Dexter, MI Zoning Ordinance

§ 65-11.01 Intent, purpose and use.

Intent. The Master Plan identified areas within the City where regulating urban form and character of development is needed in addition to regulating use and intensity of use. Within these focus areas the City encourages development with a mix of uses, including public open space, in order to provide development in a sustainable way, while preserving the historic character of the City. The Form-Based Districts are intended to implement the vision, goals, and objectives of the Master Plan and any other applicable Plans.

Purpose. The general purposes of these regulations are to:

Ensure that development is of human scale, primarily pedestrian-oriented, and designed to create attractive streetscapes and non-motorized spaces.

Preserve the historic design, road layout, and character of the Downtown, and the original City plat.

Promote infill development and redevelopment.

Promote a compact growth pattern to efficiently use the remaining developable land, and to enable the cost-effective extension of utilities, services, roads, and transit service.

Promote mixed-use development within the form-based districts and within buildings.

Ensure reasonable transition between higher intensity development and adjacent neighborhoods.

Improve mobility options and reduce the need for on-site parking by encouraging alternative means of transportation.

Factors for regulation. These regulations are based on two significant factors: site context and building form.

The form-based districts use site context to customize the regulations to the inherent conditions of the places where these regulations are applied. Site context is derived from existing and desired characteristics, which include street types and site types.

Streets are divided into various types based on purpose and unique attributes.

Sites are divided into site types. Site types are distinguished from one another by their context, which includes shape, size, orientation, configuration, road patterns, location, existing land uses, and intensity of uses.

Building form addresses the manner in which buildings and structures relate to their lots, surrounding buildings, and road frontage. The shape of the building, the land area-to-volume ratio, and the orientation of the building have significant impacts upon the general feel and character of an area. Building form standards control height, placement, building configuration, parking location, and ground story activation applicable to the site context.

Regulations are tailored to meet a more specific intent of each district. These districts and intents are set forth elsewhere in this article.

Regulating plans. The form-based districts use Regulating Plans, which rely on street types and site types to determine building forms and allowable uses for a given parcel. The steps to determine the regulations that apply to a specific parcel within a form-based district are as follows:

Find the site in question on the Zoning Map and it's zoning district.

Find the site in question on the appropriate Regulating Plan map.

Identify the street type of types adjacent to the site in question. Streets will be classified Downtown A, Downtown B, Corridor or Village.

Identify the site type for the site in question. Sites will be classified Site Type A, B, C, D, E, or F.

Consult the Building Forms Permitted tables for the district in which the site is located. The tables will identify if a building form is permitted, permitted by special approval per Article VIII, or not permitted for the site type and street type combination of the site in question.

Consult the Use Table in § 65-11.11 to identify is the use is permitted, permitted and subject to other regulations, permitted by special approval per Article VIII, or not permitted for the zoning district in question.

Follow the regulations for the chosen building form when designing the development application. Building form regulations are established in § 65-11.03.

Follow the design standards as listed in § 65-11.11 and in §§ 65-11.04D, 65-11.05D, 65-11.06D, and 65-11.07D.

Obtain site plan approval or special use approval for the chosen building form and use, as appropriate.

Form-Based Districts Process

§ 65-11.02 Applicability and Organization.

Applicability.

Any new use or expansion of existing use that requires site plan review shall comply with the requirements of this article and other applicable requirements of this chapter.

The requirements of this article shall not apply to:

Continuation of a permitted use within an existing structure.

Changes of use within existing structures that do not require increased parking.

Normal repair and maintenance of existing structures that do not increase building size or parking demand.

Continuation of a legal non-conforming use, building, and/or structure, in accordance with Article IV.

The expansion of a legal non-conforming use, building, and/or structure, in a manner that does not increase its level of nonconformity, in accordance with Article IV.

Regulating plans. Each form-based district to which these standards apply shall be governed by a Regulating Plan that is specific to each focus development area. The Regulating Plan, based on the context of street type and site type, determines building form and allowable use for each parcel within a form-based district.

Street types. Street types, as set forth in § 65-11.03B, recognize that road patterns within the City of Dexter are established. Streets range from Downtown and Corridor roads which carry a large volume of traffic to Village Streets which carry lower volumes of neighborhood traffic.

Site types. Site Types, as set forth in § 65-11.03C, are determined by lot size, lot configuration, location, and relationship to neighboring adjacent sites.

Building form standards. Building form standards, set forth in § 65-11.03D, establish the parameters for building form, height, and placement, and are specifically applied to each district based upon the Regulating Plan.

Design standards. General design standards, set forth in § 65-11.11, and the design standards established for each district are supplementary to other requirements of the chapter. Generally, the design standards regulate parking, public spaces, landscaping, and other site design requirements.

Modification of district boundaries. Any modification to the boundaries of any form-based district shall require rezoning, in accordance with the provisions of Article XXIII, Amendments.

Modification of regulating plan. Specific building form, use group, and design standards applied within each Regulating Plan are based upon the designation of street type and site type. Any modification of street type or site type shall be determined by the City Council, after a recommendation by the Planning Commission, following a public hearing and notice in accordance with § 65-22.08 of this chapter. The City Council and Planning Commission shall consider the following when deciding whether to modify a site type or street type designation:

The applicant's property shall be used for a purpose permitted in the form-based district.

Area has been added to or deleted from the subject site in question, requiring the modification.

The proposed modification and resulting development will not alter the essential character of the area.

The proposed modification meets the intent of the district.

Existing roads have been improved and/or new roads constructed that may result in the modification of a specific site type or street type.

Modification of the Regulating Plan is in conformance to the Master Plan.

§ 65-11.03 Standards applicable to all uses.

[Ord. No. 2026-02, 4-27-2026]

Intent. The following standards are applicable to all uses and define the elements of the form-based regulations. Each parcel has a street type, site type, and building form.

Street types. Street types are described below and are in order of intensity, from most intense to the least intense.

Downtown A:

The Downtown Street Type A refers to roads in the Central Business District that form the core of the dense, walkable, historic downtown of the City. These roads are characterized by multiple story, mixed use buildings with zero setbacks. The roads have on-road parking and wide sidewalks with road trees and landscaping. Plazas and parks are integrated into the sidewalks and connected via crosswalks and non-motorized pathways. Intersections are designed to create a sense of place, while safely guiding pedestrian circulation in the downtown. Lighting and signs are at pedestrian scale and reflect the character of the historic downtown.

Parking is provided by public parking, in municipal parking lots or on-road parking. Vehicle access is from the rear or side of property via alleys or adjacent side roads. On-site loading and waste disposal areas are in the rear of the properties or adjacent alleys.

Downtown B:

The Downtown Street Type B refers to roads on the edges of the Central Business District. These roads connect the Central Business District to adjacent neighborhoods and corridors and are characterized by a variety of buildings – ranging from multi-story buildings to adaptively reused historic houses to single-story buildings. Buildings are typically set back from the road, with sidewalks buffered from the road by trees, planting areas and on-road parking. These roads have pedestrian scale lighting and signs, with well-marked intersections for walkability and safety.

While on-road parking and public parking areas are available, curb cuts for individual property are allowed, with side and rear on-site parking. Loading and waste disposal areas are in the rear of the properties and adjacent alleys.

Corridor:

The Corridor street type refers to mixed use corridors in the City, which are characterized by high traffic volumes and have the widest spacing between building fronts of all roads within the mixed-use districts. Corridor roads accommodate the majority of the traffic traveling through the City of Dexter, connects the City with its adjacent communities, and serve as the primary framework for circulating throughout the City. Corridor roads are envisioned to integrate features designed to accommodate through traffic and local traffic and to enhance experience of traveling along corridors for all forms of transportation, including walking and bicycling.

These roads will evolve over time to form "complete roads," with sidewalks and accommodations for cyclists, while continuing to accommodate pass through vehicular traffic. These roads have distinct landscaping, pedestrian and traffic-scale lighting, effective signage, non-motorized pathways, and a complementary relationship with transit opportunities. The intersections will be signature places with enhanced community and corridor landmarks. The spaces will be defined by a stable and consistent building-to-building ratio complemented by landmark structures, superior landscaping, and memorable architecture.

On these roads, parking is provided on site in the rear or side yards with loading and waste disposal areas in the rear yards. On-road parking may be available. Curb cuts are allowed but should be limited and consolidated as much as possible.

Village:

The Village Street type are those roads tying together the neighborhoods in the original Village plat and Village annex. They act as the backbone of these neighborhoods and tie those areas to Downtown or Corridor roads. These roads are characterized by sidewalks with road trees in buffer planting areas, buildings set back from the road and bicycle lanes or pathways, when appropriate.

Intersections provide safe pedestrian crossings, facilitating walkability. While on-road parking is provided, Village Street types allow curb cuts for individual property when alley access is not available.

Site types.

Site Type A. These sites have the following characteristics:

Small lots located in the original Village plat or Village Annex plat.

Lot widths are a minimum of 49.5 feet but are typically 66 or 99 feet, based on the original plat.

They are typically located on Village roads but are also on Corridor and Downtown B roads.

They accommodate Building Forms House (H) and Two-Family Dwelling (2F).

Uses are typically residential but can be used in a non-residential manner in appropriate circumstances.

Site Type B. These sites have the following characteristics:

Medium sized lots located adjacent to Village Residential zoning districts or to Public Use Zoning. The sites are typically at least two lots, but in some cases an entire block, of Village plat or Village Annex which had be combined for an institutional or business use within the original Village neighborhoods. Some sites are larger lots adjacent to public school property.

Lot widths are typically 99 feet or greater.

They are typically located on Village roads but are also on Corridor roads.

They accommodate Building Forms House (H), Two-Family (2F), Single Use (SU), and Institutional (I).

Uses are residential or non-residential uses appropriate adjacent to residential or semi-public/public uses.

Site Type C. These sites have the following characteristics:

Small to medium sized lots located in the center of the City's historic downtown.

These sites range in size from 20 foot wide lots to entire City blocks.

They are located exclusively on Downtown A roads.

They accommodate Building Form Downtown Mixed Use (DMU) and, in special circumstances, Single Use (SU).

A mix of commercial, office, restaurants, institutional and residential uses within buildings and blocks is allowed.

Buildings located on Site Type C lots shall provide district and prominent architectural features, or site elements which reflect the historic character and context of the City's downtown.

Site Type D. These sites have the following characteristics:

Medium sized lots located at the entrances to the City or the Downtown, often with historical significance.

These sites range in size from 10,000 sq. ft. to a several acres.

They are located on Downtown A, Downtown B, and Corridor roads.

The Building Forms depend on the street type and zoning district.

Uses are dependent on the zoning district.

Buildings located on Site Type D lots shall provide distinct and prominent architectural features or site elements which reflect the importance of the building's location and/or history, and create a positive visual landmark.

Site Type E. These sites have the following characteristics:

Lots of various sizes located in the VC, ARC, or BRC zoning districts.

These sites range in size from 10,000 sq. ft. to a few acres.

They are located on Downtown B, Corridor, and Village roads.

The Building Forms depend on the street type and zoning district.

A mix of commercial, office, restaurants, institutional and residential uses within buildings and blocks is allowed.

Site Type F. These sites have the following characteristics:

Medium to large sized lots with development or redevelopment potential located in and near the Downtown, along corridors or adjacent to entrances to the City.

These sites range in size from 32,670 sq. ft. to 10 or more acres.

They are located on Downtown A, Downtown B, and Corridor roads.

The Building Forms depend on the street type and zoning district. Building Form Large Format (LF) would be appropriate for large sites on Corridor roads.

A mix of commercial, office, restaurants, institutional uses, and residential uses within buildings and blocks is allowed.

Building form standards.

The mixed-use districts permit a series of building forms, dependent on the site context. The nine building forms are established in this section as follows.

Form A – House: These building forms were originally or are proposed to be built as detached, single-family dwellings. They are located on lots that can accommodate a primary building with small side yards and larger rear and front yards. They generally have a single primary entrance.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	4,900	–
Lot width (ft)	49.5	–
Lot coverage (%)	–	30
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)	15	25
Side setback one side (ft)	5	–
Rear setback (ft)	25	–
Frontage buildout (%)¹	60	100
BUILDING REQUIREMENTS	MIN	MAX
Floor area (sq. ft.)	1,000	–
Height (ft)	–	35
Height (stories)	1	2.5
FRONT FACADE	MIN	MAX
Porch or stoop front setback (ft)	5	–
Garage face (ft)	20²	–
ACCESSORY BUILDING(S)	MIN	MAX
Number allowed	–	2
Front setback (front) (ft)	15	–
Side street/alley setback (ft)⁴	10	–
Principal building setback (ft)⁴	10	–
Side setback (ft)⁴	3	–
Rear setback (ft)⁴	3	–
Height (ft)	–	14³
PARKING
Location	Side and rear yards
Driveway access	From rear, permitted from front if alley access is not available
Screening of adjacent street right-of-way	For non-residential uses, 2-foot evergreen shrubs

Notes:
¹	Front building facade location requirements do not apply to street side yards.
²	The garage face minimum setback is five feet from the front of the house, or 20 feet from the front property line, not including porch or stoop, whichever is greater.
³	The maximum height of a detached accessory dwelling unit must comply with § 65-14.03C.7.b.
⁴	The setbacks for a detached accessory dwelling unit must comply with § 65-14.03C.5.

Figure 1. Form H - House - Orthographic View

Form B – Duplex/Two-Family: These building forms were originally or are proposed to be built as detached, two-family dwellings. They are located on lots that can accommodate a primary building with small side yards and larger rear and front yards. They generally have two primary entrances, one for each dwelling unit.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	8,500	–
Lot width (ft)	60	–
Lot coverage (%)	–	60
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)	15	25
Side setback one side (ft)	7	–
Rear setback (ft)	17	–
Frontage buildout (%)¹	60	100
BUILDING REQUIREMENTS	MIN	MAX
Floor area (sq. ft.)	700	–
Height (ft)	–	35
Height (stories)	1	2.5
FRONT FACADE	MIN	MAX
Porch or stoop front setback (ft)	5
Garage face	20²
ACCESSORY BUILDING(S)	MIN	MAX
Number allowed	–	2
Front setback (front) (ft)	15	–
Side street/alley setback (ft)	10	–
Principal building setback (ft)	10	–
Side setback (ft)	3	–
Rear setback (ft)	3	–
Height (ft)	–	14
PARKING
Location	Side and rear yards
Driveway access	From rear, permitted from front if alley access is not available
Screening of adjacent street right-of-way	For non-residential uses, 2-foot evergreen shrubs

Notes:
¹	Front building façade location requirements do not apply to street side yards.
²	The garage face minimum setback is five feet from the front of the house, or 20 feet from the front property line, not including a porch or stoop, whichever is greater.
³	The maximum height of a detached accessory dwelling unit must comply with § 65-14.03C.7.b.

Figure 2. Form 2F - Two-Family - Orthographic View

Form C – Multiple Family Building: These building forms are residential buildings for three or more dwelling units. They are located on larger lots and can accommodate more than one building, parking, waste disposal, and outdoor living areas. They generally have a single primary entrance for each building.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	9,000	–
Lot width (ft)	60	–
Lot coverage (%)¹	–	60
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)¹	15²	25
Side setback one side (ft)¹	10	–
Side setback combined (ft)¹	20	–
Rear setback (ft)¹	10³	–
Frontage buildout (%)	75	90
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	500	–
Ground floor height (ft)	12	–
Height (ft)	–	45
Height (stories)	2	3
FRONT FACADE	MIN	MAX
Porch or stoop front setback (ft)	5	–
Porches or stoops are required for first floor units with front door entrances to the street. Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	See § 65-6.11
PARKING
Location	Side street, side and rear yards
Driveway access	From front, rear or side
Screening of adjacent street right-of-way	30 inch masonry wall with shrubs or landscaping within 5 feet of street right-of-way

Notes:
¹	In the CBD, there are no minimum yards and 100% maximum lot coverage allowed
²	The Planning Commission may adjust front yard setbacks, up to 10 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building.
³	If adjacent to a one or two family use or zoning district, the minimum setback is 25 feet.

Figure 3. Form C - Multiple Family Building - Orthographic View

Form D – Attached Residential/Townhouse: These building forms are residential buildings with three or more dwelling units in a single building separated by party walls. They are located on lots which can accommodate a building for three or more attached residences with a small front and back yard. Each dwelling unit generally has a primary entrance.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	–	–
Lot width (ft)	–	–
Lot coverage (%)¹	–	80
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)¹	5²	15
Side setback one side (ft)¹	–³	–
Side setback combined (ft)¹	–³	–
Rear setback (ft)¹	10⁴	–
Frontage buildout (%)	75	90
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	500	–
Ground floor height (ft)	12	–
Height (ft)	–	45
Height (stories)	2	3
FRONT FACADE
Porch or stoop front setback (ft)	5	–
Porches or stoops are required for first floor units with front door entrances to the street. Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	See § 65-6.11
PARKING
Location	Side street side and rear yards
Driveway access	From front, rear or side
Screening of adjacent street right-of-way	30 inch masonry wall with shrubs or landscaping within 5 feet of street right-of-way

Notes:
¹	In the CBD, there are no minimum yards and 100% maximum lot coverage allowed.
²	The Planning Commission may adjust front yard setbacks, up to 10 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building.
³	Minimum of 5-foot side yard if provided.
⁴	If adjacent to a one or two family use or zoning district, the minimum setback is 25-feet.

Figure 4. Form D - Attached Residential/Townhouse - Orthographic View

Form E – Downtown Mixed Use: These building forms are multiple-story buildings designed for commercial uses on the ground floor and dwellings or offices above. They are located on lots that range in width from 21 feet to an entire City block. Each ground floor space generally has a primary entrance, and upper story uses usually have a shared common secondary entrance.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	–	–
Lot width (ft)	–	–
Lot coverage (%)	–	100
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)	0¹	5
Side setback one side (ft)	–	–
Side setback combined (ft)	–	–
Rear setback (ft)	–	–
Frontage buildout (%)	80	100
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	500
Ground floor height (ft)	14	–
Height (ft)	–	45
Height (stories)	2	4
FRONT FACADE
Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street Trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	–
PARKING
Location	Rear yards
Driveway access²	From side or rear on Downtown A streets and front, rear or side on Downtown B streets
Screening of adjacent street right-of-way	–

Notes:
¹	The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building.
²	If a garage or below-grade parking is integrated into the building, it must be accessible from a side yard, rear yard, an alley, or from a side street in the case of a corner lot.

Figure 5. Form E - Downtown Mixed Use - Orthographic View

Form F - Commercial Mixed Use/Live Work: These building forms are multiple-story buildings designed for a commercial or office space on the ground floor and a single dwelling space above. They are located on lots that range in width from 60 feet to an entire City block and that can accommodate the primary building, small front and rear yards, parking and waste disposal. They generally have a single primary entrance for the commercial or office space and a secondary entrance or the dwelling.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	43,560	–
Lot width (ft)	100	–
Lot coverage (%)¹	–	60
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)¹	15²	55
Side setback one side (ft)¹	–³	–
Side setback combined (ft)¹	–³	–
Rear setback (ft)¹	10⁴	–
Frontage buildout (%)	50	75
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	–	–
Ground floor height (ft)	–	38
FRONT FACADE
Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	See § 65-6.11
PARKING
Location	Side and rear yards, front with special use approval
Driveway access	From front, rear or side
Screening of adjacent street right-of-way	30 inch masonry wall with shrubs or landscaping within 5 feet of street right-of-way

Notes:
¹	In the CBD, there are no minimum yards and 100% maximum lot coverage allowed
²	The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building.
³	Minimum of 5' side yard if provided.
⁴	If adjacent to a one or two family use or zoning district, the minimum setback is 25 feet.

Figure 6. Form F - Commercial Mixed Use/Live Work - Orthographic View

Form G – Single Purpose Building: These building forms are generally designed for a single use, usually commercial in nature. They are located on lots that can accommodate the primary building, small front and rear yards, parking, loading, and waste disposal. They generally have a single primary entrance.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	21,780	–
Lot width (ft)	50	–
Lot coverage (%)	–	60
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)	15	25
Side setback one side (ft)	–¹	–
Side setback combined (ft)	–¹	–
Rear setback (ft)	10²	–
Frontage buildout (%)	50	75
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	–	–
Ground floor height (ft)	12	–
Height (ft)	–	38
Height (stories)	1	3
FRONT FACADE
Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	See § 65-6.11
PARKING
Location	Side and rear yards
Driveway access	From front, rear or side
Screening of adjacent street right-of-way	30 inch masonry wall with shrubs or landscaping within 5 feet of street right-of-way

Notes:
¹	Minimum of 5' side yard if provided.
²	If adjacent to a one or two family use or zoning district, the minimum setback is 25 feet.

Figure 7. Form G - Single Purpose Building - Orthographic View

Form H – Large Format: These building forms are generally designed for large-format retail or entertainment uses. They are located on large parcels of two to 10 acres and generally can accommodate multiple buildings with the associated parking, loading and waste disposal. When outlots are proposed, the regulations for Form C – Multiple Family Building, Form D – Attached Residential/Townhouse, Form E – Downtown Mixed Use, Form F - Commercial Mixed Use/Live Work, and Form G – Single Purpose Building may be used, as appropriate. Each ground floor space generally has a primary entrance.

LOT REQUIREMENTS	MIN	MAX
Lot size (acres)	2	–
Lot width (ft)	200	–
Lot coverage (%)	–	60
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)	15	55
Side setback one side (ft)	–¹	–
Side setback combined (ft)	–¹	–
Rear setback (ft)	10²	–
Frontage buildout (%)	50	75
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	–	–
Ground floor height (ft)	12	–
Height (ft)	–	38
Height (stories)	1	3
FRONT FACADE
Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	See § 65-6.11
PARKING
Location	Front, side and rear yards
Driveway access	From front, rear or side
Screening of adjacent street right-of-way	30 inch masonry wall with shrubs or landscaping within 5 feet of street right-of-way

Notes:
¹	Minimum of 5' side yard if provided.
²	If adjacent to a one or two family use or zoning district, the minimum setback is 25 feet.

Figure 8. Form H - Large Format - Orthographic View

Form I – Institutional: These building forms are generally designed to house government, assembly, or institutional uses. They are located on lots that range in width from 60 feet to an entire City block and that can accommodate the primary building, associated parking, loading, waste disposal areas, and outdoor space. They generally have a single primary entrance and multiple secondary entrances.

LOT REQUIREMENTS	MIN	MAX
Lot size (sq. ft.)	–	–
Lot width (ft)	–	–
Lot coverage (%)	–	60
BUILDING ENVELOPE	MIN	MAX
Front setback (front or side) (ft)	15¹	25
Side setback one side (ft)	10	–
Side setback combined (ft)	20	–
Rear setback (ft)	15	–
Frontage buildout (%)	50	100
BUILDING REQUIREMENTS	MIN	MAX
Dwelling unit floor area (sq. ft.)	–	–
Ground floor height (ft)	14	–
Height (ft)	–	45
Height (stories)	1	3
FRONT FACADE
Front facades must meet design standards in § 65-11.11B as well as specific design standards for the applicable zoning district.
LANDSCAPING	MIN	MAX
Street trees (1 tree per x linear feet of street frontage)	30	40
Screening between land uses	–
PARKING
Location	Side street, side and rear yards
Driveway access	From front, rear or side
Screening of adjacent street right-of-way	30 inch masonry wall with shrubs or landscaping within 5 feet of street right-of-way

Notes:
¹	The Planning Commission may adjust front yard setbacks, up to 20 feet, and the minimum building frontage to allow a permanent public space, developed as part of the principal building.

Figure 9. Form I - Institutional - Orthographic View

Building forms are designated within each district location based on the Regulating Plan. Building forms are classified in the following manner:

Permitted building forms. These building forms are permitted as of right in the locations specified.

Special building forms. These building forms are permitted after review and approval by the Planning Commission, in accordance with the procedures set forth in Article VIII and the standards in this chapter.

Exceptions. For all building forms in all locations, awnings, signs, other projections (e.g., architectural projections, bay windows, etc.) may project into the right-of-way beyond the required building line by up to three feet.

The Regulating Plan dictates the site type and street type for each individual parcel in the district. Building forms are identified within each district as permitted or permitted subject to special use approval based upon the combination of the site type and the street type of each parcel.

If a site is adjacent to two different street types, the more intense street type shall control the purpose of determining allowable building forms.

Lot size determines building form. The size of the lot determines what type of building may be placed on a lot, in addition to Street Type and Site Type. For instance, a house or a duplex building type may be constructed on an 8,500 square foot lot, since both of the those building types fit within the allowed lot size for those building types, but multiple family building is not allowed. Maximum lot depth and width do not determine building types, but all building types must meet the minimum lot width, depth, and size.

Definitions of terms in building forms standards. The following terms used in the Building Forms Standards are defined as in Article II of this Zoning Ordinance: lot size, lot width, lot coverage, setback, building height. Floor area is the gross floor area as defined in Article II.

The following terms in the Building Forms Standards are defined as:

Frontage buildout: The percentage of the front façade of a building that projects into the space between the minimum front yard setback and the maximum front yard setback.

Dwelling unit floor area: The gross floor area for each individual dwelling unit within a building form.

Porch or stoop front setback: The minimum required distance between the right-of-way line or easement for the public road or private road and the nearest edge of a porch or stoop.

Garage face: The setback between the right-of-way line or easement for the public road or private road and the front façade of an attached garage.

Principal building setback: The distance between the principal building and the accessory building.

Screening of adjacent road right-of-way: The required screening of parking areas from the view of adjacent road rights-of-way.

Height, setback and landscaping deviations.

The City Council, upon recommendation by the Planning Commission, may grant height, setback, and landscaping deviations if the following are found:

The deviation will not adversely impact public health, safety, and welfare.

The deviation maintains compatibility with adjacent uses.

The deviation is compatible with the Master Plan and in accordance with the goals and objectives of the Master Plan and any associated subarea and corridor plans.

The deviation will not adversely impact essential public facilities and services, such as: roads, pedestrian or bicycle facilities, police and fire protection, drainage systems, refuse disposal, water, and sewage facilities, and schools.

The deviation will be in compliance with all other Zoning Ordinance standards.

The deviation will not adversely impact any on-site or off-site natural features.

§ 65-11.04 Central Business District (CBD).

Intent. This District is the historical commercial center of the City. The intent is to foster continued improvements and redevelopment, preserving the historic context of the "old Dexter," while adding residential options, gathering spaces, and green areas to expand the social and environmental diversity of the Downtown and to improve its economic viability. To foster an appealing high-density pedestrian environment, the CBD is intended to be physically compact and to provide a diversity of products and services, convenient parking, and pedestrian and vehicle safety.

Regulating Plan.

The Regulating Plan, as set forth in this section, identifies allowable uses and permissible development within the District based on location.

All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan.

The Regulating Plan is based on four factors: Street Type; Site Type; Building Form; and the Schedule of Uses in § 65-11.11.

Authorized building forms. The following Building Forms, determined by the Street Type and Site Type in the CBD Regulating Plan, are allowed by the approval process in Table 11.04.1 below:

TABLE 11.04.1
Street Type	Site Type	Building Form	Approval
Downtown A	A	House	Permitted if adaptive re-use Special if new construction
	A	Two-Family	Special
	C	Downtown Mixed Use	Permitted
	C	Single Use	Special
	D	Institutional Downtown Mixed Use	Permitted
	D	Single Use	Special
	F	Downtown Mixed Use	Permitted
	F	Institutional Single Use	Special
Downtown B	A	House	Permitted if adaptive re-use Special if new construction
	A	Two-Family Townhouse/Attached Residential	Special
	D	Institutional Downtown Mixed Use	Permitted
	D	Single Use	Special
	E	House Two-Family Townhouse/Attached Residential Downtown Mixed Use Multiple Family	Permitted
	E	Single Use	Special
Corridor	A	House	Permitted if adaptive re-use Special if new construction
	A	Two-Family Townhouse/Attached Residential	Special
	E	House Two-Family Downtown Mixed Use Multiple Family	Permitted
	E	Single Use	Special Use
Village	A	House	Permitted if adaptive re-use Special if new construction
Village	A	Two-Family Townhouse/Attached Residential	Special

Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.

Sidewalks and pedestrian access. The CBD is intended to be walkable and pedestrian friendly environment. Sidewalks must be provided along the entire frontage of every parcel in the CBD according to the following design specifications:

The total width of the sidewalk area shall be 10 to 20 feet based on available right-of-way and road design.

A dedicated walkway with a minimum width of five to 15 feet shall be provided immediately adjacent to the lot line.

A planting or furniture zone, with a width of three to five feet, shall be located between the walkway and the back of the curb. Such zone shall be reserved for road trees, planter boxes, streetlights, benches, bike racks, waste receptacles, wayfinding signs, and similar appurtenances.

Parking. Uses in this district are exempt from the vehicular parking space requirement in § 65-5.03 of this chapter.

Bicycle parking. Buildings over 6,000 sq. ft. gross floor area must provide a minimum of two bicycle hoops on Downtown B and Corridor roads.

Architectural design. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards and guidelines:

Standards.

New construction, additions and modifications to buildings shall be harmonious with the historic scale and nature of other structures in the vicinity. Architectural features to be considered when determining if harmonious are roof lines and cornices, fenestration and brackets, shape and style of windows, shape, and style of lights within windows, colors, and finish materials.

ii.

General architecture, front facade, and overall building appointments should be consistent with the historical buildings of the same building type within a one-block radius.

iii.

Exterior building materials shall employ a variety of textures and colors and window and door details. Exterior building materials in § 65-11.04D.3.b are encouraged.

iv.

Exterior building colors must be derived from a historical color palette and shall ordinarily be consistent with the majority of the existing buildings within a one block radius. The use of paint to attract attention or advertise using geometric shapes and color or is inconsistent in other ways with the surrounding architecture is prohibited.

The elevation of the first-floor and floor-to-floor heights shall be compatible with those of the front facades of buildings on the same block.

vi.

When used, shutters shall be sized and placed to equal the width that would be required to cover the window opening.

vii.

Standards for Building Form House (H):

(1)

The roof must be principally of gable, hip style, or similar residential roof design.

(2)

Building materials must have a texture, pattern, and scale similar to other Building Form House (H) structures on the same block.

(3)

Accent materials must be similar in texture and scale to other Building Form House (H) structures on the same block. Accent material can include brick and stone masonry, wood details such as windows, finished lumber applied to achieve traditional patterns, e.g., horizontal siding rather than diagonal, finished painted metal and sheet metal, brick, clay and ceramic pavers.

(4)

Exterior materials not permitted include EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass, and reflective glass.

(5)

Existing awnings may be repaired and replaced. No new awnings that conceal original architectural detail on an existing building are permitted.

viii.

Standards for building forms other than Building Form House (H):

(1)

Cornices are required to delineate the tops of facades. Expression lines are required to delineate the division between the ground floor ad upper stories. Cornices and expression lines must have a minimum depth of two inches.

(2)

Buildings shall have a base, where the ground floor is articulated differently from the rest of the building, either by a change of material or setback. Material on the base shall be of the same or higher quality than the upper stories.

(3)

Except for ground floor display windows, windows on the front façade must have lintels and sills, which are not flush with the front façade. The height of these windows must be equal to or greater than the width.

(4)

Upper stories must have a minimum 20% transparency, accomplished principally by the use of windows.

(5)

EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass, and reflective glass shall not be used in large applications but can be used as detail material or as a small application.

ix.

The following standards apply to additions to an existing building façade facing a public road or park:

(1)

Modifications are consistent with the existing architectural motif.

(2)

New exterior additions are constructed to minimize the loss of historical materials, and character-defining features are not obscured, damaged, destroyed or covered.

(3)

Attached exterior additions are located at the rear or on an inconspicuous side of a historic building and minimize, to the extent possible, its size and scale relative to the historic building.

(4)

New exterior additions are designed in a manner that makes clear what is historic and what is new while maintaining consistent design motifs from the historical building.

Guidelines.

Upper story windows should be smaller than ground story windows.

ii.

Desirable materials include brick, stone (natural and cast),

§ 65-11.05 Village Commercial (VC).

Intent. The intent of the Village Commercial District (VC) is to promote the orderly development, redevelopment, and continued maintenance of Dexter's commercial areas in and around the historic downtown and Village. This District is also intended to serve the comparison, convenience, and service needs of the Dexter Area. The VC district shall complement the CBD with less intense office, service, and retail uses, all within a safe pedestrian environment and within convenient walking distance from the CBD.

Regulating Plan.

The Regulating Plan, as set forth in this section, identifies allowable uses and permissible development within the District based on location.

Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan.

The Regulating Plan is based on four factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in § 65-11.11.

Authorized building forms. Authorized building form regulations, as set forth in § 65-11.03D, are applied to the site types and street types in the Village Commercial District in Table 11.05.1.

TABLE 11.05.1
Street Type	Site Type	Building Form	Approval
Corridor	B	Single Use	Permitted if adaptive re-use Special if new construction
		House Two-Family	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
		Multiple Family Townhouse/Attached Residential Single Use	Special
	D	Single Use Institutional	Permitted
	D	Townhouse/Attached Residential Multiple Family	Special
Village	B	Single Use	Permitted if adaptive re-use Special if new construction
		House Two-Family	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
		Townhouse/Attached Residential Multiple Family	Special
	D	Two-Family Townhouse/Attached Residential Multiple-Family Commercial Mixed Use	Permitted
	D	Single Use	Permitted if adaptive re-use Special if new construction
	E	House Two-Family Downtown Mixed Use Multiple Family	Permitted
	E	Single Use	Special
Village	F	Multiple Family Townhouse/Attached Residential Commercial Mixed Use	Permitted
Village	F	Single Use Large Format	Special

Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.

Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the VC district. The minimum width of the sidewalk area is five feet.

Parking.

Off-road parking must be located on the side or rear yard, per the building form.

Participation in the public parking program is strongly encouraged.

The City Council, upon recommendation by the Planning Commission, may waive all or part of the off-road parking required in § 65-5.03, subject to the applicant's election to contribute a one time fee, to the City's Public Parking Fund, in an amount established by resolution of City Council, in lieu of the number of spaces waived.

Architectural design. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards and guidelines:

Standards.

New construction, additions, and modifications to buildings shall be harmonious with the historic scale and nature of other structures in the vicinity. Architectural features to be considered when determining if harmonious are roof lines and cornices, fenestration and brackets, shape and style of windows, shape, and style of lights within windows, colors, and finish materials.

ii.

General architecture, front façade, and overall building appointments should be consistent with the historic nature of other structures in the vicinity in terms of rooflines and cornices, fenestration and brackets, shape and style of windows, colors, and finish materials.

iii.

Exterior building materials shall employ a variety of textures and colors and window and door details. Exterior building materials in § 65-11.05D.3.b.ii are encouraged. The use of reflective/tinted glass on the first-floor front, side and rear building windows requires Planning Commission approval.

iv.

The elevation of the first-floor and floor-to-floor heights shall be compatible with those of the front facades of buildings on the same block.

vi.

When used, shutters must be sized and placed to equal the width that would be required to cover the window opening.

vii.

Standards for Building Forms other than House and Duplex: except for Building Forms House (H), and Two-Family Dwelling (2F):

(1)

(2)

(3)

(4)

Upper stories must have a minimum 20% transparency, accomplished principally by the use of windows.

viii.

The following standards apply to additions to an existing building façade facing a public road or park:

(1)

Modifications are consistent with the existing architectural motif.

(2)

New exterior additions are constructed to minimize the loss of historical materials and so that character-defining features are not obscured, damaged, destroyed or covered.

(3)

Attached exterior additions are located at the rear or on an inconspicuous side of a historic building and minimize, to the extent possible, its size and scale relative to the historic building.

(4)

New exterior additions are designed in a manner that makes clear what is historic and what is new while maintaining consistent design motifs from the historical building.

Guidelines.

Upper story windows should be smaller than ground story windows.

ii.

Desirable materials include brick, stone (natural and cast), wood siding and glass.

iii.

EIFS (exterior insulation and finishing system), vinyl siding, asphalt or metal siding, composite fiberglass and reflective glass should not be used in large applications but can be used as detail material or as a small application.

§ 65-11.06 Dexter Ann Arbor Road Corridor District (ARC).

Intent. The Dexter-Ann Arbor Road Corridor District (ARC) is intended to provide a mix of commercial, office, high-tech research and design, service, and residential uses as an entrance to the City as well as a transition area between the originally platted Village area and the eastern portion of the City.

Regulating Plan.

The Regulating Plan, as set forth in this section identifies allowable uses and permissible development within the District based on location.

Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan.

The Regulating Plan is based on four factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in § 65-11.11.

Authorized building forms. Authorized building form regulations, as set forth in § 65-11.03D are applied to the site types and street types in the ARC District in Table 11.06.1.

TABLE 11.06.1
Street Type	Site Type	Building Form	Approval
Corridor	A	House Two-Family Dwelling	Permitted
	A	Townhouse/Attached Residential	Special
	B	House Two-Family Dwelling	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
	B	Townhouse/Attached Residential Multiple Family	Special
	E	Townhouse/Attached Residential Multiple Family Commercial Mixed Use Single Use	Permitted
	E	Institutional	Special
	F	Townhouse/Attached Residential Multiple Family Commercial Mixed Use Single Use	Permitted
	F	Large Format	Special

Authorized uses. Authorized uses, as set forth in § 65-11.11, are applied to the site types and street types in ARC District Regulating Plan.

Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.

Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the ARC district. The minimum width of the sidewalk area is five feet. A planting zone with a minimum width of 10 feet, shall be located between the walkway and the back of the curb.

If the Planning Commission allows a front setback deviation to allow a dedicated public space or outdoor cafes, the following standards must be met:

A dedicated walkway with a minimum width of 8 to 15 feet shall be provided immediately adjacent to the lot line.

ii.

Parking.

Off-road parking is preferred in side or rear yard but may be allowed per building type regulations.

Site design. Signs, landscaping, walls, lighting, street lighting and other site elements shall be coordinated and harmonious with the intended character of the District.

Street lighting shall be provided along roads to match the existing streetscape lighting poles and layout.

Architectural design standards. Architectural concepts, colors and materials will be reviewed as part of a site plan review per the following standards.

Variety in building design shall be provided by architectural features, details, and ornaments such as archways, colonnades, towers, cornices, or peaked roof lines.

Building entrances shall utilize windows, canopies, and awnings; provide unity of scale, texture, and color; and provide a sense of place.

Roof shape and materials shall be architecturally compatible with the ARC District and enhance the predominant streetscape. Gable, hip, and gambrel roofs shall be the roof shape between Meadow View Drive and Kensington Street.

Where the side or rear facade(s) of a building will be visible from a residential zoning district or public land, or the rear or side of the site will be used for public access or parking, such facade(s) shall be constructed to a finished quality comparable to the front facade.

Buildings located on corner lots shall provide distinct and prominent architectural features or site elements which reflect the importance of the building's corner location and create a positive visual landmark. An entry feature or site landmark may be required by the Planning Commission. Entry features may include benches, signage, public art, or other features.

Franchise architecture (building designs that are prototypical or identifiable with a particular chain or corporation) must be revised if the proposed building design does not conform with these design standards. The developer shall provide color pictures of other national tenant buildings (non-prototype examples) that have been built in other cities and states.

§ 65-11.07 Baker Road Corridor District (BRC).

Intent. The Baker Road Corridor District (BRC) is intended to be a walkable corridor that is a gateway between the downtown area and adjacent neighborhoods. New development and redevelopment should be in accordance with the "Baker Road Corridor" goals and objectives as described in the City of Dexter Master Plan.

Regulating Plan.

The Regulating Plan, as set forth in this section, identifies allowable uses and permissible development within the District based on location.

Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan.

The Regulating Plan is based on four factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in § 65-11.11.

Authorized building forms. Authorized building form regulations, as set forth in § 65-11.03D, are applied to the site types and street types in the BRC District in Table 11.07.1.

TABLE 11.07.1
Street Type	Site Type	Building Form	Approval
Corridor	A	House Two-Family Dwelling	Permitted
	B	House Two-Family Dwelling Townhouse/Attached Residential Multiple Family Building	Permitted
	E	Townhouse/Attached Residential Multiple Family Building Commercial Mixed Use Single Use Building	Permitted
	F	Townhouse/Attached Residential Multiple Family Building Commercial Mixed Use Single Use Building	Permitted
	F	Large Format	Special

Authorized uses. Authorized uses, as set forth in § 65-11.11 are applied to the site types and street types in BRC Regulating Plan.

Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.

Sidewalks. Sidewalks must be provided along the entire frontage of every parcel in the BRC district. The minimum width of the sidewalk area is five feet. A planting zone with a minimum width of five feet, shall be located between the walkway and the back of the curb.

If the Planning Commission allows a front setback deviation to allow a dedicated public space or outdoor cafes, the following standards must be met:

A dedicated walkway with a minimum width of eight to 15 feet shall be provided immediately adjacent to the lot line.

ii.

Parking.

Off-road parking is preferred in side or rear yard but may be allowed per building type regulations.

Site design. Signs, landscaping, walls, lighting, street lighting, and other site elements shall be coordinated and harmonious with the intended character of the District.

Street lighting shall be provided along roads to match the existing streetscape lighting poles and layout.

Architectural design standards. Architectural concepts, colors, and materials will be reviewed as part of a site plan review per the following standards.

Variety in building design shall be provided by architectural features, details, and ornaments such as archways, colonnades, towers, cornices, or peaked roof lines.

Building entrances shall utilize windows, canopies, and awnings; provide unity of scale, texture, and color; and provide a sense of place. Entrances shall be designed with one or more of the following:

Canopy, overhang, or arch above the entrance (pillars and columns)

ii.

Recesses or projections in the building façade surrounding the entrance

iii.

Peaked roof or raised parapet structures over the door

iv.

Windows surrounding the entrance.

All awnings that do not contain sign copy shall be made of woven cloth or architectural metal. Design, color, and materials shall be compatible with the building to which it is attached.

Roof shape and materials shall be architecturally compatible with the BRC District and enhance the predominant streetscape. Consideration should be given to surrounding buildings when determining roof shape. Gable, hip, and gambrel roofs shall be the predominant roof shape for Building Forms House (H), Two-Family (2F), Multiple Family, and Townhouse/Attached Residential in the BRC District.

The use of EIFS (Exterior Insulation Finishing System) shall be limited to vertically sloped architectural elements only and shall be limited to no more than 5% of each exterior building elevation.

§ 65-11.08 Village Residential 1.

Intent. The intent of the Village Residential 1 District (VR-1) is to maintain the well-established character, scale, and density of the traditional pattern of the neighborhoods in the original plat of the Village, while allowing uses other than single-family residential for adaptive re-use of public and institutional buildings.

Regulating Plan.

The Regulating Plan, as set forth in this section, identifies allowable uses and permissible development within the District based on location.

Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan.

The Regulating Plan is based on four factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in § 65-11.11.

Authorized building forms. Authorized building form regulations, as set forth in § 65-11.03D, are applied to the site types and street types in the VR-1 District in Table 11.08.1.

TABLE 11.08.1
Street Type	Site Type	Building Form	Approval
Corridor	A	House Two-Family	Permitted
	B	Single Use Institutional	Permitted if adaptive re-use Special if new construction
		House Two-Family	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
		Townhouse/Attached Residential Single Use Institutional	Special
Village	A	House Two-Family	Permitted
	B	Single Use Institutional	Permitted if adaptive re-use Special if new construction
		House Two-Family	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
		Townhouse/Attached Residential Single Use Building Institutional	Special

Authorized uses. Authorized uses, as set forth in § 65-11.11 are applied to the site types and street types in the District Regulating Plan.

§ 65-11.09 Village Residential 2.

Intent. The intent of the Village Residential 2 District (VR-2) is to maintain the well-established character, scale, and density of the traditional pattern of the neighborhoods in the Village annex, while maintaining primarily single-family neighborhoods.

Regulating Plan.

The Regulating Plan, as set forth in this section, identifies allowable uses and permissible development within the District based on location.

Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Master Plan and any other applicable Plan.

The Regulating Plan is based on four factors: Street Type; Site Type; Building Form; and the Schedule of Uses as described in § 65-11.11.

Authorized building forms. Authorized building form regulations, as set forth in § 65-11.03D, are applied to the site types and street types in the VR-2 District in Table 11.09.1.

TABLE 11.09.1
Street Type	Site Type	Building Form	Approval
Corridor	A	House Two-Family	Permitted
	B	Single Use Institutional	Permitted if adaptive re-use Special if new construction
		House Two-Family	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
		Single Use Institutional	Special
Village	A	House Two-Family	Permitted
	B	Single Use Institutional	Permitted if adaptive re-use Special if new construction
		House Two-Family	Permitted if parcel is split into smaller lots, including as a site condominium, based on the minimum lot size and width of the applicable building forms
		Institutional	Special

Authorized uses. Authorized uses, as set forth in § 65-11.11 are applied to the site types and street types in the VR-2 District Regulating Plan.

§ 65-11.10 Form-Based District Use Table.

Specified uses. In all Form-Based Districts, no building or land shall be used and no building shall be erected except for one or more of the following specified uses, unless otherwise provided in this article.

Schedule of Uses. The Schedule of Use Regulations identifies uses as follows:

"P" identifies uses permitted as of right.

"S" identifies uses requiring Special Approval as outlined in Article VIII.

"A" identifies accessory uses.

No marking identifies uses not permitted

Use	VR-1	VR-2	CBD	VC	ARC	BRC	Notes
All Uses
All buildings over 10,000 sq. ft. to 20,000 sq. ft. in gross floor area	S	S	P	S	P	P
All buildings over 20,000 sq. ft. in gross floor area	S	S	S	S	P	P
Residential
Single-family detached dwellings	P	P	P				Subject to § 65-14.02 In the CBD, on Site Type A and E parcels fronting Downtown B and Village Streets only.
Residential cluster development	S	S					Subject to § 65-12.02
Two-family dwellings	P	P	P		P	P	In the CBD, on Site Type A and E parcels fronting Downtown B and Village Streets only
Single-family attached dwellings	S		P	S	P	P	In the CBD, on Site Type A and E parcels fronting Downtown B and Village Streets only
Multiple-family dwellings	S		P	S	P	P	In the CBD, on Site Type A and E parcels fronting Downtown B and Village Streets only. In the VR-2, on Site Type B parcels fronting on Village Streets and only if adaptive re-use. Adaptive reuse is exclusive of single-family and two-family dwellings.
Senior assisted living					P	P	Subject to § 65-14.10
Senior independent living					P	P	Subject to § 65-14.10
Upper story residential			P	P	P	P
Home occupation	P	P					Subject to § 65-14.04
Medical marijuana home occupation	P	P					Subject to § 65-14.05
Accessory dwelling units	A	A					Subject to § 65-14.03
Bed and breakfast	P	P	P	P
Accessory short-term rental housing	A	A	A	A			Subject to § 65-14.16
Vacation rental housing	S	S	S	S			Subject to § 65-14.17
First floor dwelling unit for resident manager					S	S
Live/Work Units				P	P	P	Subject to § 65-14.07
Institutional/Cultural
Public swimming pools, parks, playgrounds and playfields		S
Family child care homes	P	P			P	P	Subject to § 65-14.08
Foster family homes	P	P					Subject to § 65-14.08
Foster family group homes	P	P					Subject to § 65-14.08
Group child care homes	P	P			P	P	Subject to § 65-14.08
Adult day care homes	P	P					Subject to § 65-14.08
Adult foster care group homes (small and large)	P	P					Subject to § 65-14.09
Adult foster care family homes							Subject to § 65-14.09
Adult foster care congregate facilities	S	S					Subject to § 65-14.09
Child care centers	P	P			P	P
Nursing and convalescent homes					S	S	Subject to § 65-14.11
Places of worship	S	S		S
Private clubs, fraternal organizations, and lodge halls				S
Public and private nurseries for children	S	S
Primary and secondary non-profit schools, colleges and universities	S	S
Vocational and technical training facilities				S
Government or community-owned buildings	S	S	P
Museums			P	P
Libraries			P	P
Community centers	P	P		P	P	P
Essential service structures	P	P	P	P	P	P	Subject to § 65-14.43
Essential service buildings	P	P					Subject to § 65-14.44
Office/Retail/Service
Business, professional and medical offices			P	P	P	P
Kennels, commercial/pet day care			S	S	S	S	Subject to § 65-14.37
Small animal clinics			S	S	S	S	Subject to § 65-14.38
Banks and other financial institutions	S		P	P	P	P
Retail sales	S		P	P	P	P
Food sales
Up to 2,000 sq. ft			P	P	P	P
2,000 sq. ft or more			S	S	P	P
Personal service			P	P	P	P
Service or retail establishment with office/workshop			S	S	P	P	Accessory wholesale or warehouse uses not permitted. In VC and CBD, not more than 50% of the total usable floor area for service, repair or processing.
Restaurants (no alcohol served)			P	P	P	P
Bars/taverns/lounges (restaurants serving alcohol)			S	S	S	S
Restaurants, carry-out			S	S	P	P
Restaurants, open-front			S	S	S	S
Restaurants, drive-in					S	S
Microbrewer/small distiller/small wine maker			S	S	S	S
Tasting room with microbrewer/small distiller/small wine maker			A	A	A	A	Subject to § 65-14.75
Funeral homes	S				S	S	Subject to § 65-14.24
Motels and hotels					S	S	Subject to § 65-14.18
Outdoor service areas			P		P	P	Subject to § 65-14.74
Open air businesses			P		S	S
Outdoor display areas				S	S	S	Subject to § 65-14.72
Indoor commercial recreation			S		S	S	Subject to § 65-14.31
Commercial outdoor recreation			S	S			Subject to § 65-14.30
Recreation equipment rental			P	P	P	P
Theaters/cinemas			P	P	P	P
Performing and visual arts studios			P	P	P	P
Printing and photographic reproduction establishments			P	P	P	P
Adult regulated uses					S	S	Subject to § 65-14.67
Drive through facilities					S	S	Subject to § 65-14.57
Urgent medical care centers					S	S
Use/storage of hazardous or flammable materials					S	S
Automotive/Transportation
Automobile or vehicle service and repair centers						S	Subject to § 65-14.59
Gasoline service stations					S	S	Subject to § 65-14.60
Automobile or vehicle dealerships					S	S	Subject to § 65-14.58
Automobile washes, automatic or self-service					S	S	Subject to § 65-14.61
Temporary
Temporary outdoor display area					P	P	Subject to § 65-14.72
Other
Accessory uses, buildings or structures	A	A	A	A	A	A	Subject to regulations in Article III.

§ 65-11.11 Design standards.

Intent. The intent of these design standards is to preserve the historic character and maintain a minimum design standard in the form-based districts. Design standards are requirements but guidelines in those sections are optional.

Design standards for one-family and two-family dwellings. The following design standards apply to one-family and two-family dwellings in all form-based districts:

Primary entrance orientation and connection to the street. A primary entrance to the dwelling or dwelling(s) must face the road. A pedestrian connection at least three feet wide to the primary entrance must be provided.

Porch or stoop encouraged. Front porches or stoops are encouraged on the front façade.

Design standards and guidelines. In addition to standards set forth in this Zoning Ordinance, all proposed development, except for one-family and two-family dwelling units, in the Form-Based Districts shall comply with the standards below and should comply with the guidelines below to the greatest extend possible:

Site design.

Intent. To ensure that site layout considers the internal organization of a development project and the external relationship with the public right-of-way, adjacent properties, naturalized features, in order to relate to the road context.

Site design standards. Existing and planned pedestrian and bicycle circulation systems and easements shall be integrated into site design. A pedestrian connection shall provide a clear, obvious, publicly-accessible connection between the primary road upon which the building fronts and the building. The pedestrian connection shall comply with the following:

Fully paved and maintained surface not less than five feet in width.

ii.

Unit pavers or concrete distinct from the surrounding parking and drive lane surface.

iii.

Located either within a raised median or between wheel stops to protect pedestrians from vehicle overhangs where parking is adjacent.

Site design guidelines.

Site design should consider the placement of adjacent buildings and natural features.

ii.

Site and building design should accommodate pedestrian circulation on-site from parking areas to plazas, open space, pedestrian pathways, and to adjoining buildings.

iii.

Coordinate site design with adjoining sites to take advantage of shared access and parking, similar perimeter landscape themes, or similar features.

iv.

As part of site design, the City of Dexter strongly encourages the use of sustainable practices, including:

(1)

Naturalized stormwater management features such as rain gardens, green roofs, bioswales, and bio-retention basins, which are integrated in a cohesive and logical manner to take advantage of site topography, orientation, and visibility;

(2)

Use of pervious paving in lieu of impervious paving;

(3)

Reductions in paved areas to the minimum necessary to accomplish site circulation and parking;

(4)

Use of native landscaping;

(5)

Inclusion of natural and open space with access as public space;

(6)

Inclusion of renewable energy features;

(7)

Building siting to take advantage of solar orientation and wind protection; and

(8)

Use of recycled products for infrastructure, site, and building material.

Building placement and orientation.

Intent. To require building placement that provides a strong visual and functional relationship with its site, adjacent sites, and nearby thoroughfares and to ensure consistency within sites and with adjacent sites to provide distinct building groups which exhibit similar orientation, scale, and proportion.

Building placement and orientation standards.

Primary building entrances shall front on the public roads.

(1)

Except, however, the Planning Commission or the City Council may permit the primary entrance to face towards a side yard, provided that a defined pedestrian access routes is provided between the entrance and the public sidewalk.

ii.

Sidewalks shall be provided along the full length of the building along any façade featuring a public entrance.

iii.

Building entries shall be located so that they are easily identifiable with convenient public access. Each project shall provide a well-defined entry sequence for pedestrian and vehicular uses from the road to the building.

iv.

All additional public entrances, regardless of location, must provide direct pedestrian access of the same quality and design as that required for the main entrance.

Building placement and orientation guidelines.

Building placement and orientation should be coordinated with adjoining sites to take advantage of similar perimeter landscape themes, common access, or similar features.

ii.

Plazas, courtyards, and public art are strongly encouraged.

iii.

Where feasible, accessory facilities such as mechanical equipment, trash collection, loading areas, storage areas, and vehicle service areas shall be located away from portions of the site which are highly visible from public roads or private properties with dissimilar improvements.

Parking placement, orientation, and screening.

Intent. To provide a circulation system that efficiently moves vehicles in a well-defined manner, while reducing the visual impact of parking areas and mitigating conflict between pedestrians, bicycles, and automobiles.

Parking placement, orientation and screening standards.

Required parking.

(1)

Off-road vehicle and bicycle parking shall be provided for a principal use erected, altered, or expanded after the effective date of this chapter in accordance with the standards set forth in Article V.

(2)

The mixed-use districts are intended to encourage non-motorized and transit friendly design and compact mixed-use developments. Applicants are encouraged to consider the provisions for shared parking set forth in Article V and flexibility in application set forth in Article V.

ii.

Location.

(1)

Bicycle parking shall be located, when feasible, near to primary building entrances and should not be located immediately adjacent to service, trash or loading areas. Bicycle parking may be located on a sidewalk or in the road right-of-way, subject to approval by the City of Dexter.

(2)

When parking is located in a side yard (behind the front building line) but fronts on the required building line, no more than 25% of the total linear feet along the required building line or 60 feet, whichever is less, shall be occupied by parking.

(3)

For a corner lot, no more than 25% of the cumulative linear feet along the required lines or 60 feet, whichever is less, shall occupied by parking. The building shall be located the corner of the lot adjacent to the intersection.

(4)

For a double frontage lot or a lot that has frontage on three roads, the cumulative total of all frontages occupied by parking shall be no more than 35% of the total linear feet along a required building line or 60 feet, whichever is less.

(5)

Where off-road parking is visible from a road, it shall be screened in accordance with the standards in the building forms.

iii.

Parking structures. Parking structures shall be located behind buildings in locations that minimize visibility from public roads. Parking structures may be located along public road frontages, subject to the following standards:

(1)

Building height and placement requirements for principal building shall be met.

(2)

A lining of retail, office, or residential use with a useable depth of no less than 20 feet shall be provided along the entire length of the frontage on the public road.

(3)

At least 50% of the upper floors facing a public road shall consist of exposed openings. The openings shall be designed with one or more treatments of:

(a)

Planter boxes with living plants;

(b)

A rail or fence to give the appearance of a balcony; and/or

(c)

Framing and mullions to give the appearance of large windows.

(4)

An indoor bicycle parking area or areas providing one rack or hoop per 20 vehicular parking spaces.

iv.

Landscaped areas, including landscaped parking islands and medians, shall be separated from vehicular and pedestrian encroachment by curbs and raised planting areas.

Measured from the inside of the outermost curb line, a parking lot shall employ at least 10% of landscaped area in the form of parking islands, planting strips between parking rows. A parking peninsula extending from the outside curb line will count towards the 10%.

vi.

No landscaped area within a parking lot shall be less than 100 sq. ft.

vii.

Every 10 parking lot spaces must be broken up with a landscape island or peninsula.

viii.

Height of parking lot poles shall be consistent with the building height and generally not exceeding 30 feet above the ground.

Parking placement, orientation and screening guidelines.

Large parking lots are discouraged in favor of smaller, connected parking lots that utilize landscaping screening, transitions, and buffers.

ii.

Visitor and employee parking should be separated when possible. Visitor parking lots should be placed closer to the building. Employee parking lots should be oriented to the rear or side of the building and screened from the public right-of-way.

iii.

The placement and design of parking areas and structures should foster safe nonmotorized access and circulation and clearly identifiable public access, bicycle parking and vehicular visitor parking.

iv.

Pedestrian access to parking lots, regardless of location, should be equal to the quality of materials and design of the primary entrance.

Parking lot poles should be located so as not to present an obstacle to pedestrians or hazard to vehicles.

Building massing and scale.

Intent. To maintain consistent massing and scale and ensure the use of properly proportioned building elements.

Building massing and scale standards.

Building massing, height, bulk, scale, and proportion shall maintain consistency with the existing character of the adjacent buildings.

ii.

Building design should employ coordinated massing to produce overall unity, scale, and interest.

iii.

Rooflines and pitches shall be proportionate to nearby structures so as to provide transition or mitigation of significant changes to scale.

Architectural design and building materials.

Intent. To preserve the historic character of the Downtown and nearby areas and to create a character for the mixed-use districts that encourages the greatest amount of visual interest, architectural consistency, and high-quality material use. The standards are not intended to limit imagination, innovation, or variety.

Materials. Durable building materials, simple configurations, and solid craftsmanship are required. More restrictive regulations may be applied in individual form-based districts.

Eighty percent of walls visible from public roads, exclusive of wall areas devoted to meeting transparency requirements, shall be constructed of high-quality materials (i.e., brick veneer, quarried stone, glass, precast concrete).

ii.

Exterior walls facing public rights-of-way and customer parking areas shall have a finished appearance, using the same materials as used on the front of the building.

iii.

Materials shall be selected for suitability to the type of buildings and the architectural design in which they are used.

iv.

Material selection shall be consistent with architectural style in terms of color, shades, and texture. However, monotony shall be avoided.

Materials shall be consistent with adjoining buildings.

vi.

Buildings shall have the same materials, or those that are architecturally compatible, for construction of all building walls and other exterior building components wholly or partly visible from public rights-of-way and public parking lots.

vii.

Preferred building materials: quarried stone, cultured stone, full veneer brick, composite lap siding, architectural concrete (with recessed panels and reveal lines), colored CMU block and architectural CMU block (i.e., split face, fluted, scored, honed, etc.), architectural metals and standing seam metal roofing, and dimensional shingles.

viii.

Preferred accent materials are precast cast stone, natural stone accents, and glass accents.

ix.

Prohibited Materials are plain, flat faced CMU block (painted CMU), brick tiles, metal walls and EIFS. EIFS may be used if no more than 5% permitted and used as an accent only.

The applicant shall provide a schedule indicating percentage of façade materials totaling 100% and the applicant shall provide a sample board to the Planning Commission.

Building variation. Building articulation or architectural design variations for building walls facing the roads are required to ensure that the building is not monotonous in appearance.

Building facades shall be subdivided, through the location of architectural treatments and the arrangement of openings (doors and windows) that are compatible in size and scale to the surrounding buildings.

ii.

The height to width ratio of these subdivided facades of single story buildings shall not exceed 1:2. The height to width ratio of these subdivided facades of two-story buildings shall not exceed 1:1.

iii.

The maximum linear length of an uninterrupted building façade facing public roads and/or parks shall be 30 feet. Building articulation shall be accomplished through a combination of the following techniques:

(1)

Façade modulation: Stepping portions of the façade to create shadow lines and changes in volumetric spaces.

(2)

Use of engaged columns or other expressions of the structural system.

(3)

Horizontal and vertical divisions: Use of textures and materials, combined with façade modulation.

(4)

Dividing facades into storefronts with visually separate display windows.

(5)

Providing projections such as balconies, cornices, covered entrances, pergolas, arcades, and colonnades.

(6)

Variations in the rooflines by use of dormers windows, overhangs, arches, stepped roofs, gables, and other similar devices.

Transparency. The first floors of all buildings shall be designed to encourage and complement pedestrian-scale activity and crime prevention techniques. It is intended that this be accomplished principally by the use of windows and doors arranged so that active uses within the building are visible from or accessible to the roads.

The first floor of any front façade facing a right-of-way of road on the Regulating Plans shall meet the minimum requirements based on street type and building form in Table 11.12.B.5.d.i. The minimum transparency requirement shall apply to all sides of a building that abut an open space, or public right-of-way. Transparency requirements shall not apply to sides which abut an alley. If a building form and street type is not specified, the minimum percentage is 50%:

Table 11.12.B.5.d.i. 1st Floor Transparency Requirements
BUILDING FORM	STREET TYPE	MIN. 1ST FLOOR TRANSPARENCY (%)
House, Two-Family	All street types	0
Multiple-Family, Attached Residential/Townhouse	All street types	30
Institutional	All street types	50
Downtown Mixed Use	All street types	70
Commercial Mixed Use/Live Work Single Use Large Format	Village, Corridor, Downtown B	50
All building forms	Downtown A	70

ii.

If a building is on a corner and the side road is classified as a Village Street in a Regulating Plan, the minimum transparency for the facades facing a side road may be reduced to no less than 30% of the façade.

iii.

Transparency alternatives. The following alternatives may be used singularly or in combination. If used in combination, they may count toward no more than 80% of the transparency requirement set forth in Table 11.12.B.5.d.i:

(1)

Wall design. Wall designs that provide visual interest and pedestrian scale may count toward no more than 50% of primary road and 50% of side road transparency requirements. Wall designs must provide a minimum of three of the following elements, occurring at intervals no greater than 25 feet horizontally and 10 feet vertically:

(a)

Expression of structural system and infill panels through change in plane not less than three inches.

(b)

System of horizontal and vertical scaling elements such as: belt course, string courses, cornice, and pilasters.

(c)

System of horizontal and vertical reveals not less than one inch in width/depth.

(d)

Variations in material module, pattern, and/or color.

(e)

System of integrated architectural ornamentation.

(f)

Green screen or planter walls.

(2)

Permanent art. Non-commercial art or graphic design of sufficient scale and orientation to be perceived from the public right-of-way and rendered in materials or media appropriate to an exterior, urban environment and permanently integrated into the building wall may count toward no more than 40% of the transparency requirement.

(3)

In the ARC and BRC, inclusion of outdoor dining/seating located between the building and the primary road lot line.

Landscaping.

Intent. To incorporate appropriate native landscaping to enhance visual appearance, provide transitions between properties, and screen unsightly areas.

Landscaping standards. Landscaping in all form-based districts shall meet the following standards:

Street trees shall be provided at a minimum of one tree per every 40 feet of lineal road frontage, and at a maximum of one tree per every 30 feet of lineal road frontage.

ii.

Plant, shrub, and tree species shall be appropriate to the southeast Michigan climate and should require minimal water and care.

iii.

Landscaping shall be protected from vehicular encroachment by the use of curbs.

iv.

Except on roads designated Downtown A on the Regulating Plan, landscaping shall be provided around the perimeter of a building to minimize the hard edge that is created where the building meets the pavement.

Screening between land uses shall be provided in compliance with § 65-6.11.

Landscaping guidelines.

The use of naturalized stormwater management techniques (bioswales, roof gardens, rain gardens) is highly encouraged to reduce stormwater runoff.

ii.

Landscaping should conform and incorporate existing landscape and topographic features.

iii.

Landscaping within courtyards and patios may include hardscape and softscape materials.

iv.

Landscaping should maintain adequate sight lines for visual safety, visibility, and efficient security.

Pedestrian areas and walks should be distinguishable from parking and circulation areas with distinct paving materials, shade trees, and groundcover planting

Utilities and mechanical screening.

Intent. To ensure that utilities are designed to be a part of the overall building so to reduce the visual impact.

Utilities and mechanical screening standards.

New utilities shall be located underground.

ii.

Ground mechanical equipment and utilities shall be screened from the public right-of-way with the use of walls, fencing, or roof-top mechanical equipment and utilities shall be screened from view of adjacent parcel or the public right-of-way.

iii.

Walls, fencing, and architectural details for screening shall compliment the materials used in the associated building's architectural style.

Loading and storage areas.

Intent. To ensure that loading, storage, and other building utility features are designed to be a part of the overall building as so to reduce the visual impact.

Loading and storage areas standards.

Loading and service areas shall be located on the sides or rears of the buildings.

ii.

Loading and service areas shall be screened from the public right-of-way with the use of fencing, landscaping, or walls.

iii.

Freestanding storage facilities (including warehousing) shall comply with all design standards.

iv.

Trash storage and pick-up facilities shall be located in the rear or side of a building or site and screened from view of adjacent parcel and the public right-of-way.

Outdoor trash storage shall be screened with fencing or walls which are consistent with the associated primary building color and materials.

Dexter City Zoning Code

ARTICLE XI

§ 65-11.01 Intent, purpose and use.

§ 65-11.02 Applicability and Organization.

§ 65-11.03 Standards applicable to all uses.

§ 65-11.04 Central Business District (CBD).

§ 65-11.05 Village Commercial (VC).

§ 65-11.06 Dexter Ann Arbor Road Corridor District (ARC).

§ 65-11.07 Baker Road Corridor District (BRC).

§ 65-11.08 Village Residential 1.

§ 65-11.09 Village Residential 2.

§ 65-11.10 Form-Based District Use Table.

§ 65-11.11 Design standards.