The regulations concerning multiple-family districts
provide for a variety of single-family and multiple-family residential
land uses. This district is intended to meet the housing needs of
people who choose to live in residential areas with higher density
than single-family districts, generally in multiple-family attached
units. This district also provides for a limited range of other uses
that are considered necessary or appropriate to enhance the quality
of life within Grosse Ile's multiple-family residential neighborhoods.
Specifically, the regulations set forth herein are intended to provide
for the following:
A. Common types of housing include various forms of multiple-family
residential units and single-family residential units.
B. The allocation of land for multiple-family residential
uses shall be based on the determination of need, the availability
and adequacy of public facilities and services, and compatibility
with the environment and surrounding uses. Multiple-family residential
districts, in some cases, can be used to provide a transition between
nonresidential districts and nearby single-family residential districts.
C. Multiple-family uses are classified into two districts. The R-2 Multiple-Family Residential District permits attached dwelling units in settings characterized by abundant open space, at a density, as defined in Article
1, of up to 5.8 units per acre, subject to site conditions and all ordinance standards. The R-3 Multiple-Family Residential District permits attached dwelling units at a density, as defined in Article
1, of up to 8.7 units per acre, subject to site conditions and all ordinance standards. This provides the opportunity for development of more affordable housing and meet the needs of individuals and families needing less space that is compatible with the predominant surrounding single-family development.
In multiple-family residential districts, no
building shall be erected and no building or land shall be used except
for the following uses, unless otherwise permitted in this chapter,
or by state or federal law, subject to the standards and requirements
set forth herein:
A. Principal uses.
(1) Single-family detached dwelling units meeting the residential design standards of §
285-3.4E and the R-1-B District standards. Single-family subdivisions and site condominium projects must also comply with Municipal Code requirements, including Chapter
71, Condominium Projects, and Chapter
238, Subdivision Control, as appropriate.
(2) Multiple-family dwelling units. Multiple-family units
which are reached off of a common stair landing or entryway are only
permitted in the R-3 District.
(3) Land designated as public parks, public/private open
space, bike paths and lands designated for preservation as part of
the natural drainage system.
(4) State-licensed adult foster care family home (six
or fewer adults) in a single-family residence.
(5) State-licensed adult foster care family home (six
or fewer adults; foster care five or more days/week) in a single-family
residence.
(6) State-licensed family day-care (one to six children,
less than twenty-four-hour care) in a single-family residence.
(7) State-licensed foster family homes (one to four children,
twenty-four-hour care).
(8) Essential services not including buildings or storage
yards, when operating requirements necessitate their location within
the district to serve the immediate vicinity as determined by the
Planning Commission.
B. Accessory uses, buildings and structures. The following accessory buildings, structures and uses, customarily incidental to any of the principal uses, located on the same parcel and not involving any business, profession, or trade except as provided for herein shall be permitted, subject also to the provisions set forth in Article
19, General Provisions:
(1) Garage or carport facilities designed and used for
the storage of vehicles owned and customarily used as part of residential
life-style by the occupants;
(2) A private swimming pool and tennis courts for the exclusive use of the occupants of the property on which they are located and their gratuitous guests, provided that swimming pools shall be constructed and fenced in accordance with Chapter
241, Swimming Pools, of the Municipal Code;
(3) Off-street parking and storage on lots with principal
structure(s) as follows:
(a)
One recreational vehicle, small utility trailer
or truck per housing unit, with a maximum capacity of one ton, shall
be permitted, subject to the following:
[1]
Such vehicle shall be the property of an occupant of a unit, have a current license, and be stored within a garage or within a designated outside storage area, meeting the requirements of §
285-4.3E, when not in use.
[2]
There shall be no parking of recreational vehicles and commercial vehicles over one ton within a public street right-of-way or private road access easement for a period of time exceeding four hours in any given day, except as provided for in Subsection
B(3)(a)[4] below.
[3]
A stored, parked or placed recreational vehicle
may only be occupied or used for living purposes for a total of one
week during any one calendar year. Occupancy of a recreational vehicle
may only be permitted if the occupant of the recreational vehicle
is an occupant of a unit, or a relative of an occupant of a unit,
and the recreational vehicle is parked in such a manner that it complies
with all other parking ordinances and regulations in effect at that
location. At no time shall any such recreational vehicle have connections
to water, gas or a sanitary sewer.
[4]
Commercial vehicles over one ton parked on the
site are permitted only in conjunction with a valid building permit.
(b)
Boats, provided any such boats are stored within a designated outside storage area, meeting the requirements of §
285-4.3E, or in a garage, and on a trailer. Any such boat shall be owned by an occupant of a unit with current license.
(c)
Operable passenger vehicles owned by an occupant
of a unit and licensed for the current year;
(4) Waterfront uses in accordance with the provisions set forth in Article
17, Waterfront Provisions;
(5) Fences or walls in accordance with Chapter
103, Fences and Walls, of the Municipal Code;
(6) Signs in accordance with the provisions set forth in Article
16, Sign Regulations;
(7) Home occupations within a residential dwelling, where all employees reside in the residence, and in accordance with Article
19, General Provisions;
(8) Reception antennas (including satellite dishes and shortwave radio antennas) for noncommercial use in the rear yards of multiple-family residential districts, provided that such antennas conform to the standards set forth in Article
19, General Provisions; and
(9) A building containing recreation facilities, meeting
rooms, and other services for the exclusive use of occupants of the
multiple-family development of which it is a part and their gratuitous
guests, when separated a minimum separation of 50 feet from any residential
structures, and in conformance with all applicable bulk and area requirements,
off-street parking requirements and loading requirements.
C. Special land uses. The following uses shall be permitted as special land uses in the multiple-family residential districts subject to the standards and requirements set forth herein and subject to the standards and approval requirements set forth in Article
22, Special Land Use Review.
(1) Housing for the elderly shall be subject to the following
provisions:
(a)
Minimum parcel size shall be five acres.
(b)
Minimum dwelling unit size shall be 350 square
feet of usable floor area, not including kitchen, bathroom and storage
areas.
(2) Convalescent or nursing homes shall be subject to
the following provisions:
(a)
The minimum lot area shall be five acres.
(b)
A continuous obscuring wall or landscaped screen
shall be provided to screen off-street parking from any adjacent land
zoned for residential purposes, including land across the street.
(3) Boat clubs shall provide a continuous obscuring wall or landscaped screen to buffer off-street parking and boat dry dock storage from any adjacent land used for residential purposes meeting the requirements of Article
13, Landscaping, Screening and Walls.
(4) State-licensed adult foster care small and large group
homes (seven to 12 adults) separated at least 1,500 feet from any
other state-licensed care facility (measured in any direction from
the property line).
(5) State-licensed group child day-care homes (seven to
12 unrelated children/private residence) subject to the following:
(a)
Such facility shall be separated at least 1,500
feet from any other state-licensed care facility (measured in any
direction from the property line).
(b)
Such facility shall operate for not more than
16 hours per day.
(6) Accessory buildings and uses customarily incidental
to the above special land uses.
[Amended by Ord. No. 258, effective 4-18-1999; 6-13-2005 by Ord. No. 05-04]
Any structure or use of the land in a multiple-family
residential district shall be subject to the following area and bulk
regulations (subject to Notes 1 through 9):
Requirement
|
R-2
|
R-3
|
---|
Minimum net land area per dwelling unit1,2 (square feet)
|
10,000
|
5,000
|
Minimum total lot area3 (square feet)
|
16,000
|
16,000
|
Minimum lot width (feet)
|
100
|
100
|
Minimum setbacks from lot lines (feet)
|
|
|
|
Front yard
|
40
|
40
|
|
Side yard4,5
|
50
|
50
|
|
Rear yard
|
50
|
50
|
Minimum internal setbacks (feet)
|
|
|
|
From internal road6
|
25
|
25
|
|
From parking lot7
|
15
|
15
|
|
Between buildings
|
308
|
308
|
Natural feature setback9 (feet)
|
25
|
25
|
Minimum usable floor area per dwelling unit
(square feet)
|
1,000
|
900
|
Maximum building length (feet)
|
175
|
200
|
Maximum height
|
|
|
|
Feet
|
35
|
35
|
|
Stories
|
2
|
2
|
Notes pertaining to development regulations:
|
1
|
Density shall be calculated as the number of
dwelling units situated on or to be developed per net acre of land.
For purposes of calculating maximum density, only 25% of the acreage
determined to be wetlands protected by the Goemaere-Anderson Wetland
Protection Act, PA 203 of 1979, as amended, or the Township of Grosse
Ile, shall be calculated toward the total site acreage. All open bodies
of water, land within the one-hundred-year floodplain, public rights-of-way
and areas within overhead utility line easements are excluded from
calculation.
|
2
|
All units shall have at least one living room,
one bedroom, kitchen facilities, a storage closet and sanitary facilities.
|
3
|
Every newly created lot must have a sufficient
building envelope, exclusive of any regulated wetlands, to meet required
zoning district setbacks, greenbelt buffers, off-street parking requirements
and accessory uses as specified in this chapter.
|
4
|
The minimum side yard shall be increased by
one foot for each 10 feet or part thereof by which the length of the
multiple-family building facing the side lot line exceeds 30 feet.
|
5
|
The minimum side yard on a side facing a street
shall not be less than the required minimum front yard setback.
|
6
|
Setback from internal road shall be 25 feet
or the height of the building whichever is greater.
|
7
|
Parking lot setbacks are measured from the edge
of a common parking lot, utilized for the parking of more than two
vehicles, to the nearest line of the building. Parking lot setbacks
do not apply to driveway approaches entering garages.
|
8
|
For multiple-family developments where there
are two or more buildings on the same parcel, the minimum required
distance between two buildings shall be 30 feet or the combined height
of the two buildings, whichever is greater.
|
9
|
Natural feature setback shall be maintained in relation to the ordinary high-water mark of any pond, river or channel, and to the edge of any drainageway or regulated wetland. Only waterfront structures and appurtenances, as permitted in Article 17, Waterfront Provisions, may be located within the natural feature setback. This setback may be reduced by Planning Commission approval upon a determination that it is clearly in the public interest. In determining whether the setback reduction is in the public interest, the benefit which would reasonably be expected to accrue from the proposed development shall be balanced against the reasonably foreseeable detriments to the natural feature. The following general criteria shall be applied in undertaking this balancing test:
|
|
a.
|
The relative extent of the public and private
need for the proposed activity.
|
|
b.
|
The availability of feasible and prudent alternative
locations and methods to accomplish the expected benefits from the
activity, including alternatives which are off-site or on other commercially
available properties.
|
|
c.
|
The extent and permanence of the beneficial
or detrimental effects which the proposed activity may have on the
public and private use to which the area is suited, including the
benefits the wetland provides.
|
|
d.
|
The probable impact of the proposal in relation
to the cumulative effect created by other existing and anticipated
activities in the watershed.
|
|
e.
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The probable impact on recognized historic,
cultural, scenic, ecological, or recreational values and on the public
health or fish or wildlife.
|
|
f.
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The size and quality of the wetland.
|
|
g.
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Proximity to any waterway.
|
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h.
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Extent to which upland soil erosion adjacent
to protected wetlands or drainageways is controlled.
|
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i.
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Economic value, both public and private, of
the proposed land change to the general area.
|
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j.
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Findings of necessity for the proposed project
which have been made by other state or local agencies.
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