[Ord. No. 1019, § 11, 11-13-1989]
It is the intent of the Mixed-Use Planned Development District
to provide for the combining of offices, stores and shops, and hotels
and inns in a planned development alongside a major regional highway.
It is the purpose of these regulations to encourage a diversification
of uses in unified projects and, through the interrelationship of
uses and structures, to promote innovative design, efficient and effective
circulation systems, and to encourage the conservation of land and
energy resources, minimization of auto travel, and the location of
employment, hotels and inns, and retail centers in proximity to one
another. In addition, the specific intent of the district is:
A.
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;
B.
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;
C.
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;
D.
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;
E.
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;
F.
To preserve and enhance the functional values of open space and landscaping
for developed areas, including groundwater recharge, runoff control
and microclimate moderation.
[Ord. No. 1019, § 11, 11-13-1989; Ord. No. 1211, § 1, 12-16-1996]
In the Mixed-Use Planned Development District, the following
regulations shall apply:
A.
Minimum tract size. The minimum gross acreage of a tract eligible
for mixed-use planned development shall be ninety (90) acres.
B.
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.
C.
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.
D.
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.
E.
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.
F.
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.
[Ord. No. 1019, § 11, 11-13-1989; Ord. No. 1195, § 1, 7-15-1996; Ord.
No. 1211, § 2, 12-16-1996; Ord. No. 1589, §
I, 10-13-2014]
A building or combination of buildings may be erected, altered
or used and a lot may be used or occupied for any of the following
purposes or a combination of the following purposes, but for no others:
A.
Retail commerce—Stores, personal service shops dealing directly
with customers, banks, restaurants, exercise or fitness facilities,
studios for dance, art, music or photography;
B.
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;
C.
Offices—Business or professional offices;
D.
Hotels—Provided not more than one (1) such facility shall be
permitted.
E.
Public utility facilities.
F.
Public buildings or structures owned or operated by the township
or an authority organized by the township.
[Ord. No. 1019, § 11, 11-13-1989]
The following accessory uses are permitted when used in conjunction
with a principal use or structure:
[Ord. No. 1241, § 7, 9-22-1997]
The following planned office park uses and development shall
be permitted:
A.
Use regulations. The use regulations set forth in Section 3200 of
this Zoning Ordinance shall be incorporated herein as though set forth
at length.
B.
Development requirements. The development requirements set forth
in Section 3201 of this Zoning Ordinance shall be incorporated herein
as though set forth at length.
C.
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.
D.
Definitions. The definitions set forth in Section 3203 of this Zoning
Ordinance shall be incorporated herein as though set forth at length.
E.
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.
[Ord. No. 1019, § 11, 11-13-1989; Ord. No. 1211, § 4, 12-16-1996]
Every mixed-use planned development shall include at least a
retail commerce and an office component. Gross floor area used for
parking shall not be included in the following limitations. The following
limitations on development shall apply to every mixed-use planned
development:
A.
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;
B.
There shall be no more than 140,000 square feet of GLA of entertainment
space developed within a mixed-use planned development;
C.
The office/hotel uses within a mixed-use planned development shall
be developed in accordance with one of the following options:
2.
Up to 650,000 square feet may be developed by right if developer's
plans provide for a hotel of at least 150,000 square feet with the
remainder of the space to be developed for office.
3.
Up to 500,000 square feet of office and hotel space may be developed
by the developer as follows:
(a)
By right (1) an office building to be occupied by at least one
tenant which tenant occupies more than 100,000 square feet of GLA;
or (2) a hotel of at least 150,000 square feet.
(b)
Conditional use approval shall be required for the developer
to develop the office/hotel portion of a mixed-use planned development
if the office/hotel portion of the development will not include either
(1) an office building to be occupied by at least one tenant which
tenant occupies more than 100,000 square feet of GLA; or (2) a hotel
of at least 150,000 square feet.
4.
When
authorized as a conditional use, an integrated life science facility
may be used in place of allowable/required office space to fulfill
use mix requirements.
[Added 8-1-2022 by Ord.
No. 1681]
D.
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:
1.
Development shall consist of a harmonious grouping of buildings,
service and parking area, circulation and open spaces, planned and
designed as an integrated unit.
2.
Each building shall contain not less than two (2) floors and no less
than 15,000 square feet of gross floor area.
3.
A hotel developed in accordance with this subsection shall be designed
in accordance with the following:
[Ord. No. 1019, § 11, 11-13-1989; Ord. No. 1211, §§ 5-7, 12-16-1996; Ord. No. 1476, § 37, 6-11-2007]
A.
Maximum building coverage. Thirty-five (35) percent of the total
tract area.
B.
Maximum impervious surface coverage. Sixty-five (65) percent of the
total tract area, including buildings, driveways, parking and storage
areas.
C.
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 Permitted FAR: 0.70
|
D.
Maximum height. The maximum height for buildings or other structures
erected or enlarged in this district shall be one hundred seventy
(170) feet.
E.
Minimum setbacks from streets.
1.
Any building face to an arterial street: 100 ft.
2.
Any building face to a collector street located at the perimeter
of a tract: 30 ft.
3.
Any building face to a private street located in the interior of
a tract: 15 ft.
|
In the event that a private street is located underground, the
setback of a building face from the street may be reduced to five
(5) feet. In the event that a private street is located adjacent to
a parking structure, the setback of the parking structure from said
street may be reduced to five (5) feet; provided, that the distance
between structures is a minimum of fifty (50) feet.
|
4.
Any building face to a parking space: 10 ft.
5.
Surface parking areas to an arterial street: 50 ft.
6.
Surface parking areas to a collector street: 20 ft.
7.
Surface parking areas to a private street: 15 ft.
F.
Minimum setback requirements for buildings and parking structures,
measured from the tract perimeter.
G.
Minimum setback requirements for surface parking areas and interior
roadways, measured from the tract perimeter.
1.
Any yard setback. Ten (10) feet from any tract boundary. A retaining
wall shall not be considered a building or structure.
2.
Residential district. Any setback requirement shall be increased
to fifty (50) feet where the tract abuts a residential zoning district.
3.
The minimum setback requirement may be reduced to ten (10) feet where
the tract abuts a railroad or utility right-of-way; provided, that
no buildings are located in the portion of the right-of-way adjacent
to the tract.
H.
Green space area requirement. The minimum required green space area
on any lot shall not be less than thirty-five (35) percent.
[Ord. No. 1019, § 11, 11-13-1989; Ord. No. 1211, § 8, 12-16-1996]
Every Mixed-Use Planned Development District shall provide adequate
parking facilities, including, but not limited to, accessways, driveways,
drive aisles, collector drives, loading areas, parking spaces, parking
structures, and pedestrian walkways to ensure the efficient circulation
of vehicles and pedestrians both on- and off-site in conformance with
the requirements of this section. Where the permitted use of the development
contains more than one (1) parking use category, the parking requirements
shall be the sum of the individual uses computed separately in accordance
with this section. The number of required spaces shall be considered
the minimum number necessary in order to provide for adequate parking.
The number of parking spaces that shall be required is as follows:
A.
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.
B.
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.
C.
Hotel uses. One and three-tenths (1.3) spaces per guest room or rental
unit.
D.
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.
E.
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.
F.
Entertainment. Parking spaces shall be required as provided for a
specific use in accordance with section 1700 of the Ordinance.
[Ord. No. 1019, § 11, 11-13-1989]
A landscape plan prepared by a registered landscape architect
shall be submitted with each plan application. The plan shall identify
existing and proposed trees, shrubs, ground cover, natural features
such as rock outcroppings, and other landscaping elements. The plan
shall show planting and/or construction details. When existing natural
growth is proposed to remain, the applicant shall include in the plans
proposed methods to protect existing trees and growth during and after
construction. Other regulations that apply one:
A.
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.
B.
Street trees.
1.
Street trees shall be installed on both sides of all streets in accordance
with the approved landscape plan. Trees shall either be massed at
critical points or spaced evenly along the street, or a combination
of the two (2) techniques.
2.
When trees are planted at predetermined intervals along streets,
spacing shall depend on tree size at maturity, as follows:
|
Tree Height at Maturity
(in feet)
|
Planting Interval
(in feet)
| |
|---|---|---|
|
Large trees (40+)
|
50—70
| |
|
Medium-size trees (30—40)
|
40—50
| |
|
Small trees (to 30)
|
30—40
|
|
The trees shall be planted so as not to interfere with utilities,
roadways, sidewalks, sight easements, or street lights.
|
C.
Tract buffer. Along all tract perimeter boundary lines which abut
any residential district, buffers shall be provided in accordance
with the following regulations:
1.
The owner shall place and maintain a planting area twenty-five (25)
feet in width containing hedge, evergreens, shrubbery or suitable
vegetation of sufficient planted density to produce a visual screening
appropriate to the topography, the existing vegetation and the use
of adjacent land. Wherever possible, the owner shall make every effort
to retain existing natural screening, such as vegetation and topography.
Earth berms and/or fencing may be used in combination with vegetation
to achieve the buffer, but may not be used alone.
2.
As an alternative to the possibly linear appearance of the minimum
requirements above, applicants are encouraged to provide innovative,
free-form buffers which need not be located entirely within the minimum
required twenty-five (25) feet width. Such alternative buffers shall
be subject to approval by the township council, which may seek the
advice of technical experts in the review of the alternative plans.
D.
Planting specifications.
1.
All evergreen vegetation to be installed shall not be less than five
(5) feet in height at the time of planting and shall be such that
the species expected height at maturity shall not be less than fifteen
(15) feet.
2.
All deciduous material to be installed shall not be less than ten
(10) feet in height and two and one-half (2 1/2) inches in caliper
at the time of planting.
3.
All plant material shall be installed according to the American Nurserymen's
Association guidelines, as they are amended and adopted, and guaranteed
for a period of one (1) year. All plant material which dies within
that time shall be replaced by the applicant at his cost.
[Ord. No. 1019, § 11, 11-13-1989]
A.
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.
B.
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.
C.
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.
[Ord. No. 1019, § 11, 11-13-1989]
A.
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.
B.
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.
[Ord. No. 1211, § 9, 12-16-1996]
The recreation fee required to be paid by the developer of a
mixed-use planned development shall be calculated in accordance with
Ordinance [No.] 1170 of March 27, 1995, section 519 of the Subdivision
Land Development Ordinance (SALDO), except that:
A.
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.
B.
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.
