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.
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.
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:
[a]
Fully paved and maintained surface not less than
five feet in width.
[b]
Unit pavers or concrete distinct from the surrounding
parking and drive lane surface.
[c]
Located either within a raised median or between
wheel stops to protect pedestrians from vehicle overhangs where parking
is adjacent.
(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:
[a]
Soften building exteriors;
[b]
Define building entrances and parking lots;
[c]
Break up expansive paved surface areas in parking
lots;
[d]
Provide a transition (buffering) between neighboring
properties; and
[e]
Provide screening for outdoor storage, loading
and equipment areas, and refuse storage.
[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.
|
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.
(3)
The regulating plan is based on four factors: street type; site type;
building form; and use group as described in § 40-5.03.
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.
|
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.
(3)
The regulating plan is based on four factors: street type; site type;
building form; and use group as described in § 40-5.03.
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.
|
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.
(3)
The regulating plan is based on four factors: street type; site type;
building form; and use group as described in § 40-5.03.
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.
|
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.
(3)
The regulating plan is based on four factors: street type; site type;
building form; and use group as described in § 40-5.03.
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.
|
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.
(3)
The regulating plan is based on four factors: street type; site type;
building form; and use group as described in § 40-5.03.
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.
[6]
Parking reduction. Parking may be reduced above those parking
reductions outlined in § 40-12.05.
(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.
