family detached dwellings, two-family dwellings and multiple-family dwelling units shall be as determined in the M-PUD ordinance.
§ 450-16.07 Minimum provisions for nonresidential land uses.
A.
Building height, placement and appearance.
(1)
The maximum height of a building shall be 35 feet.
(2)
The principal entrance of a building shall preferably be oriented to the street that provides access to the building. If the rear facade of a building faces a public street, the facade shall be articulated with architectural features reasonably similar to those of a front building facade.
(3)
A reasonable portion of a commercial building facade shall consist of street-level transparent glass, to vary the appearance of the facade.
(4)
Multiple-tenant commercial buildings shall include features to avoid monotonous facades, by means of differing facade elements or embellishments, varying roof lines and the like.
(5)
The use of compatible or consistent architecture, building materials and building styles is encouraged.
(6)
Buildings with exterior walls that are sided substantially with metal or vinyl are prohibited.
(7)
Awnings, canopies, covered walkways, open colonnades and similar architectural features are encouraged to be provided on the fronts of commercial buildings.
(8)
Facades of commercial buildings facing public streets shall not be blank walls, but shall be articulated with windows, signs and other architectural features.
(9)
The massing of large commercial buildings shall be de-emphasized by the use of projecting and recessed sections and other design features which reduce the apparent overall bulk and volume of the buildings.
(10)
Refuse receptacles for pedestrian use shall be placed at convenient locations. Dumpsters and similar refuse receptacles for commercial use shall be fully screened by an enclosure on all sides. Landscaping may also be used to augment the screening of dumpsters and other commercial refuse receptacles.
B.
Phasing of development. An M-PUD may be constructed in phases, as specified in the PUD ordinance. The ordinance shall require that specified infrastructure and certain common elements of the M-PUD shall be constructed in the initial phase.
§ 450-16.08 Additional standards of approval.
In addition to the PUD approval standards of Section 16.06.E,[1] the Planning Commission and Township Board shall determine that the following additional standards are satisfied in the approval of a proposed M-PUD:
A.
The buildings and other features of the M-PUD would be so located and designed as to constitute a village or traditional town setting or arrangement.
B.
The M-PUD would provide pedestrian amenities, open spaces and an arrangement of residential buildings and commercial buildings in a manner evocative of a traditional village or small town.
C.
The M-PUD would provide for a mix of residential uses and commercial uses, together with usable open space.
D.
The M-PUD would complement the character of the surrounding area and would result in recognizable and substantial benefits to the ultimate users and occupants of the M-PUD and the general public.
[1]
Editor's Note: So in original.