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Grosse Ile Township
City Zoning Code

ARTICLE 7

Macomb Street District

[Ord. No. 232, effective 1-5-1997; Ord. No. 276, effective 8-29-1999; by Ord. No. 303, effective 11-21-2001; 9-26-2005 by Ord. No. 05-08]

285-7.1 Intent.

The Macomb Street District (MSD) is the mixed-use central business district of the Township, offering a diverse range of businesses and services to the community, intermixed with residential dwellings. This district includes retail businesses, restaurants and entertainment establishments, offices, public institutions and facilities, and residential dwellings. Specifically, the regulations set forth herein provide for the following:
Macomb Street is intended to be a distinct community center and focal point in the Township with a complementary and integrated mixture of uses that create a walkable, traditional small town environment. Development and redevelopment consistent with the historic architecture of the Township, mixture of uses and layout of a traditional small town is encouraged for this district.
The Macomb Street District regulations include design standards that are intended to promote quality site design and building architecture consistent with the predominant residential character of the Township and the strong historic heritage of Grosse Ile. Macomb Street development and redevelopment is to be orderly and planned, to complement adjoining uses and harmonize with the surrounding area in terms of the physical site layout, access, building design, pedestrian/bike facilities, landscaping, signs, parking arrangements and lighting.
Macomb Street uses may generate more activity than other uses within the Township in terms of traffic, noise and pedestrians. Therefore, uses directly adjacent to residential uses, where permitted, are required to provide ample setbacks, buffering and sensitive site design.
The intimate character of the portion of the Macomb Street corridor located east of Parke Lane is desired to be preserved. This portion of the Macomb Street corridor is characterized by the modest size of the buildings, the sensitive treatment of the storefronts and residences, the closeness of the buildings to each other and to the road, and the layout and design of the streetscape to encourage pedestrian traffic. To maintain a pedestrian-oriented environment and minimize the dominance of automobiles, parking is encouraged to be located to the side or rear of buildings.
Development and redevelopment of sites within the MSD District shall be consistent with the recommendations of the Township Master Plan and the Downtown Development Authority Macomb Streetscape Design Plan and the Macomb Street Design Standards adopted by the Township.

285-7.2 Permitted uses.

[Amended 9-12-2011 by Ord. No. 11-03]
Principal uses. In the MSD District no building shall be erected and no building or land shall be used except for the following uses, and subject to the standards and requirements set forth in this chapter and the review procedures in Article 21, Site Plan Review. The following shall apply to each individual use which may be located on a lot with other uses:
Any generally recognized retail use up to 10,000 square feet gross floor area which supplies commodities on the premises such as baked goods, groceries, meats, dairy products, drugs, apparel, dry goods and notions, hardware, vehicle parts, appliances, crafts, greeting cards, home furnishings, sporting goods, rental and sales of videos, recorded music and books.
Banks, credit unions and similar financial institutions with up to three drive-through teller windows or automatic teller windows; and stand-alone automatic bank teller machines.
Child day-care centers, preschool and commercial day-care centers, provided that the following regulations are complied with:
There shall be at least 150 square feet of outdoor play area per child for whom care is being provided; but in no instance shall the total outdoor play area be less than 5,000 square feet in size. All required outdoor play areas shall be fenced in accordance with the regulations of this chapter, provided that no fence shall be located in a front yard (including both front yards on a corner lot).
There shall be at least 50 square feet of indoor classroom, crib or play area per child for whom care is provided.
The facility shall continually have on file with the Township documentation of a valid license as required by the state.
Commercial schools and studios for photography, art, dance, music, theater, ballet and martial arts.
Personal service establishments which perform services on the premises, including, but not limited to, dressmaker and tailor shops, beauty parlors, barber shops, tanning salons, laundries, dry cleaners, mailing, and copying.
Professional offices up to 10,000 square feet gross floor area of architects, engineers, and lawyers; insurance and real estate agents, financial consultants and brokers; advertising offices; accounting and bookkeeping services; clerical and stenographic services; sales offices; executive or administrative offices; and medical offices of physicians, dentists, optometrists, chiropractors, psychiatrists, psychologists and similar or allied professions, including outpatient services but excluding inpatient services and urgent care centers.
Restaurants and banquet halls which serve food and alcoholic or nonalcoholic beverages for consumption within the building or for carry-out; but not having a drive-in or drive-through facility. Accessory outdoor seating is permitted, provided that noise levels do not disturb adjacent uses.
Retail businesses in which both a workshop or service facility and a retail outlet are combined, including, but not limited to, the business of an electrician, interior decorator, shoe repair, radio, computer and home appliance repair service, photographic processor, provided that no more than 50% of the total usable floor area of the establishment shall be used for servicing, repairing, or processing activities.
Shopping centers up to a total of 20,000 square feet that contain a combination of those uses specifically permitted in the MSD District.
Public or quasi-public uses, including governmental administrative buildings; post offices; educational, religious, or cultural facilities; and social halls, lodges, fraternal organizations and clubs.
Single-family detached dwelling units meeting the residential design standards of § 285-3.4E on lots with a minimum width of 50 feet and a minimum area of 6,000 square feet, except that the maximum floor area ratio and lot coverage ratio shall be 22% and 20%, respectively.
[Amended 4-19-2012 by Ord. No. 12-02]
One single-family dwelling unit on the same lot as any nonresidential uses specifically permitted in the MSD District (including a single apartment above a business) meeting the area and bulk regulations of § 285-7.4 and providing at least 1,000 square feet of usable floor area.
Multiple-family townhouse dwelling units meeting the following requirements:
One dwelling unit shall be permitted for each 4,000 square feet of lot area. Each unit shall have a minimum floor area of 1,000 square feet and a minimum of two bedrooms.
Such units shall be designed as townhouses, each having a separate entryway with direct access to the outdoors and defined front and rear yards. The front entrance shall be accessed by a porch or stoop with the front entrance between two feet and four feet above grade.
The maximum length of buildings shall be 160 feet with a minimum twenty-foot spacing between buildings.
Parking shall not be permitted in the front yard, and garages shall not face the front lot line. All units shall provide individual garages accessed from the rear of the building. This may be accommodated by an attached rear-entry garage, a below-grade garage or a detached garage located in the rear yard. Where a garage is below the unit with the garage floor at least three feet below grade, the lower level of the garage shall not count towards the allowable two stories, provided the total building height does not exceed 35 feet.
All buildings shall utilize traditional styles of architecture consistent with the Macomb Street design standards and compatible with other nearby residences. All walls of the buildings shall be at least ninety-percent brick or stone, with other accent materials permitted by the Planning Commission under § 285-7.3F(2). The use of wood or fiber cement siding may be permitted on buildings that are designed with a traditional style that the Planning Commission determines will be consistent with the traditional architecture of historic buildings on Grosse Ile and in accordance with the Macomb Street design standards in the Township Master Plan.
Buildings shall be oriented towards the street with the primary pedestrian access facing the street. The facade of buildings facing the public street shall include doors, windows, porches, stoops and other architectural detailing consistent with the front facade of a traditional dwelling. Buildings shall be designed with at least one of the following features on the front street-facing elevation:
Roof dormer;
A porch roof with a gable end facing the street; or
A gable end facing the front lot line with a window or trimmed vent in the gable area above the eave line:
All windows shall have vertical proportions. The sides of end units shall include windows to break up any blank walls.
The area and bulk requirements of § 285-7.4 shall be complied with; except where the site adjoins a single-family residential use, a minimum twenty-foot setback shall be provided from the adjacent single-family residential lot.
Required conditions of § 285-4.3 shall be complied with, in addition to the requirements of this article.
Townhouses with individual entrances and front porch 3 feet above grade.
 
Pedestrian orientation towards street with garages to rear.
 
Traditional architecture with brick as primary material.
 
Resale and consignment shops.
Essential services.
Other uses similar to the above uses not specifically addressed elsewhere in this chapter, as determined by the Planning Commission following the process outlined in Article 19.
Accessory buildings and uses. The following accessory buildings and uses shall be permitted, subject to the following provisions:
Accessory buildings and uses which are customarily incidental to the principal use on the lot, including an approved special land use, subject to the same required conditions that are applicable to the principal or special land use.
Off-street parking in accordance with the requirements outlined in Article 12.
Signs in accordance with the provisions set forth in Article 16.
Outdoor sales and display, provided it is within 20 feet of the principal commercial structure and that material is stored indoors after the establishment closes each day.
Tent sales, provided that the following regulations are complied with:
The tent shall be no greater than 1,000 square feet in area.
The tent shall be located on the same lot or combination of lots, owned and operated by the proprietor of a permanent principal commercial establishment.
Retail operation shall be only during daylight hours.
The operation shall be limited to 45 days per year.
One unlit sign is permitted.
No new exterior lighting is permitted.
The tent and any electrical power to the tent must be approved by the Building Department, and must comply with building and electrical code standards.[1]
[1]
Editor's Note: See Ch. 40, Building Construction.
Parking shall be limited to paved parking lots on the same site. Adequate parking shall be provided, and the tent shall be located such that it will not disrupt parking lot access and traffic circulation.
The site shall be restored to its original condition after the tent is removed, and a performance guarantee shall be provided to ensure such restoration.
Off-street parking and storage of small utility trailers or service trucks with a maximum capacity of 1 1/2 tons, provided such vehicles are the property of the occupant, have a current year's license, and are stored within a garage or in the rear yard where it is not visible from the public right-of-way. If the rear yard is visible from the public right-of-way, then a screening wall meeting the requirements of Article 13, Landscaping, Screening and Walls, shall be required. The parking or storage of trucks that exceed one-and-one-half-ton capacity, truck trailers, truck tractors, moving vans, automobile trailers, and licensed or unlicensed vehicles which are wrecked, disabled, or incapable of movement under their own power is prohibited in this district.
Special land uses. The following uses shall be permitted as special land uses in the MSD District subject to the following requirements and subject to the review procedures in Article 22, Special Land Use Review. The following shall apply to each individual use which may be located on a lot with other uses:
Any generally recognized retail use equal to or greater than 10,000 square feet gross floor area which supplies commodities on the premises such as baked goods, groceries, meats, dairy products, drugs, apparel, dry goods and notions, hardware, vehicle parts, appliances, crafts, greeting cards, home furnishings, sporting goods, rental and sales of videos, recorded music and books.
Automobile, boat or recreational vehicle sales, new and used.
Automobile or vehicle service stations, provided that the following regulations are complied with:
The minimum lot area for a service station in the MSD District shall be 15,000 square feet, except that the minimum lot area for service stations which have no facilities for repair or servicing of vehicles shall be 10,000 square feet.
Edge of parking areas and driveways shall be at least 25 feet from an adjacent property line.
Three off-street car storage spaces shall be provided for each car repair bay. Outdoor storage of wrecked, partially dismantled, or vehicles without current license is prohibited. An individual vehicle shall not be stored outdoors for more than seven days in any thirty-day period.
Outside storage of oil drums, trailers, tires, equipment for rent, or other materials shall not be permitted in the MSD District.
Engine rebuilding, vehicle dismantling, upholstering, and other types of major repair work shall not be permitted in the MSD District.
The proposed clearance of any canopy shall be noted on the site plan. Any signs, logo or identifying paint scheme on the canopy shall be reviewed by the Planning Commission and considered part of the maximum wall sign permitted. Details on the canopy lighting shall be provided to ensure that there is no glare on the public streets or adjacent property. Lighting levels will not exceed 0.1 footcandle (measured at the ground surface) at a residential property line and 1.0 footcandle at a nonresidential property line.
The applicant shall submit a pollution incidence protection plan, prepared by a qualified professional, which shall describe measures to prevent groundwater, soil or surface water contamination caused by accidental gasoline spills or leakage, such as special check valves, drain back catch basins and automatic shutoff valves.
In the event that an automobile service station use has been abandoned or terminated for a period of more than one year, all underground gasoline storage tanks shall be removed from the premises.
A combination service station/convenience store shall be permitted only if there is adequate space for safe and efficient pedestrian and vehicular circulation, sufficient parking for each use added collectively, and required landscaping and buffering. The applicant shall provide a parking and circulation plan that demonstrates the means of separating convenience store traffic from service station traffic. The Planning Commission shall examine this plan and the impact of anticipated traffic on adjoining properties in making its determination.
Automobile washes that are automatic, self-service or accessory to a service station, provided the following regulations are complied with:
Access shall be limited to one access point per street.
Where adjoining a residential district, a solid fence or wall six feet in height shall be erected along any common lot line. Such fence or wall shall be continuously maintained in good condition. The Planning Commission may require landscaping, including a berm, as an alternative.
All washing facilities shall be within a completely enclosed building.
Vacuuming and drying may be located outside the building, but shall not be in the required front, side or rear yards and shall be set back at least 50 feet from any lot that is zoned or used as residential.
All vehicles required to wait for access to the facilities shall be provided stacking spaces off the street right-of-way which do not conflict with driveway access or vehicle maneuvering areas to access gasoline pumps or vacuums.
Bed-and-breakfast inns; hotels, motels including accessory convention/meeting facilities and restaurants. Bed-and-breakfast inns shall meet the special land use standards of Article 19.
Banks, credit unions and similar financial institutions with more than three drive-through teller windows or automatic teller windows.
Convenience stores.
Funeral homes or mortuaries.
Hospitals, urgent-care facilities and medical centers.
Indoor theaters, video arcades, bowling establishments, bars with live musical entertainment or dancing, dance halls, health and fitness centers, and similar places of assembly or entertainment.
Shopping centers equal to or greater than 20,000 square feet that contain a combination of those uses specifically permitted in the Macomb Street District.
Pawnshops, provided the following regulations are complied with:
Outdoor display shall be prohibited.
Hours of operation shall be limited to 9:00 a.m. to 9:00 p.m.
Security measures shall be provided which are not visible from the exterior of the building.
Professional offices equal to or greater than 10,000 square feet gross floor area of architects, engineers, and lawyers; insurance and real estate agents, financial consultants and brokers; advertising offices; accounting and bookkeeping services; clerical and stenographic services; sales offices; executive or administrative offices; and medical offices of physicians, dentists, optometrists, chiropractors, psychiatrists, psychologists and similar or allied professions.
Restaurants with a drive-in or drive-through facility. The applicant shall prepare a traffic impact assessment.
Senior housing, provided that the following regulations are complied with:
The minimum lot area shall be three acres.
Setbacks from the lot lines which surround the perimeter of the site shall meet the standards of § 285-7.4. Internal setbacks between buildings shall be 20 feet. Minimum setbacks between buildings and the internal road or common access drives shall be 15 feet.
The maximum building height shall be one story. If an elevator is provided, then the building may be two stories. The minimum building width in any dimension shall be 14 feet.
Minimum unit size shall be 350 square feet of usable floor area, not including kitchen, bathroom and storage areas. The interior of each unit shall be designed to provide ease of mobility by seniors who may have mobility limitations. The following standards shall be met for all units:
All doors shall be at least 40 inches wide so as to provide a minimum thirty-six-inch clear opening when the door is standing 90° open.
All hallways or passageways shall be at least three feet, six inches in width.
There shall be no raised thresholds in the units. Floors shall continue through door openings at the same level.
All bathroom and kitchen features shall be designed in accordance with the American National Standards Institute (ANSI), Specifications for Making Buildings and Facilities Accessible to and Usable by Physically Handicapped People, Section 4.34, Dwelling Units, of ANSI A117.1 (1980), or structurally designed and laid out to be easily modified to accommodate these standards.
All pedestrian circulation walkways and sidewalks shall be hard-surfaced with either asphalt, concrete, brick paving or boardwalk and be accessible to the handicapped according to the standards set forth in the Americans With Disabilities Act.[2] Handicapped access ramp structures may encroach into any required setback space.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
At least 15% of the total site area shall be reserved as open space. This open space shall be utilized for recreation facilities such as picnic areas, walking trails or other open space uses which provide elderly residents the opportunity to enjoy the natural features of the site. The open space shall be configured to be integrated with the individual units and maximize the proximity of each housing unit to natural open space.
Deed restrictions shall limit occupancy of units to senior citizens by requiring that each unit be occupied by at least one person over 55 years of age. Documents shall be presented that bind all successors and future owners in fee title to commitments made as a part of the initial special land use approval. This provision shall not prohibit a transfer of ownership or control, provided notice of such transfer is provided to the Township and the land uses continue as approved.
Veterinary clinics, veterinary hospitals and related offices, provided that the following regulations are complied with:
The use shall be operated by a licensed or registered veterinarian.
All principal use activities shall be conducted within a totally enclosed principal building; no outdoor pet enclosures or runs are permitted.
Any indoor boarding shall be limited to that incidental to treatment or surgery.
Any veterinary building or structure which is used for the treatment or holding of animals and which is adjacent to a residential district shall have the following construction features:
Walls are soundproofed to allow a maximum transmission of 65 decibels measured at any point on the outside of the exterior wall.
Doors must be solid core.
Ventilation must be forced air.
Outdoor exercising is allowed when the pet is accompanied by an employee, provided no animals shall be permitted outside of the buildings between 8:00 p.m. and 7:00 a.m.
Multiple-family dwelling units; provided all R-3 area and bulk regulations of § 285-4.4 are complied with in addition to the requirements of this article.
Multiple-family dwelling units on the same site as nonresidential uses; provided the following conditions are met:
Designated residential parking is provided on the site meeting the requirements for multiple-family, in addition to parking requirements for commercial uses.
The R-3 minimum usable floor area per dwelling unit standard of § 285-4.4 is provided.
The Planning Commission shall determine that the site and buildings are designed to allow a complementary mixture of uses on the site with minimal conflict, based upon the special land use standards contained in Article 22.
Boarding homes subject to the following:
A boarding home shall be located on a lot that has frontage on Macomb Street and is a minimum of 1,500 feet from any of the following:
Another boarding home.
A state-licensed adult foster care facility.
A school.
A nursery or day care.
The boarding home shall be the only use on the lot, and the site shall meet the minimum requirements of the R-1-B District applicable to single-family dwellings.
The dwelling shall be single-family residential in character, shall not be cause for a change in character of the neighborhood and shall have a facade style consistent with other single-family residences within the Township. A boarding home shall not be established in a structure that is commercial or multiple-family in character.
A boarding home operation shall be confined to the single-family dwelling unit that is the principal dwelling unit on the property. The dwelling shall be the permanent residence of the boarding home owner. The boarding home owner's living area shall be a minimum of 900 square feet (not including storage, utilities, hallways, and the bedroom and bathroom facilities of the boarding home tenants). The boarding home shall employ only those living in the house or up to one additional employee.
Floor plans and site plans drawn to scale of the entire boarding home facility shall be submitted to the Planning Commission.
The dwelling shall be a single-family detached dwelling with not more than six sleeping rooms available for boarders. No premises shall be utilized for a boarding home operation unless the following conditions are met:
Such dwelling shall meet all applicable Township building and fire codes.[3]
[3]
Editor's Note: See Ch. 40, Building Construction, and Ch. 110, Fire Prevention.
The building shall meet requirements of the Americans with Disabilities Act for accessibility. This shall include wheelchair accessibility to the common living and dining areas and at least one tenant room and one full bathroom facility.
There shall be at least two exits to the outdoors from such premises on the main floor. There shall also be a safe means of egressing the second floor that meets Township fire code requirements.
Rooms utilized for sleeping shall have a minimum size of 120 square feet, excluding closet area, and there shall be no more than one occupant per room.
Each sleeping room shall have a separate smoke detector alarm, installed in accordance with the applicable Township building code requirements. Such smoke detector shall be interconnected with a building-wide fire detection system.
Lavatory and bathing facilities shall be available to all persons using any boarding home operation, provided a minimum of one full bathroom shall be provided for each three boarders, in addition to the full bathroom for the owner.
There shall be no cooking facilities provided for the boarders. Meals shall be served only to occupants of the boarding home facility. There shall be common dining and social areas provided with a minimum total usable floor area of 350 square feet.
All boarders shall secure leases from the owner, the term of which shall be no less than one month.
Off-street parking shall be provided based upon one space for each rental room and two spaces for the owner of the facility. It is the Township's intent to discourage the alteration to yards, removing of landscaping or the intruding upon the integrity of the neighborhood altered in order to provide parking. Therefore parking shall be located within the rear yard or within the front yard, provided parking shall not be within 20 feet of the front lot line. Side and rear yard screening of the parking lot shall be provided in accordance with the requirements of Article 13, Landscaping, Screening and Walls.
Upon granting special land use approval, a boarding home shall be provided a license from the Township. Such license shall be renewed every six months by the Zoning Administrator based upon demonstration of compliance with the requirements of Township ordinances and conditions of approval. Copies of all current leases shall be provided to the Township at the time of license renewal. A boarding home dwelling establishment shall be considered to have ceased operation when active rental of the facility lapses for six months or more.
Household tool and equipment rental, excluding vehicles, trailers and construction equipment and machinery. Any outdoor storage shall be located in the rear yard within a screened enclosure. Outdoor display may also be permitted, provided any such items:
Shall be displayed only during regular business hours;
Shall not block motorized or nonmotorized access;
Shall be located within five feet of the principal building; and
Shall be placed inside the building each day at the end of business.
Other uses similar to the above uses not specifically addressed elsewhere in this chapter, as determined by the Planning Commission following the process outlined in Article 19.

285-7.3 Required conditions.

Site plan review. Submission of a site plan for review and approval by the Planning Commission shall be required, in accordance with the provisions set forth in Article 21, Site Plan Review, prior to issuance of a building permit and development in the MSD District.
Development site. For uses located within the MSD District, the standards that are contained in this chapter shall be applied to the zoning lot, as defined. This may include a combination of lots under unified ownership and control, or a site that contains multiple uses or principal structures. The Planning Commission shall have the discretion to determine what constitutes a zoning lot during site plan review.
Public access.
All MSD commercial uses shall have direct access onto a public hard-surfaced street, except that indirect access onto a public street may be permitted where the Planning Commission determines that such an alternative would promote traffic safety and would not cause undue disruption to surrounding uses.
All streets, roads and access drives shall be concrete or asphalt and be designed and constructed in accordance with the Township Roads and Driveways Ordinance[1] and the standards of the Wayne County Department of Public Services and the Township Engineer.
[1]
Editor's Note: See Ch. 205, Roads and Driveways.
Sidewalks or bike paths shall be provided along all abutting public streets. Sidewalks shall be located and designed to meet the standards of the Downtown Development Authority Macomb Streetscape Design Plan. In locations where this plan does not prescribe sidewalk standards, sidewalks shall be provided one foot inside the dedicated street right-of-way, be a minimum five feet wide, concrete and constructed to the specifications of the Wayne County Department of Public Services and the American Association of State Highway and Transportation Officials (AASHTO).
Outside storage. Outside storage of materials, supplies, equipment, or other goods, other than temporary outdoor sales and display as provided for in § 285-7.2B, is prohibited in this district.
Landscaping and buffering. Submission of a landscape plan to the Planning Commission for review and approval shall be required, based on requirements set forth in Article 13. Landscaping shall include the following requirements:
General site landscaping to meet the requirements of § 285-13.3A.
Greenbelts along all abutting public road right-of-ways or private road easements to meet the requirements of § 285-13.3B.
Buffer zones from all abutting land uses to meet the requirements of § 285-13.3C.
Off-street parking landscaped in accordance with the requirements of § 285-13D.
Landscaping shall comply with all specifications and requirements of Article 13.
Architectural standards.
All proposed development within the MSD District shall utilize quality architecture to ensure that buildings are compatible with surrounding uses, protect the investment of adjacent landowners and blend harmoniously into the streetscape. Single-family detached dwelling units shall meet the residential design standards of § 285-3.4E.
Non-single-family detached residential, including new buildings, additions and renovations, shall be designed to preserve or complement the design character of existing development, provide visual harmony between old and new buildings, and create a positive image for the Township's Macomb Street business district. Proposed non-single-family detached residential structures shall comply with the Macomb Street Design Standards adopted by the Township and shall be reviewed by the Planning Commission under the following criteria:
Buildings shall front towards and have their primary pedestrian entrance facing onto the public street. Blank walls may not face a public street and buildings must have windows and architectural features commonly associated with the front facade of a building, such as awnings, cornice work, edge detailing or other decorative finish materials, on walls that face the public street. The Planning Commission may permit buildings which face towards a side yard, provided that defined pedestrian access routes are provided to the public street and features such as those described above are provided along walls that face the public street.
Buildings shall be located to create a defined streetscape through uniform setbacks and proper relationship to adjacent structures. Proper relationship to existing structures in the area shall be maintained through building mass, proportion, scale, roofline shapes and rhythm of windows and doors. The Planning Commission may require a perspective drawing or a scale model of the proposed structure.
The exterior building materials and treatment shall be of finished quality, consistent with the quality of exterior treatment on surrounding buildings. Building materials and colors shall relate well and be harmonious with the surrounding area. Roof shape and materials shall be architecturally compatible with adjacent buildings and enhance the predominant streetscape. For any side of a principal building, at least 90% of the facade shall be constructed of, or covered with, one or more of the following materials:
Brick;
Cut stone;
Vinyl siding or fiber cement siding, such as hardplank;
Wood siding;
Stucco in Tudor style buildings;
Nonreflective glass; or,
Other materials similar to the above as determined by the Planning Commission.
All buildings shall have pitched roofs, except the Planning Commission may allow commercial structures with flat roofs where the design of the structure complies with the Macomb Street Design Standards adopted by the Township.
Buildings shall possess architectural variety, but the architecture shall enhance the overall cohesive community character, as demonstrated by the applicant in terms of the following:
The type and color of materials shall not be contrary to the existing or intended character of Macomb Street.
The orientation of entrances and proposed flow of pedestrians will contribute towards pedestrian activity along Macomb Street and, where possible, coordinate with adjacent uses.
The location, size and number of windows shall be oriented towards Macomb Street and maintain similar proportions and rhythms with existing buildings along the same block.
The building's setback will be consistent with adjacent lots and contribute to creating a defined streetscape.
The mass of the building shall relate and be proportional to the existing buildings along the same block.
Corner buildings should be designed as more significant structures related to their prominent location.
Buildings shall provide architectural features, details and ornaments, such as archways, colonnades, towers, cornices or peaked rooflines. Building entrances shall utilize windows, canopies and awnings; provide unity of scale, texture, and color; and provide a sense of place.
The predominating surface plane of all building walls over 50 feet in length shall be varied through the use of one or more of the following: varying building lines, windows, architectural accents or landscaping.
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.
Signs, landscaping, walls, lighting and other site elements shall be coordinated and compatible with the building design, as well as harmonious with other nearby developments. All rooftop-mounted equipment shall be screened from view.
Parking requirements: Macomb Street uses shall provide parking and loading in accordance with the provisions set forth in Article 12.
For those MSD uses east of Parke Lane where required off-street parking cannot be met on site, parking requirements can be met through on-street parallel parking or off-street parking on another site where a shared parking easement is permitted or supplied by the Township.
Off-street parking shall be located in the side or rear yard. On lots where parking requirements cannot be met in the side and rear yards, the Planning Commission may permit off-street parking in a portion of the front yard, provided that such parking lot meets the minimum front yard setback requirement.
Where off-street parking is visible from the public right-of-way, screening shall be provided between the parking lot and the public right-of-way. Screening shall consist of a hedgerow or a three-foot tall earth-tone brick wall. If a hedgerow is provided, it shall be planted with two-foot tall shrubs, spaced 2 1/2 feet on center.
Off-street parking shall be landscaped in accordance with the requirements of Article 13.
Storm sewer. All uses located within the MSD District shall be connected to a storm sewer. Where a storm sewer is not available, then a stormwater detention pond may be allowed by the Planning Commission, provided that the site is designed to connect to the storm sewer when it is made available to the site and such connection is made when it becomes available.
Additional requirements: All permitted and special land uses shall comply with all applicable provisions of this chapter, including those listed below as a reference guide:
Article 12, Parking and Loading.
Article 15, Grading Regulations.[2]
[2]
Editor's Note: See Ch. 124, Grading.
Article 16, Signs Regulations.
Article 18, Nonconforming Lots, Structures and Uses, for redevelopment or expansion of nonconforming conditions.
Article 19, General Provisions, including regulations for covered trash receptacles and site lighting.

285-7.4 Area and bulk regulations.

Any structure or use of the land in the MSD District shall be subject to the following area and bulk regulations:
Requirement
MSD
Minimum lot area
Variable1
Minimum setbacks (feet)
Front yard
252,3
Side yard
104,5,8
Rear yard
20
Parking lot
See 6
Natural feature
257
Maximum lot coverage
Buildings
30%
Impervious surfaces
80%
Maximum height
Feet
35
Stories
2
Notes pertaining to area and bulk regulations:
1
The minimum lot area shall be based on the requirements for parking, landscaping, vehicular and pedestrian circulation, maximum lot coverage, and other conditions set forth herein, unless otherwise specified.
2
Off-street parking shall meet the required minimum front yard setback for principal structures. This setback shall be maintained as a landscaped setback. Neither parking, nor structures shall be located within the front yard.
3
East of Parke Lane, the minimum front yard setback shall be equal to the average of the front yard setbacks for the adjacent buildings on either side of the proposed use. The Planning Commission may permit a reduced front yard setback in all areas of the MSD where parking is not located in the front yard, a pedestrian entrance is provided facing Macomb Street and the setback is not less than that of adjacent principal structures.
4
The minimum side yard on a side facing a street shall not be less than the minimum front yard required in the district. If parking is provided in a side yard facing a street, then the minimum side yard shall be 50 feet.
5
East of Parke Lane, an interior side yard shall not be required, provided that the side wall of the building does not have windows or other openings, and provided further that the side wall is of fireproof construction, as defined by the Building Code. The minimum side yard setback shall be 10 feet on interior side lots where the building does not meet both of these conditions.
6
Parking lot setback requirements of Article 12, Parking and Loading Requirements, shall be complied with, provided that the Planning Commission may reduce the side or rear yard parking lot setback in consideration of the size of the site, the configuration of the parking lot, circulation on the site, adequacy of screening, compatibility with adjacent land uses and relationship to structures, or parking lots on adjacent lots.
7
Natural feature setback shall be maintained in relation to the ordinary high-water mark of any pond, river or channel, and to the edge of any drainageway or regulated wetland. Only waterfront structures and appurtenances, as permitted in Article 17, Waterfront Provisions, may be located within the natural feature setback. This setback may be reduced by the Planning Commission upon a determination that it is clearly in the public interest. In determining whether the setback reduction is in the public interest, the benefit which would reasonably be expected to accrue from the proposed development shall be balanced against the reasonably foreseeable detriments to the natural feature. The following general criteria shall be applied in undertaking this balancing test:
a.
The relative extent of the public and private need for the proposed activity.
b.
The availability of feasible and prudent alternative locations and methods to accomplish the expected benefits from the activity, including alternatives which are off-site or on other commercially available properties.
c.
The extent and permanence of the beneficial or detrimental effects which the proposed activity may have on the public and private use to which the area is suited, including the benefits the wetland provides.
d.
The probable impact of the proposal in relation to the cumulative effect created by other existing and anticipated activities in the watershed.
e.
The probable impact on recognized historic, cultural, scenic, ecological, or recreational values and on the public health or fish or wildlife.
f.
The size and quality of the wetland.
g.
Proximity to any waterway.
h.
Extent to which upland soil erosion adjacent to protected wetlands or drainageways is controlled.
i.
Economic value, both public and private, of the proposed land change to the general area.
j.
Findings of necessity for the proposed project which have been made by other state or local agencies.
8
Minimum side yard setbacks for single-family detached dwelling units shall be five feet for one side yard and 15 feet for the combination of both side yards.