Plymouth Township City Zoning Code

To encourage the development of land and buildings along major highways for a variety of uses, either individually or within the same building, for compatible mixed-use developments;

To permit the development of functionally related land uses in a manner that is more efficient, environmentally sensitive and mutually supporting than conventional lot-by-lot independent development of each use;

To minimize potential traffic hazards along township thoroughfares by encouraging planned, physically integrated, multiple-use facilities which are easily accessible from regional highways and which utilize a reduced number of access driveways when compared to conventional strip-type development;

To minimize auto travel through maximizing opportunities for pedestrian movement and patronage of multiple facilities in a development which emphasizes the interrelationship of uses and structures;

To encourage and provide for open space not only for use as setbacks, but also conveniently located with respect to points of office and commercial concentrations so as to function for the general benefit of the community as places for relaxation, recreation and social activity;

To preserve and enhance the functional values of open space and landscaping for developed areas, including groundwater recharge, runoff control and microclimate moderation.

Minimum tract size. The minimum gross acreage of a tract eligible for mixed-use planned development shall be ninety (90) acres.

Location. The tract of land to be developed shall be located adjacent to and readily accessible from existing or planned major regional highways or limited access highways.

Ownership. The tract of land to be developed shall be in one ownership, or shall be the subject of an application filed jointly by the owners of the entire tract, and in which it shall be agreed that the tract will be developed under single direction in accordance with an approved plan.

Land development plan. The application for land development shall be accompanied by a plan, or plans, meeting the requirements of section 404 of the Plymouth Township Subdivision and Land Development Ordinance, showing in detail the proposed use of the entire tract. The plan(s) shall clearly designate the proposed use(s) of each lot of the tract.

Development phases and permits. The development of a mixed use planned development shall be executed in stages according to a phasing plan submitted by the applicant and approved by the township council according to the provisions of section 3409 and shall be executed in accordance with a development agreement. The owners, developer and township shall enter into the agreement embodying all details regarding compliance with this article to assure the binding nature thereof for the overall tract and its development. The agreement shall be recorded with the final record plan meeting the requirements of section 403 of the Plymouth Township Subdivision and Land Development Ordinance.

Sewer and water facilities. All building in a Mixed-Use Planned Development District shall be served by public water facilities and public sanitary sewer facilities subject to the approval of any applicable agency. An application for a mixed-use planned development shall include a letter(s) from the applicant stating the estimated demand of the proposal for sewer and water facilities, and from the appropriate water and sewer authority stating the present allocated available capacity of the utility, their concurrence or lack thereof with the applicant's estimate of demand, the estimated timetable for the provision of the full amount of water sewage treatment capacity needed in the event the total required is not presently available, and a letter of preliminary approval indicating the conditions and terms needed for full approval of the application for utility service.

Retail commerce—Stores, personal service shops dealing directly with customers, banks, restaurants, exercise or fitness facilities, studios for dance, art, music or photography;

Entertainment—Movie theaters shall be a permitted use; amusement and recreation establishments, restaurants, theaters for live stage performances or similar recreational or cultural establishments shall be permitted as conditional uses under section 3600 of the Ordinance;

Offices—Business or professional offices;

Hotels—Provided not more than one (1) such facility shall be permitted.

Public utility facilities.

Public buildings or structures owned or operated by the township or an authority organized by the township.

Integrated life sciences facility, when authorized as a conditional use as provided in Article XXXVI, Conditional Uses, and in conformance with Article XXXV, Performance Standards.

Accessory uses on the same lot with and customarily incidental to any of the above permitted uses.

Parking structures pursuant to article XVII of this Ordinance.

Signs pursuant to article XVI of this Ordinance.

Accessory uses on the same lot with and customarily incidental or any of the above permitted uses.

Use regulations. The use regulations set forth in Section 3200 of this Zoning Ordinance shall be incorporated herein as though set forth at length.

Development requirements. The development requirements set forth in Section 3201 of this Zoning Ordinance shall be incorporated herein as though set forth at length.

Application and review by planning agency; approval or disapproval by Township Council. The application and review by planning agency; approval or disapproval by Township Council set forth in Section 3202 of this Zoning Ordinance shall be incorporated herein as though set forth at length.

Definitions. The definitions set forth in Section 3203 of this Zoning Ordinance shall be incorporated herein as though set forth at length.

Division of lot or part thereof. The division of lot or part thereof set forth in Section 3204 of this Zoning Ordinance shall be incorporated herein as though set forth at length.

There shall be no more than 775,000 square feet of gross leasable area [GLA] of retail commerce space developed within a mixed-use planned development;

There shall be no more than 140,000 square feet of GLA of entertainment space developed within a mixed-use planned development;

The office/hotel uses within a mixed-use planned development shall be developed in accordance with one of the following options:

Standards and criteria for conditional use approval pursuant to section 3405.C.3(b). In addition to the provisions under article XXXVI of this Ordinance, any office and/or hotel development which requires conditional use approval pursuant to section 3405.C.3(b) above shall meet the following standards and criteria:

Maximum building coverage. Thirty-five (35) percent of the total tract area.

Maximum impervious surface coverage. Sixty-five (65) percent of the total tract area, including buildings, driveways, parking and storage areas.

Maximum floor area ratio (FAR), where the maximum permitted floor area for any one tract developed as a mixed use planned development and approved in accordance with the provisions of section 401 and section 404 of Plymouth Township's Subdivision and Land Development Ordinance:

Maximum height. The maximum height for buildings or other structures erected or enlarged in this district shall be one hundred seventy (170) feet.

Minimum setbacks from streets.

Minimum setback requirements for buildings and parking structures, measured from the tract perimeter.

Minimum setback requirements for surface parking areas and interior roadways, measured from the tract perimeter.

Green space area requirement. The minimum required green space area on any lot shall not be less than thirty-five (35) percent.

Retail sales and service uses. Four and one-half (4 1/2) spaces per one thousand (1,000) square feet of gross leasable floor area.

Office uses. Three and one-half (3 1/2) spaces per one thousand (1,000) square feet of gross leasable floor area, except where the applicant has demonstrated to the satisfaction of the township council by means of a mass transit use and/or a shared parking analysis that the combination of uses in the development shall produce a lesser demand for parking spaces for office use at the time of building occupancy than the number determined by compliance with the above schedule, but in no event shall the township council permit a lesser number of parking spaces than equal to three (3) spaces per one thousand (1,000) square feet of gross leasable floor area. Any reduction in the number of parking spaces to be approved by township council shall first show a minimum of a ten (10) percent lesser demand for parking spaces through the mass transit and/or shared parking analysis.

Hotel uses. One and three-tenths (1.3) spaces per guest room or rental unit.

Other uses not specifically stated herein. Four and one-half (4 1/2) spaces per one thousand (1,000) square feet of gross leasable floor area.

For parking spaces having an angle of ninety (90) degrees, each surface parking space shall consist of a rectangular area having dimensions not less than nine (9) feet in width and eighteen (18) feet in length. Aisles serving such surface parking areas shall have a minimum width of twenty-four (24) feet.

Entertainment. Parking spaces shall be required as provided for a specific use in accordance with section 1700 of the Ordinance.

Areas to be landscaped. All areas of the site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs and trees.

Street trees.

Tract buffer. Along all tract perimeter boundary lines which abut any residential district, buffers shall be provided in accordance with the following regulations:

Planting specifications.

The land development plan for any mixed-use planned development shall be submitted to the township and reviewed and approved by township council prior to the issuance of any permits. Information to be shown on all mixed-use planned development plans shall meet the requirements of section 401, section 403 and section 404 of the Plymouth Township Subdivision and Land Development Ordinance.

The planning agency shall review the land development plans for any mixed-use planned development project submitted to it and shall submit these plans, with recommendations thereon, to the township council for final review and action thereon.

Upon receipt of the land development plan, together with the recommendations of the planning agency for any mixed-use planned development, the township council shall, after review, have the power to approve or disapprove such plan and to impose reasonable conditions on an approval. The secretary of the township council shall notify the applicant in writing of council's final decision and any required special conditions imposed upon any mixed-use planned development.

Where the township council shall have approved plans of a mixed-use planned development in accordance with the regulations herein, the subsequent division of that tract or part thereof into lots incident to the development of the mixed-use planned development use shall thereafter be exempted from the provisions of the Plymouth Township Subdivision and Land Development Ordinance; provided, that the deeds conveying lots or parts of the tract shall contain covenants requiring the purchasers to, at all times, operate and maintain such lots or parts of the tract in good order and repair and in a clean and sanitary condition; that cross-easements for parking areas and all appurtenant ways, pedestrian access, and utilities shall be maintained between all lots, and that such deed covenants shall be subject to the approval of the township council upon the advice of the township solicitor.

The purchaser of any lot, parcel or other real estate in the Mixed Use Planned Development District shall so covenant and agree thereby to be bound by such conditions as set forth in paragraph A. above.

The recreation fee for the office component of the mixed-use planned development shall be based upon a minimum of 350,000 square feet of office space, and shall be paid regardless of whether the actual amount of office space developed is less than 350,000 square feet. In the event that more than 350,000 square feet of office space is developed, the recreation fee shall be based upon the actual amount of office space developed.

The recreation fee for the hotel component of the mixed-use planned development shall be based upon a minimum of 150,000 square feet of hotel space, and shall be paid regardless of whether the actual amount of hotel space developed is less than 150,000 square feet. In the event that more than 150,000 square feet of hotel space is developed, the recreation fee shall be based upon the actual amount of hotel space developed.