Provide flexibility in regulation of land development, resulting in a higher quality of land development that contributes to the social, economic, and environmental sustainability of the Township.

Provide for a compatible mixing of land uses.

Encourage innovation in land use planning, design, and development that responds to changing public needs.

Create stable neighborhoods by providing a variety and balance of housing types which improve the quality of residential environments.

Provide commercial, education, and recreational facilities and employment opportunities conveniently located in relation to housing.

Encourage provision of useful open space and long-term protection and conservation of natural features and resources.

Promote the efficient use and conservation of energy.

Encourage the use, redevelopment, and improvement of existing sites where current ordinances do not provide adequate protection and safeguards for the site or its surrounding areas, or where current ordinances do not provide the flexibility to consider redevelopment, replacement, or adaptive reuse of existing structures and sites.

Ensure that the increased flexibility of regulations over land development is subject to proper standards and review procedures.

An application for a planned unit development may be made by the owner(s) of record or by a person(s) acting on behalf of the owner(s) of record of the subject parcel. The application shall include all required information, including a preliminary site plan, which meets the requirements of Article IX or, in the case of a subdivision, a tentative preliminary plat.

The application shall be filed with the Zoning Administrator who shall transmit copies to the Planning Commission prior to its next regularly scheduled meeting.

The Planning Commission shall hold a public hearing on the application. Notice of the public hearing shall be given as set forth in § 40-3.05 of this chapter.

Evidence presented at public hearing.

Upon completion of the public hearing and conclusion of deliberations based on findings regarding standards as set forth in § 40-6.02B, the Township Planning Commission shall make a recommendation to approve, approve with conditions, or deny the application. Such recommendation shall be forward to the Township Board.

The Township Board shall review the application and the recommendation of the Township Planning Commissions thereon, and shall approve, approve with conditions, or deny the application. The Township Board shall attach appropriate conditions to its approval of a planned unit development application, including conditions concerning expiration dates, as provided in § 40-6.09, herein.

The proposed development shall conform to the adopted Master Plan, or represent land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted Master Plan.

The proposed development shall conform to the intent and all regulations and standards of a planned unit development district.

The proposed development shall be adequately served by public facilities and services, such as but not limited to streets, police and fire protection, drainagecourses, water and sanitary sewer facilities, refuse disposal, and sidewalks, or that the persons or agencies responsible for the proposed development shall be able to properly provide such facilities and services.

Common open space, other common properties and facilities, individual properties, and all other elements of a planned unit development are so planned that they will achieve a unified open space and recreation area system, with open space and all other elements in appropriate locations, suitably related to each other, the site, and surrounding lands.

Public and common areas will be or have been irrevocably committed. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and that proper maintenance of such improvements is assured.

The proposed development shall be located and designed in a manner which will minimize the impact of traffic, taking into consideration: pedestrian access and safety; vehicle trip generation (i.e., volumes); types of traffic, access location, and design, circulation, and parking design; street and bridge capacity; and traffic operations at nearby intersections and access points. Efforts shall be made to ensure that multiple transportation modes are safely and effectively accommodated in an effort to provide alternate modes of access and alleviate vehicular traffic congestion.

The mix of housing unit types and densities and the mix of residential and nonresidential uses shall be acceptable in terms of convenience, privacy, compatibility and similar measures.

Where applicable, that noise, odor, light, or other external effects which are connected with the proposed uses, will not adversely affect adjacent and neighboring lands and uses.

The proposed development shall create a minimum disturbance to natural features and land forms.

Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable.

Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrianways outside the site and to the edges of the site, where applicable.

The Zoning Map shall be amended to designate the property as planned unit development.

Approval shall confer a right to the landowner(s) that the zoning regulations as designated by the Township, shall not be changed within the time periods provided in §§ 40-6.09 and 40-6.10, herein.

Approval of the planned unit development application and preliminary site plan shall indicate acceptance of uses, building locations, layout of streets, dwelling unit count and type, floor areas, densities, and all other elements of the preliminary site plan.

Approval of the planned unit development application and preliminary site plan shall authorize the applicant to file an application for review of a final plan for each phase of the proposed development. No construction shall begin within any phase until a final site plan is approved as required herein, and in accordance with Article IX, herein.

Approval of the planned unit development application and tentative preliminary plat by the Township Board shall authorize the applicant to file an application for review of a final preliminary plat in accordance with the Land Division Act (MCL 560.101) and the Township's Subdivision Control Ordinance for all or part of the area within the planned unit development which is to be platted.

No deviations from the preliminary plan approved by the Township Board, or from any condition of approval, shall be permitted except through amendment or revision, as provided in this article.

Continuing applicability of regulations. The location of all uses and structures, all uses and mixtures thereof, all yards and transition strips, and all other information regarding uses of properties as shown on or as part of an approved site plan or plat approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of this chapter as though such regulations were specifically set forth in this chapter. Such regulations shall be the continuing obligation of any subsequent interests in the land in a planned unit development or parts thereof and shall not be changed except as approved through amendment or revision procedures as set forth in § 40-6.08, herein.

Construction. No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permits shall be issued therefor, on a lot zoned or under zoning application for a planned unit development district classification until the requirements of this article have been met.

Density in a planned unit development shall be regulated as follows:

Density calculations shall meet the following requirements:

The required yards shall not exceed that which is allowed in the zoning district that is most similar to that use area.

The yard requirement may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The reduction or waiver shall be based upon findings that topographic conditions, existing trees, and other vegetation, proposed land grading and plant materials, or other site conditions perform the same functions as the required yards. Such reductions or waivers shall be shown on the approved area plan.

A single-family dwelling shall be located at least 10 feet from any other single-family dwelling unless structurally attached thereto.

Distances between buildings shall be sufficient to meet fire protection requirements.

The allowed height shall not exceed that which is allowed in the zoning district that is most similar to that use area.

The preceding height requirement may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. Approval shall be based upon findings regarding natural light, air circulation, views, fire protection, and airport flight patterns, where applicable. The height of each building shall be indicated on the area plan and all site plans approved subsequently thereto.

Each lot or principal building shall have vehicular access from a public street or private street approved by the Township Board.

Every lot or principal building shall have pedestrian access from a public or private sidewalk where deemed necessary by the Planning Commission. All parts of a planned unit development shall be interconnected by a sidewalk system which will provide necessary, safe, and convenient movement of pedestrians. A bicycle path system shall also be provided in a planned unit development in accordance with the Pathway Plan in the Master Plan or any other subarea plan or nonmotorized plan approved by the Township.

Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified if adequate service will be provided. Right-of-way standards may be modified, especially where the area plan provides for adequate off-street parking facilities and for the separation of pedestrian and vehicular traffic. Modification of proposed public streets shall be approved by the Washtenaw County Road Commission Engineer.

An individual dwelling unit in a single-family or two-family structure, or an individual townhouse building or mobile home, or similar residential structure, shall not have direct driveway access to a collector or arterial street. In such case, access shall be provided by a public or private street.

Each principal building shall be connected to public water and sanitary sewer lines, or to on-site facilities approved by the Township Board, after approval by the Washtenaw County Health Department.

Each site shall be provided with adequate storm drainage. Open drainagecourses and stormwater retention ponds may be permitted where shown on an approved area plan, site plan, or plat.

Electrical, telephone, and cable television lines shall be placed underground; provided, however, that distribution lines may be placed overhead if approved by the Township Board. Surface-mounted equipment for underground wires shall be shown on final site plans, and shall be screened from view.

Buildings, parking lots, drives, and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therein.

Open space areas shall be conveniently located in relation to dwelling units.

Open space areas shall have minimum dimensions which are usable for the functions intended and which will permit proper maintenance.

The Township Board may require, upon recommendation of the Planning Commission, that natural amenities, such as but not limited to ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitat, ponds, streams and marshes be preserved as part of the open space system.

A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities.

The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the applicant to provide market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a planned unit development application for recommendation to the Township Board with respect to this requirement.

The Planning Commission may require, as part of a final site plan review of a phase of a planned unit development, that land shown as open space on the approved area plan be held in reserve as part of the phase to be developed, in order to guarantee that density limits for the entire approved planned unit development will not be exceeded when the subject phase is completed. Such reserved land may be included in the development of subsequent phases if the density limits will not be exceeded upon completion of that phase or if other land is similarly held in reserve.

Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved site plan.

Change in concept, including but not limited to design layout and building orientation of the development.

Change in use or character of the development.

Change in type of dwelling unit as identified on the approved area plan.

Increase in the number of dwelling units (density).

Increase in nonresidential floor area of over 5%.

Increase in lot coverage or FAR of the entire planned unit development of more than 1%.

Rearrangement of lots, blocks, and building tracts.

Change in the character or function of any street.

Reduction in land area set aside for common open space or the relocation of such area(s).

Increase in building height.

A change in residential floor area.

An increase in nonresidential floor area of 5% or less.

Minor variations in layout which do not constitute major changes.

An increase in lot or FAR of the entire planned unit development of 1% or less.

A change in phasing of development that does not change the concept or character of the planned unit development.

The revision is a minor change under the provisions of § 40-6.08C above.

The revision will not alter the basic design of the approved planned unit development district, any substantive conditions imposed on the district at the time of approval, or any provision for the district required in this article.