Pittsfield Charter Township
City Zoning Code
City Zoning Code
ARTICLE V
Form-Based Mixed-Use Districts
§ 40-5.01 General intent, purpose, and use.
A.
Intent. The Master Plan identified focus development areas within the Township that place greater emphasis on regulating urban form and character of development as well as use and intensity of use. Within these focus areas the Township encourages development with a mix of uses, including public open space, in order to provide transit-oriented development in a sustainable way. The Form-Based Mixed-Use Districts are intended to implement the vision, goals, and objectives of the Master Plan and any other applicable plans.
B.
Purpose. The general purposes of these regulations are to:
(1)
Ensure that development is of human scale, primarily pedestrian-oriented, and designed to create attractive streetscapes and nonmotorized spaces.
(2)
Promote infill development and redevelopment.
(3)
Promote a compact growth pattern to efficiently use the remaining developable land, and to enable the cost-effective extension of utilities, services, streets, and transit service.
(4)
Promote mixed-use development in both a horizontal and vertical form.
(5)
Ensure reasonable transition between higher-intensity development and adjacent neighborhoods.
(6)
Improve mobility options and reduce the need for on-site parking by encouraging alternative means of transportation.
C.
Factors for regulation. These regulations are based on two significant factors: site context and building form.
(1)
Site context is derived from existing and desired characteristics, which include street types and site types. Streets can be divided into various types, based on purpose and unique attributes. Sites are divided into types based on characteristics including shape, size, and orientation. Areas are distinguished from one another by their site context, which includes size and configuration of the site, street patterns, location, existing land uses, and intensity of use. Therefore, considering site context provides a customized approach to the inherent conditions of the areas where these regulations are applied.
(2)
Building form addresses the manner in which buildings and structures relate to their lots, surrounding buildings, and street 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.
(3)
Regulations are tailored to meet a more specific intent of each district. These districts and intents are set forth elsewhere in this article.
D.
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 property. The steps to determine the regulations that apply to a specific property within a form-based district are as follows:
(1)
Find the site in question on the appropriate regulating plan map (See Maps 5.04.1, 5.05.1, 5.06.1, 5.07.1, and 5.08.1, respectively).
(2)
Identify the street type or types adjacent to the site in question. Streets will be classified Urban, Suburban, or Neighborhood.
(3)
Identify the site type for the site in question. Sites will be classified Site Type A, B, C, or D.
(4)
Consult the Use Groups and Building Forms Permitted Tables for the district in which the site is located (Tables 5.04.1, 5.05.1, 5.06.1, 5.07.1, and 5.08.1, respectively). The tables will identify if a use group or building form is permitted, permitted with conditions, or not permitted for the site type and street type combination of the site in question.
(5)
Follow the regulations for the chosen building form when designing the development application. Building form regulations are established in § 40-5.03.
(6)
Follow the design standards as listed in § 40-5.03G.
(7)
Obtain site plan approval or conditional use approval for the chosen building form and use, as appropriate.
§ 40-5.02 Applicability and organization.
A.
Applicability.
(1)
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.
(2)
The requirements of this article shall not apply to:
(a)
Continuation of a permitted use within an existing structure.
(b)
Changes of use within existing structures that do not require increased parking.
(c)
Normal repair and maintenance of existing structures that do not increase building size or parking demand.
B.
Regulating plans. Each form-based district of the Township 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 property within a form-based district.
C.
Street types. Street types, as set forth in § 40-5.03B, recognize that street patterns within Pittsfield Township are established. Streets range from Urban, which carry a large volume of traffic, to Neighborhood streets, which carry lower volumes of neighborhood traffic.
D.
Site types. Site types, as set forth in § 40-5.03C, are determined by lot size, lot configuration, location, and relationship to neighboring adjacent sites.
E.
Building form standards. Building form standards, set forth in § 40-5.03D, establish the parameters for building form, height, and placement, and are specifically applied to each district based upon the regulating plan.
F.
Authorized use groups. Authorized land uses are organized by use groups. Authorized use groups, as set forth in § 40-5.03F, are specifically applied to each district based upon the regulating plan.
G.
Design standards. General design standards, set forth in § 40-5.03G, are established for each district and are supplementary to other requirements of the chapter. Generally, the design standards regulate parking, public spaces, landscaping, and other site design requirements.
H.
Modification of district boundaries. Any modification to the boundaries of any form-based district shall require rezoning, in accordance with the provisions of Article XVIII, Amendments.
I.
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 may be determined by the Planning Commission and shall require public hearing and notice in accordance with § 40-3.05 of this chapter. The Planning Commission shall consider the following in making a determination to modify a site type or street type designation:
(1)
The applicant's property cannot be used for the purpose permitted in the form-based district.
(2)
Area has been added to or deleted from the subject property in question, requiring the modification.
(3)
The proposed modification and resulting development will not alter the essential character of the area.
(4)
The proposed modification meets the intent of the district.
(5)
Existing streets have been improved and/or new streets constructed that may result in the modification of a specific site type or street type.
(6)
Modification of the regulating plan is in conformance to the Master Plan.
§ 40-5.03 Standards applicable to all districts.
B.
Street types.
(1)
Urban street type.
(a)
The Urban street type refers to urban corridors in the Township, which are characterized by high traffic volumes and have the widest spacing between building fronts of all roads within the mixed-use districts. Urban streets accommodate the majority of the regional traffic through Pittsfield Township, connect the Township with its adjacent communities, and serve as the primary framework for circulating throughout the Township. Many Urban street types have been identified in the Master Plan. Urban streets will integrate features designed to accommodate through traffic and local traffic, will focus on gateways, and will enhance corridors experience.
(b)
The intersections of these Urban streets present opportunities to cultivate highly visible, highly used areas that connect the various elements of the Township, and bridge the gap between the residential portions of Pittsfield with the major corridors, commercial areas, employment centers, and adjacent communities.
(c)
These roads will evolve over time to form complete streets which continue to accommodate regional traffic, but also cater to the emerging nodes at their intersections. Strong landscaping regimens, pedestrian and traffic-scale lighting, effective signage, wide nonmotorized pathways, and a complementary relationship with transit opportunities will make each Urban street type a distinguished area within the region. Urban street types are intended to reflect the urban cross section as shown in the Master Plan.
(2)
Suburban street type.
(a)
The Suburban street type is meant for the primary suburban arterial roads. Suburban streets are characterized by a narrower building-to-building distance, safe and effective nonmotorized pathways designed to encourage users to reach primary corridors by bike or on foot, effective signage and lighting, and few individual residential curb cuts.
(b)
The crosswalks spanning Suburban streets will make use of a series of features intended to protect nonmotorized travelers through effective design. Suburban streets will also be characterized by strong landscaping designed to mitigate the negative impacts of high traffic volumes from adjacent residential areas which provide a unique and memorable visual character for the roadway. Suburban street types are intended to reflect the Suburban cross section as shown in the Master Plan.
(c)
The intersections between Urban and Suburban streets 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 community signage with medians, and memorable architecture.
(3)
Neighborhood street type.
(a)
The Neighborhood street type are those roads tying together smaller areas within Pittsfield. Neighborhood streets have more varied and localized character than Urban or Suburban street types, depending on their context within predominantly office, retail, or residential areas. They act as the backbone of smaller neighborhoods within the area and tie those areas to Urban or Suburban streets.
(b)
Neighborhood street types will be welcoming of nonmotorized users and will have defined pedestrian rest areas and other amenities wherever possible. Their scale will be similar to that of a main road within a conventional subdivision or business park, and their width will be determined primarily by their purpose. Neighborhood street types are intended to reflect the neighborhood cross section as shown in the Master Plan.
(c)
Neighborhood street types have a much higher frequency of curb cuts than Urban or Suburban street types, and will often provide direct access to retail centers or office complexes. Sufficient width should be retained on either side of the roadway whenever possible to allow for a rigorous landscaping plan to ensure that the immediate uses served are adequately protected from the moderate traffic volumes anticipated on Neighborhood street types.
C.
Site types. Site types may vary for form-based areas based on site context, which includes size and configuration, street patterns, location, existing land uses, and intensity of use. However, the general characteristics of each type are described below:
(1)
Site Type A (small sites/out-lot additional lot sites).
(a)
Made up mostly of lots in the two-acre-and-smaller range, the Site Type A category is reserved for the smallest, single-use sites developed for individually standing businesses. Site Type A size and character may vary based on the unique characteristics of each district. Small coffee shops or fast-food restaurants, as well as small multitenant office buildings or single-tenant office buildings will often be found in this category.
(b)
Site Type A sites must be designed to integrate with their surroundings to contribute to a more cohesive district, a more consistent building line, and more efficient access between sites. Well-designed access for nonmotorized users and cross access for vehicles will help sites in this category reduce vehicle trips entering and exiting from corridors and arterials. Groups of Site Type A properties may be excellent candidates for coordinated combination of properties to create more cohesive mini-destinations.
(2)
Site Type B (classic retail sites/mixed-use).
(a)
The sites in Site Type B are mostly between two and five acres in area, and are located at the edges of larger, Site Type C and Site Type D sites. Site Type B size and character may vary based on the unique characteristics of each district. This category may include single-use developments situated near one another.
(b)
The Site Type B category should be designed with integration in mind. Integration with one another, with Site Type A and C sites, and in support of much larger destination retail and office complex sites in Site Type D. This will allow for better interaction between users, which could lead to a more readily shared customer and tenant base and could help reduce vehicle traffic on thoroughfares. In addition to size, Site Type B is differentiated from Site Type C by its frontage, primarily along Suburban street types.
(3)
Site Type C (medium sites).
(a)
The sites in Site Type C are mostly between five and 10 acres in area, and are located at the edges of larger, Site Type D sites. Site Type C size and character may vary based on the unique characteristics of each district. They are located on sites large enough to warrant additional consideration to landscaping and surface parking in that they can often accommodate large surface lots, which can compromise the cohesiveness of the area if not designed with connectivity in mind.
(b)
This category also includes larger, mixed-use developments situated near one another. Single office buildings and other medium-sized single building developments may fall into this category.
(c)
The Site Type C category should be designed with integration in mind. Integration with one another, with Site Type A and B sites, and in support of much larger destination retail and office complex sites in Site Type D. This will allow for better interaction between users, which could lead to a more readily shared customer and tenant base and could help reduce access points and traffic.
(4)
Site Type D (large-scale regional sites).
(a)
Site Type D properties are predominantly between 10 and 20 acres in area, but they are more strongly related to one another through their nature and large campus-style properties with multiple large buildings designed to function as one unit. Site Type D size and character may vary based on the unique characteristics of each district.
(b)
Walkability within and between sites and provision of supporting buildings and uses are important to the success of the very large, Site Type D developments. They should be designed with a mix of uses in mind to allow for users to obtain basic services on or immediately near the site. Especially within large office centers, where hundreds of workers may populate the site during the day, neighborhood retail, restaurants, postal facilities and other daily needs should be integrated within existing buildings or permitted to exist in smaller out-lot developments or nearby developments in Site Type A, or B, or C categories.
(c)
Parking for Type D sites should be accommodated in structured parking whenever possible to maximize the use of the site for the primary use and to allow the site to be developed more densely than it could with surface parking.
(d)
Site design should strongly focus on putting the densest components of the project within close range of the primary right-of-way to combat the excessive parking areas that frequently make such sites difficult or undesirable to cross on foot. Use of well-designed out-lots adjacent to the right-of-way will keep pedestrians engaged and will make these larger sites fit better with surrounding smaller sites in the Site Type A, and B, or C categories.
D.
Building form standards.
(1)
The mixed-use districts permit a series of building forms, dependent on the site context. The five building forms, set forth in Tables 5.03D.1.a through e, are established in this section as follows:
(a)
Building Form A.
Table 5.03.D.1.a Building Form A | ||
|---|---|---|
Building Form A: Small, generally single-purpose buildings for retail, office, restaurant, or service uses. Typically situated in an out-lot of a larger classification building form, or on a smaller, more remote site location within the district. | ||
Building Height | Minimum 1 story, 14-foot height. Maximum 3 stories, 38-foot height. |  |
Building Placement | Front yard: 10-foot required building line.1 75% of the building facade must meet the required building line, while up to 25% of the facade can be set back to allow for architectural consideration. | |
Side yard: no minimum side setback. If provided, minimum 5 feet. | ||
Rear yard: minimum 10-foot rear setback. | ||
Lot | Impervious surface: maximum 80%. |  |
Access and circulation: Driveways may access the site from any side. Pedestrian pathways must be provided from the right-of-way, and cross access shall be provided in instances where a development is within an out-lot of a higher classified building form. | ||
Parking location: Parking shall be located in a side or rear yard. When located in a side yard and abutting the required building line adjacent to the right-of-way, parking shall be screened with a minimum 30-inch masonry wall on the required building line, or within 5 feet of the required building line, provided that a landscape treatment is added between the wall and the required building line. | ||
NOTE: | |
1 | The Planning Commission may adjust the required building line to a maximum of 30 feet beyond the property line for projects incorporating a permanent space for an outdoor cafe, public space, or a cross access drive with an adjacent parcel. Outdoor cafes or public spaces must be developed as part of the primary building and must incorporate a permanent wall or landscaping area along the required building line. |
(b)
Building Form B.
Table 5.03.D.1.b Building Form B | ||
|---|---|---|
Building Form B: Smaller, multiple-tenant buildings for retail, restaurant, office, service, or residential uses. This category also includes multiple-tenant development, although it requires a second story to encourage a mix of use. | ||
Building Height | Minimum 2 stories, 24-foot height. Maximum 3 stories, 38-foot height. Ground floor 14-foot minimum height. |  |
Building Placement | Front yard: maximum 55-foot front setback. | |
Side yard: no minimum side setback. If provided, minimum 5 feet. | ||
Rear yard: minimum 30-foot rear setback. | ||
Lot | Impervious surface: maximum 80%. | |
Access and circulation: Driveways may access the site from any side. Pedestrian pathways must be provided from the right-of-way, and cross access shall be provided. |  | |
Parking location: Parking may be located in any yard. When located in a front or side yard adjacent to the primary building and abutting the right-of-way, parking shall be screened with a minimum 30-inch masonry wall on the required building line, or within 5 feet of the required building line, provided that a landscape treatment is added between the wall and the required building line. | ||
(c)
Building Form C.
Table 5.03.D.1.c Building Form C | ||
|---|---|---|
Building Form C: This category is primarily designed for attached residential or live-work residential units. Townhouses and urban-style residential developments that are compatible with the Master Plan identified higher-density and more urban character of this area. | ||
Building Height | Minimum 2 stories, no minimum height. Maximum 3 stories, 38-foot height. Ground floor: no minimum height. |  |
Building Placement | Front yard: 10-foot required building line.1 75% of the building facade must meet the required building line, while up to 25% of the facade can be set back to allow for architectural consideration. | |
Side yard: no minimum side setback. If provided, minimum 5 feet. | ||
Rear yard: minimum 10-foot rear setback. |  | |
Lot | Impervious surface: maximum 60%. | |
Access and circulation: Parking may be accessed from an alley. Detached garages or multigarage structures are permitted only in a rear yard, or behind primary buildings in an alley; pedestrian pathways shall be provided from the right-of way. | ||
Parking location: Parking shall be located in a rear yard or in an alley between buildings. Parking may also be provided in integrated garages or detached garages when accessed from an alley or rear yard. On-street parking within private roads in developments is highly encouraged. | ||
NOTE: | |
1 | The Planning Commission may adjust the required building line to a maximum of 30 feet beyond the property line for projects incorporating a permanent front yard, enclosed space that shall incorporate a permanent wall or landscaping area along the required building line. |
(d)
Building Form D.
Table 5.03.D.1.d Building Form D | ||
|---|---|---|
Building Form D: This category includes multistory, mixed-use developments with a residential component on upper floors and retail, office, service, or restaurant uses on the first or lower floors. The category takes into consideration residential and commercial parking, access, and connectivity, and requires buildings that are between 2 and 4 stories, to complement the higher-intensity areas within the district. | ||
Building Height | Minimum 2 stories, 24-foot minimum height. Maximum 4 stories, 50-foot height. Ground floor: no minimum height. |  |
Building Placement | Front yard: 10-foot required building line.1 75% of the building facade must meet the required building line, while up to 25% of the facade can be set back to allow for architectural consideration. | |
Side yard: no minimum side setback. If provided, minimum 5 feet. | ||
Rear yard: minimum 40-foot rear setback. | ||
Lot | Impervious surface: maximum 90%. |  |
Access and circulation: 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. Access to surface parking for commercial traffic may be accessible from any direction. Pedestrian pathways shall be provided from the right-of-way. | ||
Parking location: Surface parking shall be located in a rear yard or side yard. Parking for residential tenants may be provided in integrated garages or below-grade parking. | ||
NOTE: | |
1 | The Planning Commission may adjust the required building line to a maximum of 30 feet beyond the property line for projects incorporating a permanent space for an outdoor cafe, public space, or a cross access drive with an adjacent parcel. Outdoor cafes or public spaces shall be developed as part of the primary building and shall incorporate a permanent wall or landscaping area along the required building line. |
(e)
Building Form E.
Table 5.03.D.1.e Building Form E | ||
|---|---|---|
Building Form E: This category provides an opportunity for large-format retail or entertainment uses within the district. They directly abut the right-of-way, provide parking in the rear or side yards, and contribute to the street atmosphere by providing a consistent street front with other, more pedestrian-oriented projects. They may be set back from the right-of-way, but only when they provide out-lots within the same project for Category A, B, C, or D building forms on the same or on separate lots. | ||
Building Height | Rear building: minimum 14 feet, 1 story; maximum 50 feet, 4-story. Front buildings: minimum 26 feet, 2 stories (14 feet minimum ground floor); maximum 38 feet, 3-story. |  |
Building Placement | Front yard: 10-foot required building line.1 | |
Side yard: no minimum side setback; if provided, minimum 5 feet. | ||
Rear yard: minimum 10 feet rear setback. | ||
Lot | Building frontage: minimum 70% of lot frontage for 2-story buildings and 50% for 3-story buildings or more. | |
Impervious surface: maximum 90%. |  | |
Access and circulation: Driveways may access the site from any side. Pedestrian pathways must be provided from the right-of-way, and cross access shall be provided in instances where a development is within an out-lot of a higher classified building form. | ||
Parking location: Parking shall be located in a side or rear yard. When located in a side yard and abutting the required building line adjacent the primary building, parking shall be screened with a minimum 30-inch masonry wall on the required building line, or within 5 feet of the required building line, provided that a landscape treatment is added between the wall and the required building line. | ||
NOTE: | |
1 | The Planning Commission may eliminate the required building line for projects incorporating a permanent series of additional lots or smaller buildings in the A, B, C, or D building form categories, provided that those additional lots and/or buildings make up the entire frontage of the overall development along the required building line, with the exception of access drives. The required building line frontage minimum for the additional lots and/or other buildings forms along the required building line shall apply for each individual additional lot and/or building. |
(2)
Building forms are designated within each district location based on the regulating plan. Building forms are classified in the following manner:
(a)
Permitted building forms. These building forms are permitted as of right in the locations specified, and are depicted with the symbol P.
(b)
Conditional building forms. These building forms are permitted after review and approval by the Planning Commission, in accordance with the procedures set forth in Article X and the standards in this chapter. Building forms requiring conditional use approval are depicted with the symbol C.
(c)
Exceptions. For all building forms in all locations, awnings, signs, other projections (architectural projections, bay windows, etc.) may project into the right-of-way beyond the required building line by up to five feet.
(3)
The regulating plan dictates the site type and street type for each individual property in the district. Building forms are identified within each district as permitted, or permitted subject to conditional use approval based upon the combination of the site type and the street type of each property.
(4)
If a site is adjacent to two different street types, the more intense street type shall control the purpose of determining allowable building forms.
E.
Nonresidential development height, setback, and greenbelt provisions when adjacent to any residentially zoned or used property.
(1)
Height.
(a)
Any building, or portion of a building, on a parcel immediately adjacent to a residentially zoned or used parcel and not separated by any street or alley, shall not exceed 38 feet in height.
(b)
Any building, or portion of a building, on a parcel that is not adjacent to but less than 300 feet from a residentially zoned or used parcel shall not exceed 45 feet in height.
(c)
Any building, or portion of a building, on a parcel greater than 300 feet from a residentially zoned or used parcel shall not exceed the maximum allowed height of the applicable building form.
(d)
Distance shall be measured from the nearest property line to the nearest property line on a straight-line basis and may include rights-of-way.
(e)
The Planning Commission may deviate from these height restrictions in the course of its site plan review process; however, the Planning Commission shall not permit a greater height than the maximum allowed for the applicable building form. In the review of the deviation, the Planning Commission shall consider the standards as set forth in § 40-5.03E(3).
(2)
Setback and greenbelt.
(a)
Site Type A and B. The following setback and greenbelt shall be provided for any parcel zoned Site Type A or B that is adjacent to a residentially zoned or used parcel.
[1]
When a parcel is abutting, adjacent to, or separated by an alley from a residentially zoned or used parcel without an intervening street, the building setback from the property line of the residentially zoned or used parcel shall be no less than the height of the proposed building or 20 feet, whichever is greater.
[2]
When a parcel is abutting, adjacent to, or separated by an alley from a residentially zoned or used parcel without an intervening street, a minimum twenty-foot landscaped greenbelt shall be maintained from the property line of the residentially zoned or used parcel. The greenbelt shall be landscaped and screened in accordance with § 40-13.02C.
[3]
The Planning Commission may deviate from these setback and greenbelt provisions in the course of its site plan review process; however, the Planning Commission shall not permit a setback or greenbelt that is less than required in the building form or § 40-13.02E. In the review of the deviation, the Planning Commission shall consider the standards set forth in § 40-5.03E(3).
(b)
Site Type C and D. The following setback and greenbelt shall be provided for any parcel zoned Site Type C or D that is adjacent to a residentially zoned or used parcel.
[1]
When a property is abutting, adjacent to, or separated by an alley without an intervening street, the setback from the property line of the residentially zoned or used parcel shall be no less than twice the height of the proposed building or 40 feet, whichever is greater.
[2]
When a property is abutting, adjacent to, or separated by an alley without an intervening street, a minimum forty-foot landscaped greenbelt shall be maintained from the property line of the residentially zoned or used parcel. The greenbelt shall be landscaped, screened in accordance with § 40-13.02C, and include a minimum five-foot high berm.
[3]
The Planning Commission may deviate from these setbacks and greenbelt provisions in the course of its site plan review process; however, the Planning Commission shall not permit a setback or greenbelt that is less than required in the building form or § 40-13.02E. In the review of the deviation, the Planning Commission shall consider the following standards set forth in § 40-5.03E(3).
(3)
Deviation standards. The Planning Commission may grant height, setback, and greenbelt deviations if the following are found:
(a)
The deviation will not adversely impact public health, safety, and welfare.
(b)
The deviation maintains compatibility with adjacent uses.
(c)
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.
(d)
The deviation will not adversely impact essential public facilities and services, such as: streets, pedestrian or bicycle facilities, police and fire protection, drainage systems, refuse disposal, water and sewage facilities, and schools.
(e)
The deviation will be in compliance with all other zoning chapter standards.
(f)
The deviation will not adversely impact any on-site or off-site natural features.
F.
Authorized use groups.
(1)
Authorized uses are categorized by use groups as set forth in Table 5.03.E.1. Use groups generally contain similar types of uses in terms of function, character, and intensity.
Table 5.03.E.1 Use Groups by Category |
|---|
PRINCIPAL USE |
Use Group 1, Residential Uses |
Dwelling, one-family detached and attached |
Dwelling, two-family |
Use Group 2, Residential/Lodging Uses |
Dwelling, one-family attached |
Dwelling, multiple-family |
Live/work units |
Senior assisted/independent living |
Group day-care homes |
Child-care centers |
Use Group 3, Office/Institutional |
Civic building |
Office, general |
Office, medical |
Medical clinic |
Primary/secondary schools (private or charter) |
Post-secondary schools |
Places of worship |
Data processing and computing centers |
Technology centers/office research |
Publicly owned/operated office and service facilities |
Funeral homes |
Veterinary clinics or hospitals |
Use Group 4, Automobile/Transportation Uses |
Vehicle sales, new |
Vehicle service station |
Vehicle repair station |
Vehicle body repair |
Vehicle wash |
Automobile/van with 10 or more cars stored on-site, truck, and trailer rental |
Use Group 5, Retail, Entertainment, and Service Uses |
Artisan food and beverage production (consumption of alcohol on-premises requires a conditional use), less than 10,000 gross square feet |
Financial institutions |
General retail sales |
Art, cultural, or recreation studio |
Restaurant |
Personal services |
Business services |
Passenger vehicle automobile rental with less than 10 cars stored on-site |
Use Group 6, Miscellaneous Commercial Uses |
Artisan food and beverage production (consumption of alcohol on-premises requires a conditional use) 10,000 gross square feet or greater |
Lodging |
Retail sales, large-scale |
Shopping centers |
Health fitness center/athletic clubs |
Theaters, and places of assembly |
Hospital |
Building and lumber supply |
Garden centers, nurseries |
Outdoor commercial recreation |
Indoor commercial recreation |
Self-storage |
Commercial kennels/pet day care |
Use Group 7, Industrial Uses |
Food processing |
Outdoor storage, accessory use |
Manufacturing and assembly |
Printing and publishing |
Tool and die, gauge and machine shops |
Warehousing/wholesale |
(2)
Use groups are designated in locations within each district based on the regulating plan. Use groups are classified in the following manner:
(a)
Permitted use groups. These use groups are permitted as of right in the locations specified, and are depicted with the symbol P.
(b)
Permitted use groups in upper stories. These use groups are permitted as of right in upper stories only in the location specified and are depicted with the symbol UP.
(c)
Conditional use groups. These use groups are permitted after review and approval by the Planning Commission, in accordance with the procedures set forth in Article X and the standards in this chapter. Use groups requiring conditional use approval are depicted with the symbol C. The following uses will require a conditional use regardless of the site type or building form:
(d)
Uses permitted in all locations within the district. Public parks and essential public services are permitted by right in all locations.
(e)
Similar uses.
[1]
If a use is not listed but is similar to other uses within a use group, the Zoning Administrator may determine whether the use is similar to other uses within a use group.
[2]
The Zoning Administrator may also determine whether the use is permitted as of right, permitted in upper stories only, or permitted as a conditional use. The Zoning Administrator may obtain a recommendation from the Planning Commission as to whether or not the proposed use is similar to a use permitted as of right, permitted in upper stories only, or permitted as a conditional use.
(f)
If a site is adjacent to two different street types, the more intense street type shall control for the purpose of determining allowable use groups.
G.
Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.
(1)
Site design.
(a)
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 street context.
(b)
Standards.
[1]
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 street upon which the building fronts and the building. The pedestrian connection shall comply with the following:
(c)
Guidelines.
[1]
Site design shall consider the placement of adjacent buildings and landforms.
[2]
Site and building design shall accommodate pedestrian circulation on-site from parking areas to plazas, open space, pedestrian pathways, and to adjoining buildings.
[3]
Coordinate site design with adjoining sites to take advantage of shared access and parking, similar perimeter landscape themes, or similar features.
[4]
As part of site design, Pittsfield Charter Township strongly encourages the use of sustainable practices including:
[a]
Naturalized stormwater management features, such as rain gardens, green roofs, bioswales, and bioretention basins, which are integrated in a cohesive and logical manner to take advantage of site topography, orientation and visibility;
[b]
Use of pervious paving in lieu of impervious paving:
[c]
Reductions in paved areas to the minimum necessary to accomplish site circulation and parking;
[d]
Use of native landscaping;
[e]
Inclusion of natural and open space with access as public space;
[f]
Inclusion of renewable energy features;
[g]
Building siting to take advantage of solar orientation and wind protection; and
[h]
Use of recycled products for infrastructure, site, and building material.
(2)
Building placement and orientation.
(a)
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.
(b)
Standards.
[1]
Primary building entrances shall front on the public street.
[2]
Sidewalks shall be provided along the full length of the building along any facade featuring a public entrance.
[3]
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 street to the building.
[4]
Additional entrances. All public entrances, regardless of location, must provide direct pedestrian access of the same quality and design as that required for the main entrance.
(c)
Guidelines.
[1]
Building placement and orientation shall be coordinated with adjoining sites to take advantage of similar perimeter landscape themes, common access, or similar features.
[2]
Plazas, courtyards, and public art are strongly encouraged.
[3]
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 roadways or private properties with dissimilar improvements.
(3)
Parking placement, orientation, and screening.
(a)
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.
(b)
Standards.
[1]
[2]
Location.
[a]
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.
[b]
For a corner lot, no more than 25% of the cumulative linear feet along the required building lines or 60 feet, whichever is less, shall be occupied by parking. The building shall be located in the corner of the lot adjacent to the intersection.
[c]
For a double frontage lot or a lot that has frontage on three streets, 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.
[3]
Parking structures. Parking structures shall be located behind buildings in locations that minimize visibility from public streets. Parking structures may be located along public street frontages, subject to the following standards:
[a]
Building height and placement requirements for principal building shall be met.
[b]
A lining of retail, office, or residential use with a usable depth of no less than 20 feet shall be provided along the entire length of the frontage on the public street.
[c]
At least 50% of the upper floors facing a public street shall consist of exposed openings. The openings shall be designed with one or more treatments of 1) planter boxes with living plants; 2) a rail or fence to give the appearance of a balcony; or 3) framing and mullions to give the appearance of large windows.
[4]
Landscaped areas, including landscaped parking islands and medians, shall be separated from vehicular and pedestrian encroachment by curbs and raised planting areas.
[5]
Measured from the inside of the outermost curbline, 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 curbline will count towards the 10%.
[6]
No landscaped area within a parking lot shall be less than 100 square feet.
[7]
Every 10 parking lot spaces must be broken up with a landscape island or peninsula.
[8]
Height of parking lot poles shall be consistent with the building height and generally not exceeding 30 feet above the ground.
(c)
Guidelines.
[1]
Large parking lots are discouraged in favor of smaller, connected parking lots that utilize landscaping screening, transitions, and buffers.
[2]
Visitor and employee parking shall be separated when possible. Visitor parking lots shall be placed closer to the building. Employee parking lots shall be oriented to the rear or side of the building and screened from the public right-of-way.
[3]
The placement and design of parking areas and structures shall foster safe nonmotorized access and circulation and clearly identifiable public access and visitor parking.
[4]
Pedestrian access to parking lots, regardless of location, shall be equal to the quality of materials and design of the primary entrance.
[5]
Parking lot poles shall be located so as not to present an obstacle to pedestrians or hazard to vehicles.
(4)
Building massing and scale.
(a)
Intent: to maintain consistent massing and scale and ensure the use of properly proportioned building elements.
(b)
Standards.
[1]
Building massing, height, bulk, scale, and proportion shall maintain consistency with the existing character of the adjacent buildings.
[2]
Building design should employ coordinated massing to produce overall unity, scale, and interest.
[3]
Rooflines and pitches shall be proportionate to nearby structures so as to provide transition or mitigation of significant changes to scale.
(5)
Architectural design and building materials.
(a)
Intent: 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.
(b)
Architectural design standards.
[1]
Facade variation. The maximum linear length of an uninterrupted building facade facing public streets and/or parks shall be 30 feet. Facade articulation or architectural design variations for building walls facing the street are required to ensure that the building is not monotonous in appearance. Building wall offsets (projections and recesses), cornices, varying building materials, or pilasters shall be used to break up the mass of a single building.
[2]
Transparency.
[a]
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 street, and parking areas are visible to occupants of the building. The first floor of any front facade facing a right-of-way shall be no less than 50% clear windows and doors, and the minimum transparency for facades facing a side yard, or parking area shall be no less than 30% of the facade. Ground-story transparency is measured between two and eight feet above the ground story elevation. The transparency requirement shall be measured and applied to each separate unit, address or space. Visibility through the required transparency must portray the principal use of the operation and shall not portray secondary or back of house operation areas, including, but not limited to, laundry, cleaning supply, stock, or storage areas.
[b]
The minimum transparency requirement shall apply to all sides of a building that abut an open space, including a side yard, or public right-of-way. Transparency requirements shall not apply to sides which abut an alley.
[c]
Windows for building sides shall be concentrated toward the front edge of the building, in locations most visible from an urban open space or public right-of-way.
[3]
Transparency alternatives. The following alternatives may be used singularly or in combination for any side or rear facing facade which requires transparency. If used in combination, they may count toward no more than 50% of the transparency requirement set forth in § 40-5.03G(5)(b)[2]. Transparency alternatives may be used but cannot be counted towards the transparency requirements as set forth in § 40-5.03G(5)(b)[2] for facades that face on a right-of-way.
[a]
Wall design. 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:
[i]
Expression of structural system and infill panels through change in plane not less than three inches.
[ii]
System of horizontal and vertical scaling elements, such as: belt course, string courses, cornice, pilasters.
[iii]
System of horizontal and vertical reveals not less than one inch in width/depth.
[iv]
Variations in material module, pattern, and/or color.
[v]
System of integrated architectural ornamentation.
[vi]
Green screen or planter walls.
[vii]
Translucent, fritted, patterned, or colored glazing.
[b]
Outdoor dining/seating: inclusion of outdoor dining/seating located between the building and the primary street lot line.
[c]
Permanent art: noncommercial 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.
[4]
Architectural style shall not be restricted. Rather, evaluation of the appearance of a project shall be based upon compatibility and the quality of its design and relationship to surroundings.
[5]
Buildings within the same development should be designed to provide a unified and easily identifiable image. Methods to achieve this include using similar architectural styles and materials, complementary roof forms, signs, and colors.
[6]
Minimize monotony of expansive exterior walls by incorporating the following elements: staggering of vertical walls; recessing openings; providing upper-level roof overhangs; using deep score lines at construction joints; contrasting compatible building materials; use of variety and rhythm of window and door openings; use of horizontal and vertical architectural elements, use of horizontal bands of compatible colors; and providing changes in roof shape or roofline.
[7]
Facades shall provide visual interest from both vehicular and pedestrian viewpoints.
[8]
Entrances to individual buildings shall be readily identifiable to visitors through the use of recesses or pop-outs, roof elements, columns, or other architectural elements.
[9]
Material standards.
[a]
Materials. Durable building materials, simple configurations, and solid craftsmanship are required. At least 50% of walls visible from public streets, exclusive of wall areas devoted to meeting transparency requirements, shall be constructed of brick, glass, metal (beams, lintels, trim elements, and ornamentation only), wood lap, stucco, split-faced block, or stone. Vinyl or aluminum siding shall only be used for accents. Exterior Insulation Finishing Systems (E.I.F.S.) or similar material is not permitted as a primary building material.
[b]
Materials shall be selected for suitability to the type of buildings and the architectural design in which they are used.
[c]
Material selection shall be consistent with architectural style in terms of color, shades, and texture; however, monotony shall be avoided.
[d]
Materials shall be consistent with adjoining buildings.
[e]
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 ways and public parking lots.
[f]
In any design in which the structural frame is exposed to view, the structural materials shall be compatible within themselves and harmonious with their surroundings.
[10]
Transitional features.
[a]
Transitional features are architectural elements, site features, or alterations to building massing that are used to provide a transition between higher-intensity uses and low- or moderate-density residential areas. These features assist in mitigating potential conflicts between those uses. Transitional features are intended to be used in combination with landscape buffers or large setbacks.
[b]
Intensity. A continuum of use intensity, where moderate-intensity uses are sited between high-intensity uses and low-intensity uses, shall be developed for multibuilding developments. An example would be an office use between commercial and residential uses.
[c]
Height and mass. Building height and mass in the form of building step-backs, recess lines or other techniques shall be graduated so that structures with higher-intensity uses are comparable in scale with adjacent structures of lower-intensity uses.
[d]
Architectural features. Similarly sized and patterned architectural features, such as windows, doors, arcades, pilasters, cornices, wall offsets, building materials, and other building articulations included on the lower-intensity use shall be incorporated in the transitional features.
(6)
Landscaping.
(a)
Intent: to incorporate appropriate native landscaping to enhance visual appearance, provide transitions between properties, and screen unsightly areas
(b)
Standards.
[1]
Landscaping shall be used to:
[2]
Landscaping shall be provided around the perimeter of a building to minimize the hard edge that is created where the building meets the pavement.
[3]
Along the building edge, trees are required at a ratio no less than one per 500 square feet of landscaped area.
[4]
Plant, shrub, and tree species shall be appropriate to the southeast Michigan climate and should require minimal water and care.
[5]
Landscaping shall be protected from vehicular encroachment by the use of curbs.
(c)
Guidelines.
[1]
The use of naturalized stormwater management techniques (bioswales, roof gardens, rain gardens) is highly encouraged to reduce stormwater runoff.
[2]
Landscaping shall conform to and incorporate existing landscape and topographic features.
[3]
Landscaping within courtyards and patios may include hardscape and softscape materials.
[4]
Landscaping shall maintain adequate sight lines for visual safety, visibility and efficient security.
[5]
Pedestrian areas and walks shall be distinguishable from parking and circulation areas with distinct paving materials, shade trees, and ground cover planting.
(7)
Utilities and mechanical screening.
(a)
Intent: to ensure that utilities are designed to be a part of the overall building so as to reduce the visual impact.
(b)
Standards.
[1]
New utilities shall be located underground.
[2]
Ground mechanical equipment and utilities shall be screened from the public right-of-way with the use of walls, fencing, or rooftop mechanical equipment, and utilities shall be screened from view of adjacent property or the public right-of-way.
[3]
Walls, fencing, and architectural details for screening shall complement the materials used in the associated building's architectural style.
(8)
Loading and storage areas.
(a)
Intent: to ensure that loading, storage, and other building utility features are designed to be a part of the overall building so as to reduce the visual impact.
(b)
Standards.
[1]
Loading and service areas shall be located on the sides or rears of the buildings.
[2]
Loading and service areas shall be screened from the public right-of-way with the use of fencing, landscaping, or walls.
[3]
Freestanding storage facilities (including warehousing) shall comply with all design standards.
[4]
Trash storage and pickup facilities shall be located in the rear or side of a building or site and screened from view of adjacent property or the public right-of-way.
[5]
Outdoor trash storage shall be screened with fencing or walls which are consistent with the associated primary building color and materials.
§ 40-5.04 Carpenter Road Mixed-Use District.
Map 5.04.1 Carpenter Road Form Based Mixed-Use District Regulating Plan |
 |
A.
Intent.
(1)
The Carpenter Road Mixed-Use District is intended to implement the vision established in the Master Plan's focus development area chapter. The Carpenter Road Area Mixed-Use District allows for the consolidation and creative redevelopment of parcels to develop a mixed-use building pattern set close to the street along Carpenter Road, and Packard Street, and smaller mixed-use developments set close to neighborhood streets.
(2)
Though built out with established development patterns of single-use buildings and big box type uses set back from the street, redevelopment within the Carpenter Road Mixed-Use District shall support redevelopment and infill to reduce existing surface parking lots and setbacks. Development must respect and support the adjacent residential neighborhood and coordinate site design with adjoining sites to take advantage of shared access and parking.
(3)
Development of mixed-use buildings and sites, including retrofitting and redevelopment of existing sites and buildings, can include residential, retail, office, and service uses. Uses designed to support the residents and local workers are also encouraged, such as mixed-use developments with small-scale retail or restaurant uses incorporated with housing units. The overall intent of the district is to develop a mixed-use building pattern set close to the street in order to develop a street form that reflects quality urban design and promotes multiple forms of transportation.
(4)
Consolidation of smaller parcels into larger ones in the district is encouraged and incentivized in order to provide for consistent and high-quality development patterns. Incentives include additional building forms and more permitted uses on large master planned sites. Additional neighborhood streets may need to be created in order to fulfill the vision of the Master Plan and any other applicable plan.
B.
Regulating plan.
(1)
The regulating plan, as set forth in Map 5.04.1, identifies allowable uses and permissible development within the district based on location.
(2)
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.
C.
Authorized building forms. Authorized building form regulations, as set forth in § 40-5.03D and Tables 5.03.D.1.a through e, are applied to the site types and street types in the Carpenter Road District in Table 5.04.1.
Table 5.04.1 Carpenter Road Mixed-Use District Regulating Plan Table | |||||
|---|---|---|---|---|---|
Street Type | Site Type | Building Form | Use Group | ||
Urban | D | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 4, 5 |
Conditional approval building form | C, E | Conditional use group | 6, 7 | ||
C | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | C, E | Conditional use group | 4, 6, 7 | ||
B | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | 4 | ||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | 4 | ||
Suburban | B | Permitted building form | A | Permitted use group | 2, 3, 5 |
Conditional approval building form | B, C | Conditional use group | 4 | ||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | |||
Neighborhood | A | Permitted building form | A | Permitted use group | 1, 2 |
Conditional approval building form | B, C | Conditional use group | 3, 5 | ||
NOTE: | |
1 | Permitted only when located in an out-lot of a Building Form E project regardless of whether the out-lot is a separate parcel or remains part of the primary parcel. |
D.
Authorized use groups. Authorized use groups, as set forth in § 40-5.03F and Table 5.03.E.1 are applied to the site types and street types in Carpenter Road District Regulating Plan.
E.
Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.
§ 40-5.05 Michigan Avenue Mixed-Use District.
Map 5.05.1 Michigan Avenue Mixed-Use District Regulating Plan |
 |
A.
Intent.
(1)
The Michigan Avenue Mixed-Use District is intended to implement the vision established in the Master Plan's focus development area chapter. The Michigan Avenue Mixed-Use District allows for the consolidation and creative redevelopment of parcels to develop a mixed-use building pattern set close to the street along Michigan Avenue and smaller mixed-use and attached and multiple-family housing set close to neighborhood streets. Development along Michigan Avenue shall coordinate site design with adjoining sites to take advantage of shared access and parking.
(2)
Development of mixed-use buildings and sites, including retrofitting and redevelopment of existing sites and buildings, can include residential, retail, office, and service uses. Uses designed to support the residents and local workers are encouraged, such as mixed-use developments with small-scale retail, arts, and cultural uses incorporated with housing units. Michigan Avenue includes a number of smaller parcels that should be consolidated in order to create more cohesive development and to take advantage of shared access and parking. Development along Michigan Avenue should include mixed uses that take advantage of highway access while respecting adjacent residential land developments.
(3)
Consolidation of smaller parcels into larger ones in the district is encouraged and incentivized in order to provide for consistent and high-quality development patterns. Incentives include additional building forms and more permitted uses on large master planned sites. Additional neighborhood streets may need to be created in order to fulfill the vision of the Master Plan and any other applicable plan.
B.
Regulating plan.
(1)
The regulating plan, as set forth in Map 5.05.1, identifies allowable uses and permissible development within the district based on location.
(2)
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.
C.
Authorized building forms. Authorized building form regulations, as set forth in § 40-5.03D and Tables 5.03.D.1.a through e, are applied to the site types and street types in the Michigan Avenue District in Table 5.05.1.
[Amended 11-18-2020 by Ord. No. ZOA 20-211]
Table 5.05.1 Michigan Avenue Mixed-Use District Regulating Plan Table | |||||
|---|---|---|---|---|---|
Street Type | Site Type | Building Form | Use Group | ||
Urban | C | Permitted building form | A, B, D | Permitted use group | 2, 3, 5 |
Conditional approval building type | C | Conditional use group | 4, 7 | ||
B | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building type | B, C | Conditional use group | 4 | ||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building type | B, C | Conditional use group | 4 | ||
Suburban | A | Permitted building form | A | Permitted use group | 1, 2 |
Conditional approval building type | B, C | Conditional use group | 3 | ||
D.
Authorized use groups. Authorized use groups, as set forth in Table 5.03.E.1 are applied to the site types and street types in Michigan Avenue District in Table 5.05.1.
E.
Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.
§ 40-5.06 State Street Mixed-Use District.
Map 5.06.1 State Street Mixed-Use District Regulating Plan |
 |
A.
Intent.
(1)
The State Street Mixed-Use District is intended to implement the vision established by the Master Plan's focus development area chapter. The State Street Mixed-Use District allows for the consolidation and creative redevelopment of parcels to develop a mixed-use building pattern set close to the street along State Street and Ellsworth Road. Development within the State Street Mixed-Use District shall coordinate site design with adjoining sites to take advantage of shared access and parking.
(2)
Though built out with established development patterns of single-use buildings and big box type uses set back from the street, redevelopment within the State Street Mixed-Use District shall support redevelopment and infill to reduce existing surface parking lots and setbacks. The State Street Mixed-Use District includes many larger parcels that create opportunities to develop mixed-use buildings and sites, including retrofitting and redevelopment of existing sites and buildings and that could include residential, retail, office, and service uses.
(3)
Additional neighborhood streets may need to be created in order to fulfill the vision of the Master Plan and any other applicable plan.
B.
Regulating plan.
(1)
The regulating plan, as set forth in Map 5.06.1, identifies allowable uses and permissible development within the district based on location.
(2)
Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the Pittsfield Master Plan and any applicable plan.
C.
Authorized building forms. Authorized building form regulations, as set forth in § 405.03D and Tables 5.03D.1.a through e, are applied to the site types and street types in the State Street Mixed-Use District in Table 5.06.1.
Table 5.06.1 State Street Mixed-Use District Regulating Plan Table | |||||
|---|---|---|---|---|---|
Street Type | Site Type | Building Form | Use Group | ||
Urban | D | Permitted building form | A,1 B, D, E | Permitted use group | 2, 3, 4, 5 |
Conditional approval building form | C | Conditional use group | 6, 7 | ||
C | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | C | Conditional use group | 4, 6, 7 | ||
B | Permitted building form | A, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | |||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | |||
Suburban | D | Permitted building form | A1, B, D, E | Permitted use group | 2, 3, 5 |
Conditional approval building form | C | Conditional use group | 4 | ||
C | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | C | Conditional use group | |||
B | Permitted building form | A, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | |||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | |||
Neighborhood | B | Permitted building form | A | Permitted use group | 2, 3, 5 |
Conditional approval building form | B, C | Conditional use group | |||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | |||
NOTE: | |
1 | Permitted only when located in an out-lot of a Building Form E project regardless of whether the out-lot is a separate parcel or remains part of the primary parcel. |
D.
Authorized use groups. Authorized use groups, as set forth in Table 5.03.E.1 are applied to the site types and street types in the State Street Mixed-Use District in Table 5.06.1.
E.
Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.
§ 40-5.07 Ann Arbor-Saline Road Mixed-Use District.
Map 5.07.1 Ann Arbor-Saline Road Mixed-Use District Regulating Plan |
 |
A.
Intent.
(1)
The Ann Arbor-Saline Road Mixed-Use District is intended to implement the vision established by the Master Plan's focus development area chapter. The Ann Arbor-Saline Road Mixed-Use District allows for the consolidation and creative redevelopment of parcels to develop a mixed-use building pattern set close to the street along Ann Arbor-Saline Road, Waters Road, and Lohr Road, and smaller mixed-use developments set close to other streets in the district.
(2)
Though built out with established development patterns of single-use buildings and big box type uses set back from the street, the Ann Arbor-Saline Road Area District includes many large parcels, which create an opportunity to develop mixed-use buildings and sites. Development may include retrofitting and redevelopment of existing sites and buildings to include a balanced residential, retail, office, and service uses. Development must respect and support the adjacent residential neighborhood and coordinate site design with adjoining sites to take advantage of shared access and parking.
(3)
Compatibility of buildings, uses and other improvements is determined by their arrangement, scale, character, adjacent land uses, and landscape to establish a livable, harmonious, and diverse environment. The overall intent of the district is to develop a mixed-use building pattern set close to the street in order to develop a street form that reflects quality urban design and promotes multiple forms of transportation.
(4)
Additional neighborhood streets may need to be created in order to fulfill the vision of the Master Plan.
B.
Regulating plan.
(1)
The regulating plan, as set forth in Map 5.07.1, identifies allowable uses and permissible development within the district based on location.
(2)
Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the 2010 Pittsfield Master Plan.
C.
Authorized building forms. Authorized building form regulations, as set forth in § 40-5.03D and Tables 5.03.D.1.a through e, are applied to the site types and street types in the Ann Arbor-Saline Road Mixed-Use District in Table 5.07.1.
Table 5.07.1 Ann Arbor-Saline Road Mixed-Use District Regulating Plan Table | |||||
|---|---|---|---|---|---|
Street Type | Site Type | Building Form | Use Group | ||
Urban | D | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 |
Conditional approval building form | C, E | Conditional use group | 4, 6, 7 | ||
C | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | C, E | Conditional use group | 4, 6, 7 | ||
B | Permitted building form | A, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | 4 | ||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | 4 | ||
Suburban | D | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 |
Conditional approval building form | C | Conditional use group | 4 | ||
C | Permitted building form | A,1 B, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | C | Conditional use group | 4 | ||
B | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | 4, 6, 7 | ||
A | Permitted building form | A | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B, C | Conditional use group | 4 | ||
Neighborhood | B | Permitted building form | A | Permitted use group | 1, 2 |
Conditional approval building form | B, C | Conditional use group | 3 | ||
A | Permitted building form | A | Permitted use group | 1, 2 | |
Conditional approval building form | B, C | Conditional use group | 3 | ||
NOTE: | |
1 | Permitted only when located in an out-lot of a Building Form E project regardless of whether the out-lot is a separate parcel or remains part of the primary parcel. |
D.
Authorized use groups. Authorized use groups, as set forth in Table 5.03.E.1 are applied to the site types and street types in the Ann Arbor-Saline Road Mixed-Use District in Table 5.07.1.
E.
Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.
§ 40-5.08 Washtenaw Avenue Mixed-Use District.
Map 5.08.1 Washtenaw Avenue Mixed-Use District Regulating Plan |
 |
A.
Intent.
(1)
The Washtenaw Avenue Mixed-Use District is intended to implement the vision established by the Master Plan and the Relmagine Washtenaw Corridor Improvement Study. Though built out with established development patterns of isolated parcels and strip mall type development, redevelopment within the Washtenaw Avenue Mixed-Use District encourages the development of mixed-use sites and mixed-use neighborhoods that meet the needs for commercial, residential, and office space and increasing transit and nonmotorized transportation options while maintaining existing neighborhood fabric and providing appropriate edge transitions. The overall intent of the district is to develop a mixed-use building pattern set close to the street in order to develop a street form that reflects quality urban design and promotes multiple forms of transportation.
(2)
Consolidation of smaller into larger parcels in the district is encouraged and incentivized in order to provide for quality and consistent development patterns. Incentives as set forth in § 40-5.08K include flexibility in build-to line, drive-through uses, and parking reduction in exchange for a commensurate benefit. Additional neighborhood streets may need to be created in order to fulfill the vision of the 2010 Pittsfield Master Plan and the Relmagine Washtenaw Corridor Improvement Study.
B.
Regulating plan.
(1)
The regulating plan, as set forth in Map 5.08.1, identifies allowable uses and permissible development within the district based on location.
(2)
Relationship to Master Plan. All development shall be compatible with the vision and in accordance with the goals and objectives set forth in the 2010 Pittsfield Master Plan, the Relmagine Washtenaw Plan, and the Relmagine Washtenaw Design Guidelines.
C.
Street types. The Washtenaw Mixed-Use District Regulating Plan includes one street type, described as follows: Urban Street Type, as described in § 40-5.03B, in the Washtenaw Mixed-Use District is characterized by high traffic volumes, effective signage and lighting, few individual residential curb cuts, new pedestrian amenities, and a vibrant revitalized streetscape, as set forth in Map 5.08.1, identifies allowable uses and permissible development within the district based on location.
D.
Site types. The Washtenaw Avenue Mixed-Use District Regulating Plan includes four different site types, described as follows:
(1)
Site Type A (small residential/mixed use sites). Site Type A lots are shallow and narrow, typically 130 feet deep and 50 to 160 feet wide that abut single-family residential. A majority of the small lots are currently single-family residential, with some commercial uses near major intersections. These lots are reserved primarily for residential use and for smaller single-tenant nonresidential uses which are compatible with a residential setting. Site Type A is generally located in areas which serve as a transition between the street and neighboring residential areas. The building form selected for these sites must consider both the front elevation that fronts on the street but also the rear/side elevation that is adjacent to residential in order to maintain compatibility with adjacent uses.
(2)
Site Type B (small commercial/office/mixed use sites). Site Type B lots consist of small lots intended for mixed use or well-designed single-use development. Site Type B lots may provide more intense development than Site Type A because they do not abut residential. Site Type B sites must be designed to better integrate with their surroundings to contribute to a more cohesive district, a more consistent building line, and more efficient access between sites. Good access for pedestrians and cross access for vehicles will help sites in this category reduce trips entering and exiting from corridors and arterials. Groups of Site Type B properties may make excellent candidates for assembly to create more cohesive development projects.
(3)
Site Type C (medium commercial/office/mixed use sites). Site Type C lots are deeper, typically 250 to 500 feet deep and 100 to 200 feet wide, and are located at the edges of larger Site Type D sites. The Site Type C category should be designed with integration in mind, integration with one another, with Site Type A and B sites, and in support of much larger destination retail and office complex sites of Site Type D.
(4)
Site Type D (large commercial/mixed use sites).
(a)
Site Type D lots are the largest sites and have a wider frontage along Washtenaw Avenue and are well suited for phased redevelopment projects. These sites are zoned for commercial, office and mixed use development. Site Type D properties are greater than two acres in area, but designed to function as one unit. Site Type D size and character may vary based on the unique characteristic of each district.
(b)
Walkability within and between sites and provision of supporting buildings and uses are important to the success of the very large, Site Type D developments. They should be designed with a mix of uses in mind to allow for users to obtain basic services on or immediately near the site. Especially within large office centers, where hundreds of workers may populate the site during the day, restaurants, postal facilities and other daily needs should be integrated within existing buildings or permitted to exist in smaller out-lot developments or nearby developments in Site Type A, or B, or C categories.
(c)
Site design should strongly focus on putting the densest components of the project within close range of the primary right-of-way to combat the vast open areas that frequently make such sites difficult or undesirable to cross on foot.
E.
Authorized building forms. Authorized building form regulations, as set forth in § 40-5.03D and Tables 5.03.D.1.a through e, are applied to the site types and street types in the Washtenaw Mixed-Use District in Table 5.08.2.
Table 5.08.2 Washtenaw Mixed-Use District Regulating Plan Table | |||||
|---|---|---|---|---|---|
Street Type | Site Type | Building Form | Use Group | ||
Urban | D | Permitted building form | A,1 B, C, D, E | Permitted use group | 2, 3, 5 |
Conditional approval building form | Conditional use group | 4, 6, 7 | |||
C | Permitted building form | A,1 B, C, D | Permitted use group | 2, 3, 5 | |
Conditional approval building form | E | Conditional use group | 4, 6, 7 | ||
B | Permitted building form | A, B, C | Permitted use group | 2, 3, 5 | |
Conditional approval building form | D | Conditional use group | 4 | ||
A | Permitted building form | A, C | Permitted use group | 2, 3, 5 | |
Conditional approval building form | B | Conditional use group | 1 | ||
NOTE: | |
1 | Permitted only when located in an out-lot of a Building Form E project regardless of whether the out-lot is a separate parcel or within a designed out-lot that remains part of the primary parcel. |
F.
Build-to lines. Build-to lines shall be measured from the center line of the Washtenaw Avenue future right-of-way as specified in the Relmagine Washtenaw Corridor Improvement Study.
G.
Authorized use groups. Authorized use groups, as set forth in Table 5.03.E.1 are applied to the site types and street types in the Washtenaw Mixed-Use District in Table 5.08.2.
H.
Design standards. In addition to standards set forth in this chapter, all proposed development shall comply with the standards set forth herein.
(1)
Development shall comply with the design requirements set forth in § 40-5.03G.
(2)
Development shall be consistent with the adopted Washtenaw Avenue Design Guidelines.
(3)
Drive-through. A drive-through use is subject to the following standards:
(a)
A drive-through and associated structure shall be reviewed as a conditional use in association with a recognized benefit as set forth in § 40-5.08K.
(b)
Ingress and egress to drive-through facility shall be part of the internal circulation of the site and integrated with the overall site design. Clear identification and delineation between the drive-through facility and the parking lot shall be provided. A drive-through facility shall be designed in a manner which promotes pedestrian and vehicular safety.
(c)
A drive-through must be located behind the facade on the opposite side of Washtenaw Avenue (the back of the building) or detached from the principal building and shall be located in a manner that will be the least visible from a public thoroughfare.
(d)
If detached, the point-to-point tube transport system (pneumatic tubes) must be located underground to serve the drive-through kiosk or canopy.
(e)
Canopy design shall be compatible with the design of the principal building and incorporate similar materials and architectural elements.
(f)
Each drive-through facility shall provide stacking space meeting the following standards:
[1]
Each stacking lane shall be one-way, and each stacking lane space shall be a minimum of 10 feet in width and 20 feet in length.
[2]
Ten stacking spaces per drive-through lane for food or coffee use; four stacking spaces per drive-through lane for bank and pharmacy use.
[3]
If proposed, an escape lane shall be a minimum of 12 feet in width to allow other vehicles to pass those waiting to be served.
[4]
All stacking lanes must be clearly delineated through the use of striping, landscaping, curbs, or signage.
I.
Street and streetscape standards.
(1)
Crystal Drive to Foster Avenue. Future development on this section of Washtenaw Avenue should establish a streetscape to complement future small mixed use commercial/urban residential development by improving the quality of the pedestrian experience and enhancing the pedestrian and vehicular accessibility of the existing businesses that front Washtenaw Avenue.
(a)
Required improvements within the pedestrian realm.
[1]
The minimum sidewalk shall be at least six feet in width. Sidewalk may occur on private property if an easement is granted.
[2]
The area between the public sidewalk and the building (i.e., the build-to line area) shall be improved with streetscape, landscaping, public art, pedestrian amenities, or transit facilities as set forth in the Washtenaw Avenue Design Guidelines.
[3]
Street trees shall be planted at intervals of no more than 40 feet. Tree species that require minimal maintenance and are salt-tolerant shall be selected.
(2)
Foster Avenue to Golfside. Future development on this section of Washtenaw Avenue should establish a streetscape to complement larger mixed-use commercial/urban residential development by improving the quality of the pedestrian experience and enhance the pedestrian and vehicular accessibility of the existing businesses that front Washtenaw Avenue.
(a)
Required improvements within the pedestrian realm.
[1]
The minimum sidewalk shall be at least 10 feet in width. Sidewalk may occur on private property if an easement is granted.
[2]
The area between the public sidewalk and the building (i.e., the build-to line area) shall be improved with streetscape, landscaping, public art, pedestrian amenities, or transit facilities as set forth in the Washtenaw Avenue Design Guidelines.
[3]
Street trees shall be planted at intervals of no more than 40 feet. Tree species shall require minimal maintenance and be salt-tolerant.
(3)
Any street and streetscape improvements shall be consistent with the Relmagine Washtenaw Corridor Improvement Study.
J.
Commercial, industrial, and institutional development setbacks adjacent to residentially zoned or used parcels. Additional height, setback, and greenbelt provisions are set forth in § 40-5.03E.
K.
Flexibility in application of zoning standards.
(1)
Purpose. To promote redevelopment and stimulate reinvestment along the corridor, this section provides flexibility in application of zoning standards to advance the development initiatives set forth in the Township Master Plan, Corridor Improvement Study, and the Relmagine Washtenaw Design Guidelines. These development initiatives include:
(2)
Allowable flexibility and recognized benefits. The Planning Commission may grant flexibility in application of zoning standards where one or more of the recognized benefits listed below are provided:
(a)
Flexibility.
[1]
Drive-through. A drive-through is only permitted to be reviewed as a conditional use with the provision of a recognized benefit.
[2]
Build-to line flexibility: relaxation of the build-to line requirement.
[3]
Building height: allowance for an increase in height up to two additional stories greater than permitted.
[4]
Site reclassification: a modification of site type to permit flexibility in building design and allowed uses.
[5]
Increased signage: increase in allowable signage, including number, type, and area.
(b)
Recognized benefit.
[1]
Lot consolidation: the consolidation of lots to create a larger development site.
[2]
Mixed use: development that includes a balanced mix of varied uses.
[3]
Construction of transit amenities: construction of bus stop or Super Stop amenity per the Corridor Improvement Study and as approved by the Ann Arbor Area Transit Authority (AAATA).
[4]
Plaza/pedestrian space: inclusion of additional plaza/pedestrian space above what is required.
[5]
Sustainable design and development: significant use of sustainable building and site design features, such as water use reduction, water efficient landscaping, innovative wastewater technologies, low-impact stormwater management, optimize energy performance, on-site renewable energy, passive solar heating, reuse/recycled/renewable materials, indoor air quality or other elements identified as sustainable by established groups such as the US Green Building Council (LEED), ANSI National Green Building Standards, or SEMCOG Low Impact Design Manual.
[6]
Pedestrian facilities: provision of public plazas, additional walkways, wider sidewalks or pedestrian-oriented features beyond those required.
[7]
Donation of additional right-of-way: pursuant to the Washtenaw Corridor Improvement Study.
[8]
Closure of curb-cut of Washtenaw: removal of a driveway or use of shared driveway for access from public streets.
[9]
Public art: inclusion of permanent public art within planned public spaces.
(c)
Washtenaw Avenue Flexibility in Application of Zoning Standards Table.
Table 5.08.1 Washtenaw Avenue Flexibility in Application of Zoning Standards Table | |||||||
|---|---|---|---|---|---|---|---|
Flexibility in Application of Zoning Standards | |||||||
Recognized Benefit | a. Drive-Through | b. Build-to Line Flexibility | c. Increased Building Height Up to 2 Additional Stories | d. Site Reclassification as Set Forth in § 40-5.03 | e. Increased Signage | f. Parking Reduction | |
(a) | Lot consolidation | X | |||||
(b) | Mixed use development | X | X | X | X | X | |
(c) | Inclusion of transit amenity | X | X | X | X | ||
(d) | Plaza/pedestrian space | X | X | ||||
(e) | Sustainable design and development | X | X | X | X | ||
(f) | Pedestrian facilities | X | X | X | |||
(g) | Donation of right-of-way | X | X | X | |||
(h) | Closure of Washtenaw Avenue curb cut | X | X | X | |||
(i) | Public art | X | X | ||||
(3)
Zoning adjustment flexibility allowance. As determined by the Planning Commission, the amount of flexibility in application of zoning standards shall be a) commensurate with recognized benefit by the applicant, and b) proportional to the anticipated impact of the proposed development on public service, adjacent properties and land uses, and on the community at large.