The Neighborhood and District Node Overlay ("NDNO") is intended to:

   A.   Provide comprehensive and collaborative planning, zoning, and project review processes to create an environment that is supportive of the development and redevelopment of innovative, mixed-use developments throughout the areas of the city identified as NDNO.

   B.   Allow for uses, development, and redevelopment of property in a manner that is transformative, flexible, and allows for the enhancement and redevelopment of existing sites with dynamic uses that are integrated into well-planned, compact, pedestrian-oriented nodes that best position these specific areas, the adjoining area, and the city, as a whole, for continued long term economic vitality and sustainability.

   C.   Provide an environment that allows for higher intensity/density of overall site usage, with residential densities that will be much greater than typically found in the city, and which fosters a critical mass of people, buildings, uses, activities, and an overall more efficient, attractive use of land while still minimizing adverse impacts upon abutting, more conventionally developed and laid out uses through the careful attention to building design, use, orientation, and materials paired with appropriate, abundant landscaping.

   D.   Provide safe and efficient integrated access and on-site circulation for automobiles and pedestrians through a cohesive cross-connection of parking areas, the minimization of vehicle/pedestrian conflicts, and an abundance of sidewalks and wider sidewalk connections, paths, and public areas.

   E.   Allow flexibility in the mixture and type of uses, building designs, heights, and overall layouts, which can be responsive to changes in market demands, while still promoting quality through a variety of compatible uses, services, and building types throughout the various NDNO areas.

   F.   Promote development that meets the goals of the city's 2030 Visioning Plan, which includes the development of successful, vibrant, and attractive commercial centers with unique offerings, well-maintained and desirable neighborhoods, plentiful leisure and recreational opportunities, abundant pedestrian connections, aesthetically pleasing roads and greenspaces, and opportunities for emerging businesses and entrepreneurs.

   G.   Allow for meaningful and balanced transitional development between existing developments and proposed developments that include a more intense pedestrian development, while being sensitive to existing development(s) on the subject site and those abutting the site.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 1, 6-3-25)

   The NDNO is an overlay district that is applied to those properties delineated as Neighborhood and District Node Overlay. The geographic size of these nodes is generally a one-quarter mile in each direction from the delineated intersections, which represents a walkable area commonly referred to as a pedestrian shed. These nodes are located at the intersections of:

Neighborhood Nodes:

Dequindre Road / 17 Mile Road

Ryan Road / 17 Mile Road

Dodge Park Road / 15 Mile Road

District Nodes:

Dequindre Road / 15 Mile Road

Ryan Road / 18 Mile Road

Ryan Road / 15 Mile Road

Schoenherr / 14 Mile Road

Schoenherr Road / 15 Mile Road

Schoenherr Road / 19 Mile Road

Schoenherr Road / Canal Road

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 2, 6-3-25)

   The city's standard review processes for site plan, special approval land use, and/or planned unit development approval shall apply to any proposed development or redevelopment of sites within the NDNO, except as modified in this article.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 3, 6-3-25)

   Existing uses, buildings, and structures that are not permitted or special land uses enumerated in Sections 14B.04 and 14B.05 or that otherwise do not conform to the regulations and standards provided herein that were lawful at the time of their development are considered nonconforming and subject to Article 27, Nonconforming Uses, Buildings and Structures.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 4, 6-3-25)

   The following uses shall be permitted in accordance with the requirements set forth below in the NDNO:

   A.   All permissible uses allowed under the underlying zoning district regulations, except that adult entertainment uses other than massage services as an accessory use; auto-oriented uses, including, but not limited to, automotive service stations; automotive service centers; automotive rentals; automotive repairs and reconditioning; and automotive wash establishments; new drive-through facilities; new fast-food restaurants with a drive-through; new gasoline service stations and new gasoline self-service stations; freestanding tobacco shops; funeral homes; large appliance repairs; retail nurseries and lawn and garden supply stores with outdoor storage; mortuaries; motels; new and used passenger vehicle dealers; pawnbrokers; self-storage facilities; and indoor self-storage facilities are prohibited.

      1.   New gasoline service stations and new gasoline self-service stations do not include the repurpose or redevelopment of existing gasoline stations at the same location provided that the existing gasoline stations were lawful at the time of their development.

      2.   New fast-food restaurants with a drive-through do not include the repurpose or redevelopment of existing fast-food restaurants with a drive-through at the same location provided that the existing fast-food restaurants with a drive-through were lawful at the time of their development or the repurpose or redevelopment of existing non-freestanding drive-through facilities provided that the existing non-freestanding drive-through facilities were lawful at the time of their development.

      3.   New drive-through facilities do not include the repurpose or redevelopment of existing drive-through facilities, excluding fast-food restaurants with a drive-through, at the same locations provided that the existing drive-through facilities were lawful at the time of their development.

   B.   Residential dwelling units located above the first floor of a mixed-use building, provided at least one dedicated parking space is available for each residential dwelling unit in addition to that required for all other proposed uses.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 5, 6-3-25)

   The following buildings, structures, and other uses similar to those cited in this article may be permitted by the Planning Commission, subject to the general standards of Section 25.02 and the specific standards imposed for each use:

   A.   Except for uses otherwise prohibited under Section 14B.04.A, uses permitted as special approval land uses in the underlying zoning district regulations.

   B.   Except for uses otherwise prohibited under Sections 14B.04.A, other nonresidential uses within the C-1, C-2 and C-3 Districts, either permitted uses or special approval land uses, regardless of the underlying district.

   C.   Residential dwelling units on the first floor of a building. Residential uses on the first floor of a building shall generally be utilized as a transition between the existing/planned nonresidential development within each Neighborhood and District Node and the existing residential uses that may abut the subject site and that are located outside of the NDNO.

   D.   Buildings or structures with heights exceeding the maximum permissible height in the underlying zoning district when such buildings or structures abut any residential development.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 6, 6-3-25)

   A.   Buildings shall be designed, where feasible, to be located along the front yard setback of the abutting major (or other similar) roadway they abut, with required off-street parking to be located to the side or rear of the building to create a more vibrant road frontage.

   B.   Proposed buildings and the overall site shall be designed with particular attention to their arrangement, quality, and interrelationship of space and the way in which the building and overall site are designed to be useful.

   C.   Buildings and the overall site design shall have the ability to create a sense of place and have a positive effect on the immediate area.

   D.   Buildings and the overall site shall be designed and constructed with plaza/park areas to break up large sites and their parking areas and provide amenities to the mixture of uses envisioned for this area.

   E.   The parking provided onsite should be the minimum amount of parking needed to adequately service the site and the collection of uses proposed. The collective use of shared parking shall be encouraged and cross access easements provided. Such agreements shall be reviewed and approved by the City Planner, Engineer and City Attorney.

   F.   The overall node development concept plans for each specific planning area shall provide a guide for overall node development. The City Planner and Planning Commission may approve modifications or deviations from these plans upon a review of proposals that provide additional creativity, innovative site designs or are otherwise deemed to be in the best interest of the city.

   G.   The City Planning Commission may adopt additional design guidelines for developments within the NDNO.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 7, 6-3-25)

   Within the NDNO, the total number of parking spaces provided on site may be reduced administratively by the City Planner (or Planning Commission), if the applicant can provide verifiable justification for such a reduction. Justification may be in the form of parking studies, regional/national standards, similar developments within the community/abutting similar communities, etc. A parking reduction agreement shall be signed by the property owner and recorded against the affected property identifying the number of required spaces that have been reduced and acknowledging that the reduction may affect future uses of the overall site depending on the type and scope of uses proposed and the total number of spaces available.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 8, 6-3-25)

   With the intensification of development anticipated within the NDNO, additional screening may be necessary when development within the NDNO abuts any residential development that is not within the NDNO. Screening consisting of a six-foot-high decorative masonry concrete wall, along with a ten-foot-wide greenbelt along the entire mutual property line with the abutting residential development, shall be provided. The greenbelt shall be planted with six-foot-high evergreen trees (spruce, pine or fir) at a rate of one tree for each ten linear feet of greenbelt. The City Planner may approve alternative means of screening when it can be shown the same level of screening will be accomplished.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 9, 6-3-25)

   The height of a building within the NDNO may be increased above the maximum height limitation of the underlying zoning district. Particular attention shall be given to the relationship of the proposed building(s) and the uses/buildings to uses/buildings on abutting properties. Appropriate screening shall be installed to protect less intense uses on abutting properties.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 10, 6-3-25)

   Within the NDNO, the maximum lot coverage regulation of the underlying zoning district shall not apply. Any undeveloped area of the site which is not required or intended to be dedicated to required parking, loading, maneuvering lanes, landscaping, greenbelts, etc. may be developed.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 11, 6-3-25)

   Unless otherwise modified by this article, all required landscaping shall be installed and maintained in compliance with the standards of the zoning ordinance. Particular attention shall be given to the landscaping along abutting roadways to ensure that the proper number of trees/shrubs/other ornate landscaping is being maintained between the building and the front property line. The city may allow for additional landscaping to be provided within the road right of way upon approval by the City Planner, City Engineer and the City's Department of Public Works (or other applicable governmental agency having jurisdiction) provided there is no significant impact upon clear vision areas, utilities, etc.

(Ord. No. 278-FFF, § 1, 7-21-20)

   Within each NDNO area, additional pedestrian amenities shall be provided. This shall include additional and/or wider sidewalks and pedestrian linkages throughout the area to accommodate a larger amount of pedestrian traffic and a de-emphasis on the automobile. Appropriate easements shall be provided where necessary to ensure proper pedestrian access and overall continuity of the non-motorized system is maintained.

(Ord. No. 278-FFF, § 1, 7-21-20; Ord. No. 278-MMM, § 12, 6-3-25)