The minimum area for an exclusively residential development is 10 acres.

The minimum area for an exclusively nonresidential or a complementary mix of residential and nonresidential uses shall be five acres.

The intent of § 530-123 is met.

Approval of the PUD will result in one or more of the following:

The proposed type and/or density of use shall not result in an unreasonable increase in the need for or burden upon public services, facilities, roads, and utilities.

The proposed PUD shall be consistent with the public health, safety, and welfare of the Township.

The proposed PUD shall minimize any negative environmental impact on the subject site or surrounding land.

The proposed PUD shall minimize any negative economic impact upon surrounding properties.

The proposed PUD shall be consistent with the goals and policies of the Huron Township Master Plan.

The proposed PUD shall be under single ownership and/or control such that there is a single person or entity having responsibility for completing, or having legal authority for completing, the project in conformity with this chapter, provided that such responsibility shall not include individual principal buildings and facilities on the site of such buildings which serve only such buildings and have no relation or impact upon other portions of the development. This provision shall not prohibit a transfer of ownership and/or control, upon due notice to the Clerk.

Where a project is proposed for construction in phases, a final PUD plan shall be submitted for each phase prior to commencement of construction of that phase.

The proposed PUD shall meet all design standards as set forth in §§ 530-124 through 530-127.

Perimeter setbacks.

Street drainage and utility design with respect to location, availability, ownership, and compatibility.

Underground installation of utilities.

Insulation of separate pedestrianways apart from vehicular streets and ways.

Achievement of integrated and harmonious development with respect to signs, lighting, landscaping, and construction materials.

Noise reduction and visual screening mechanisms from adjoining residential uses.

Ingress and egress to the property with respect to automotive and pedestrian safety and convenience, traffic flow and control, street capacity, and emergency access.

Off-street parking, loading, refuse, and other service areas with respect to ingress and egress and the potential effects of noise, glare, vibration, and odor emanating from such facilities on adjoining properties and uses.

Screening and buffering with respect to dimensions and character.

Yard areas and other open space.

Density and intensity of development expressed in terms of percent of gross and net land area coverage and/or gross and net housing units per acre and the height of buildings and other structures.

The preservation of natural resources and natural features.

Visual impacts, including but not limited to ridgeline protection areas and protection of scenic views.

Erosion prevention and control, including but not limited to protection of natural drainage channels and compliance with an approved stormwater drainage management plan.

Preservation of significant native trees and other native site vegetation, including protection of natural area buffer zones.

Conservation of water, including but not limited to preservation of existing native vegetation, reduction in amounts of irrigated areas and similar considerations.

Stream corridor and wetland protection and buffering.

Site topography, including but not limited to such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines and scenic topographic feature

Floodplains and floodways.

Wildlife movement corridors.

Natural area buffer zones as delineated below.

The practical needs of approved construction activity in terms of ingress and egress to the developed project and necessary staging and operational areas.

Hydrology and groundwater flow.

The total number of dwelling units in a PUD project shall not exceed the number of dwelling units permitted in the underlying zoning district. However, a variable density credit of up to 15% may be allowed at the discretion of the Planning Commission and Township Board, based upon a demonstration by the applicant of design excellence in the PUD. Projects qualifying for a density credit shall include no less than two of the following elements:

The applicant shall be required to submit a conventional zoning layout using the underlying zoning classification and demonstrating a practical project for the subject parcel applying all Township regulations.

In the case where the applicant proceeds in phases and develops only a portion of the total proposed development at one time, each phase shall consist of land use(s) planned and developed in such a way so that the average density of all completed phases shall not exceed, on a cumulative basis, the maximum average density allowed for the entire development. This may be accomplished through the utilization of conservation easements, or other lawful means, which would allow more dense development in an earlier phase, while ensuring appropriate overall density.

The nonresidential component shall be located on a lot of sufficient size to contain all such structures, parking, and landscape buffering. The total area occupied by the nonresidential land uses may not exceed 5% of the gross area of the development, or five acres, whichever is less.

All nonresidential uses shall be compatible with the residential area.

The Planning Commission finds that the architectural design of the structures is compatible with the balance of the development.

All nonresidential structures are connected to a pedestrian access system servicing the project.

All parking and loading areas serving the nonresidential uses shall be to the rear or side of the structure and fully screened from view of any public roadway, except that the Planning Commission may allow up to 25% of the minimum number of required parking spaces in the front yard. Where the parking lot is visible from residential units or open space, it shall be planted with a landscape buffer consisting of evergreen trees spaced no more than 10 feet on center.

When completed, the PUD shall have significant areas, but not less than 20% of total land area, devoted to open space, which shall remain in a natural state and/or be restricted for use for active and/or passive outdoor recreational purposes. Priority shall be on preserving the most important natural features on the site, as identified by a site analysis. The amount of open space, including the area and percentage of the site, shall be specified on the site plan.

In addition to preservation of the most important natural features, additional open space shall be, where possible, located and designed to achieve the following: provide areas for active recreation, provide areas for informal recreation and pathways that connect into adjacent open space, parks, bike paths or pedestrian paths, provide natural greenbelts along roadways to preserve the rural character as viewed from the roads, and to preserve a buffer from adjacent land uses where appropriate. Nonresidential and/or mixed-use projects shall contribute to the enhancement of community and public spaces by providing at least two of the following: patio/seating area, pedestrian plaza with benches, transportation center, window shopping walkway, outdoor playground area, kiosk area, water feature, clock tower or other such deliberately shaped area and/or focal feature or amenity that, in the judgment of the Township, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network, and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape.

Areas not considered open space. The following land areas are not considered as open space for the purposes of this article:

Maintenance.

There shall be a perimeter setback and buffering, of up to 100 feet, taking into consideration the use or uses in and adjacent to the development. The setback distance shall be determined in the sole discretion of the Township Board, considering the recommendations of the Planning Commission, and need not be uniform at all points on the perimeter of the development. The Township Board may reduce the perimeter setback and buffering in cases where the density of the proposed use is compatible with adjacent uses and/or natural features, including but not limited to woodlands and topographical features, provide adequate buffering to protect adjacent uses.

If natural features, including but not limited to woodlands and topographical features, do not provide adequate buffering from adjacent property, the perimeter setback shall include noise reduction and visual screening mechanisms, including but not limited to landscaping, berms and/or decorative walls.

Vehicular circulation shall be designed in a manner which provides safe and convenient access to all portions of the site, promotes safety, contributes to coherence of site design, and adapts to site topography.

Physical design techniques known as "traffic calming" are encouraged. These techniques are intended to alter driver behavior to reduce speed and cut-through traffic, improve vehicular safety, and improve conditions for nonmotorized traffic.

Walkways shall be provided in a manner which promotes pedestrian safety and circulation. Walkways shall be separated from vehicular traffic except where roadway crossings are necessary. The plan shall provide pedestrian/bicycle access to, between or through all open space areas, and to appropriate off-site amenities, and located in accordance with the environmental inventory of the site. Informal trails may be constructed of gravel, wood chip or other similar material, but the Township Board may require construction of a pathway of up to eight feet in width and constructed of concrete or asphalt through portions of the development or along any public right-of-way abutting the development.

Locations for school bus stops shall also be provided on the site plan.

Limitation of land disturbance and grading;

Maintenance of vegetated buffers and natural vegetation;

Minimization of impervious surfaces;

Use of terraces, contoured landscapes, runoff spreaders, grass or rock-lined swales; and

Use of infiltration devices.

Prior to the submission of an application for PUD, the applicant shall meet with Zoning Administrator and such consultants or staff as deemed appropriate. The applicant shall present at such conference, or conferences, a sketch plan of the PUD and the following information:

The applicant shall present the sketch plan or a modified sketch plan to the Planning Commission for information purposes. This shall be done prior to submitting the preliminary PUD plan.

Date, North arrow, and scale which shall not be more than one inch equals 100 feet.

Locational sketch of site in relation to surrounding area.

Legal description of property, including common street address and tax identification number.

Size of parcel.

All lot or property lines with dimensions.

General location of all buildings within 100 feet of the property lines.

General location and size of all existing structures on the site.

General location and size of all proposed structures on the site. The general size of all buildings shall be within 5,000 square feet or 5%, whatever is smaller of whatever is constructed.

General location and dimensions of all existing and proposed streets, driveways, parking areas, including total number of spaces and typical dimensions.

General size and location of all areas devoted to green space.

Location of existing vegetation and general location and size of proposed landscaped areas and buffer strips.

All areas within the one-hundred-year floodplain, wetland areas or bodies of water.

Existing topographical contours at a minimum of two-foot intervals and/or spot elevations which illustrate drainage patterns.

A narrative describing:

All information contained in § 530-13C(1)(a).

Approval of the preliminary PUD plan will result in a recognizable and substantial benefit to the ultimate users of the project and to the community where such benefit would otherwise be unfeasible or unlikely to be achieved.

In relation to underlying zoning, the proposed type and density of use shall not result in a material increase in the need for public services, facilities, and utilities, and shall not place a material burden upon the subject or surrounding land or property owners and occupants or the natural environment.

The proposed development shall be compatible with the Master Plan of the Township and shall be consistent with the intent and spirit of this article.

The PUD shall not change the essential character of the surrounding area.

The proposed PUD shall be under single ownership or control such that there is a single person or entity having responsibility for completing the project in conformity with this chapter. This provision shall not prohibit a transfer of ownership or control upon due notice to the Zoning Administrator.

Location and size of all water, sanitary sewer, and storm sewer lines serving the development.

Proposed grading plan.

Proposed landscaping including type, number and size of trees and shrubs.

Location of signs and exterior lighting.

Location of sidewalk, foot paths, or other pedestrian walkways.

Distance of all buildings from lot lines, rights-of-way, and other principal buildings.

Exterior architectural drawings noting building materials, height and area of buildings and accessory structures.

Proposed phases of project and projected timetable.

All information contained in § 530-13C(2)(a).

Date of approval of the final PUD plan by the Township Board.

Legal description of the property.

Legal description of the required green space along with a plan stating how this green space is to be maintained.

A statement that the property will be developed in accordance with the approved final PUD plan and any conditions imposed by the Township Board or Planning Commission unless an amendment thereto is duly approved by the Township upon the request and/or approval of the applicant or applicant's transferee's and/or assigns. This statement shall also include the duration of approval and action for noncompliance.