[Ord. No.
232, effective 1-5-1997; Ord. No. 276, effective 8-29-1999; by Ord. No. 303, effective 11-21-2001; 9-26-2005 by Ord. No. 05-08]
The Macomb Street District (MSD) is the mixed-use
central business district of the Township, offering a diverse range
of businesses and services to the community, intermixed with residential
dwellings. This district includes retail businesses, restaurants and
entertainment establishments, offices, public institutions and facilities,
and residential dwellings. Specifically, the regulations set forth
herein provide for the following:
A.
Macomb Street is intended to be a distinct community
center and focal point in the Township with a complementary and integrated
mixture of uses that create a walkable, traditional small town environment.
Development and redevelopment consistent with the historic architecture
of the Township, mixture of uses and layout of a traditional small
town is encouraged for this district.
B.
The Macomb Street District regulations include design
standards that are intended to promote quality site design and building
architecture consistent with the predominant residential character
of the Township and the strong historic heritage of Grosse Ile. Macomb
Street development and redevelopment is to be orderly and planned,
to complement adjoining uses and harmonize with the surrounding area
in terms of the physical site layout, access, building design, pedestrian/bike
facilities, landscaping, signs, parking arrangements and lighting.
C.
Macomb Street uses may generate more activity than
other uses within the Township in terms of traffic, noise and pedestrians.
Therefore, uses directly adjacent to residential uses, where permitted,
are required to provide ample setbacks, buffering and sensitive site
design.
D.
The intimate character of the portion of the Macomb
Street corridor located east of Parke Lane is desired to be preserved.
This portion of the Macomb Street corridor is characterized by the
modest size of the buildings, the sensitive treatment of the storefronts
and residences, the closeness of the buildings to each other and to
the road, and the layout and design of the streetscape to encourage
pedestrian traffic. To maintain a pedestrian-oriented environment
and minimize the dominance of automobiles, parking is encouraged to
be located to the side or rear of buildings.
E.
Development and redevelopment of sites within the
MSD District shall be consistent with the recommendations of the Township
Master Plan and the Downtown Development Authority Macomb Streetscape
Design Plan and the Macomb Street Design Standards adopted by the
Township.
[Amended 9-12-2011 by Ord. No. 11-03]
A.
Principal uses. In the MSD District no building shall be erected
and no building or land shall be used except for the following uses,
and subject to the standards and requirements set forth in this chapter
and the review procedures in Article 21, Site Plan Review. The following
shall apply to each individual use which may be located on a lot with
other uses:
(1)
Any generally recognized retail use up to 10,000 square feet gross
floor area which supplies commodities on the premises such as baked
goods, groceries, meats, dairy products, drugs, apparel, dry goods
and notions, hardware, vehicle parts, appliances, crafts, greeting
cards, home furnishings, sporting goods, rental and sales of videos,
recorded music and books.
(2)
Banks, credit unions and similar financial institutions with up to
three drive-through teller windows or automatic teller windows; and
stand-alone automatic bank teller machines.
(3)
Child day-care centers, preschool and commercial day-care centers,
provided that the following regulations are complied with:
(a)
There shall be at least 150 square feet of outdoor play area
per child for whom care is being provided; but in no instance shall
the total outdoor play area be less than 5,000 square feet in size.
All required outdoor play areas shall be fenced in accordance with
the regulations of this chapter, provided that no fence shall be located
in a front yard (including both front yards on a corner lot).
(b)
There shall be at least 50 square feet of indoor classroom,
crib or play area per child for whom care is provided.
(c)
The facility shall continually have on file with the Township
documentation of a valid license as required by the state.
(4)
Commercial schools and studios for photography, art, dance, music,
theater, ballet and martial arts.
(5)
Personal service establishments which perform services on the premises,
including, but not limited to, dressmaker and tailor shops, beauty
parlors, barber shops, tanning salons, laundries, dry cleaners, mailing,
and copying.
(6)
Professional offices up to 10,000 square feet gross floor area of
architects, engineers, and lawyers; insurance and real estate agents,
financial consultants and brokers; advertising offices; accounting
and bookkeeping services; clerical and stenographic services; sales
offices; executive or administrative offices; and medical offices
of physicians, dentists, optometrists, chiropractors, psychiatrists,
psychologists and similar or allied professions, including outpatient
services but excluding inpatient services and urgent care centers.
(7)
Restaurants and banquet halls which serve food and alcoholic or nonalcoholic
beverages for consumption within the building or for carry-out; but
not having a drive-in or drive-through facility. Accessory outdoor
seating is permitted, provided that noise levels do not disturb adjacent
uses.
(8)
Retail businesses in which both a workshop or service facility and
a retail outlet are combined, including, but not limited to, the business
of an electrician, interior decorator, shoe repair, radio, computer
and home appliance repair service, photographic processor, provided
that no more than 50% of the total usable floor area of the establishment
shall be used for servicing, repairing, or processing activities.
(9)
Shopping centers up to a total of 20,000 square feet that contain
a combination of those uses specifically permitted in the MSD District.
(10)
Public or quasi-public uses, including governmental administrative
buildings; post offices; educational, religious, or cultural facilities;
and social halls, lodges, fraternal organizations and clubs.
(11)
Single-family detached dwelling units meeting the residential design standards of § 285-3.4E on lots with a minimum width of 50 feet and a minimum area of 6,000 square feet, except that the maximum floor area ratio and lot coverage ratio shall be 22% and 20%, respectively.
[Amended 4-19-2012 by Ord. No. 12-02]
(12)
One single-family dwelling unit on the same lot as any nonresidential uses specifically permitted in the MSD District (including a single apartment above a business) meeting the area and bulk regulations of § 285-7.4 and providing at least 1,000 square feet of usable floor area.
(13)
Multiple-family townhouse dwelling units meeting the following
requirements:
(a)
One dwelling unit shall be permitted for each 4,000 square feet
of lot area. Each unit shall have a minimum floor area of 1,000 square
feet and a minimum of two bedrooms.
(b)
Such units shall be designed as townhouses, each having a separate
entryway with direct access to the outdoors and defined front and
rear yards. The front entrance shall be accessed by a porch or stoop
with the front entrance between two feet and four feet above grade.
(c)
The maximum length of buildings shall be 160 feet with a minimum
twenty-foot spacing between buildings.
(d)
Parking shall not be permitted in the front yard, and garages
shall not face the front lot line. All units shall provide individual
garages accessed from the rear of the building. This may be accommodated
by an attached rear-entry garage, a below-grade garage or a detached
garage located in the rear yard. Where a garage is below the unit
with the garage floor at least three feet below grade, the lower level
of the garage shall not count towards the allowable two stories, provided
the total building height does not exceed 35 feet.
(e)
All buildings shall utilize traditional styles of architecture consistent with the Macomb Street design standards and compatible with other nearby residences. All walls of the buildings shall be at least ninety-percent brick or stone, with other accent materials permitted by the Planning Commission under § 285-7.3F(2). The use of wood or fiber cement siding may be permitted on buildings that are designed with a traditional style that the Planning Commission determines will be consistent with the traditional architecture of historic buildings on Grosse Ile and in accordance with the Macomb Street design standards in the Township Master Plan.
(f)
Buildings shall be oriented towards the street with the primary
pedestrian access facing the street. The facade of buildings facing
the public street shall include doors, windows, porches, stoops and
other architectural detailing consistent with the front facade of
a traditional dwelling. Buildings shall be designed with at least
one of the following features on the front street-facing elevation:
(g)
All windows shall have vertical proportions. The sides of end
units shall include windows to break up any blank walls.
.tif.png)
.tif.png)
(14)
Resale and consignment shops.
(15)
Essential services.
(16)
Other uses similar to the above uses not specifically addressed
elsewhere in this chapter, as determined by the Planning Commission
following the process outlined in Article 19.
B.
Accessory buildings and uses. The following accessory buildings and
uses shall be permitted, subject to the following provisions:
(1)
Accessory buildings and uses which are customarily incidental to
the principal use on the lot, including an approved special land use,
subject to the same required conditions that are applicable to the
principal or special land use.
(2)
Off-street parking in accordance with the requirements outlined in
Article 12.
(3)
Signs in accordance with the provisions set forth in Article 16.
(4)
Outdoor sales and display, provided it is within 20 feet of the principal
commercial structure and that material is stored indoors after the
establishment closes each day.
(5)
Tent sales, provided that the following regulations are complied
with:
(a)
The tent shall be no greater than 1,000 square feet in area.
(b)
The tent shall be located on the same lot or combination of
lots, owned and operated by the proprietor of a permanent principal
commercial establishment.
(c)
Retail operation shall be only during daylight hours.
(d)
The operation shall be limited to 45 days per year.
(e)
One unlit sign is permitted.
(f)
No new exterior lighting is permitted.
(h)
Parking shall be limited to paved parking lots on the same site.
Adequate parking shall be provided, and the tent shall be located
such that it will not disrupt parking lot access and traffic circulation.
(i)
The site shall be restored to its original condition after the
tent is removed, and a performance guarantee shall be provided to
ensure such restoration.
(6)
Off-street parking and storage of small utility trailers or service
trucks with a maximum capacity of 1 1/2 tons, provided such vehicles
are the property of the occupant, have a current year's license,
and are stored within a garage or in the rear yard where it is not
visible from the public right-of-way. If the rear yard is visible
from the public right-of-way, then a screening wall meeting the requirements
of Article 13, Landscaping, Screening and Walls, shall be required.
The parking or storage of trucks that exceed one-and-one-half-ton
capacity, truck trailers, truck tractors, moving vans, automobile
trailers, and licensed or unlicensed vehicles which are wrecked, disabled,
or incapable of movement under their own power is prohibited in this
district.
C.
Special land uses. The following uses shall be permitted as special
land uses in the MSD District subject to the following requirements
and subject to the review procedures in Article 22, Special Land Use
Review. The following shall apply to each individual use which may
be located on a lot with other uses:
(1)
Any generally recognized retail use equal to or greater than 10,000
square feet gross floor area which supplies commodities on the premises
such as baked goods, groceries, meats, dairy products, drugs, apparel,
dry goods and notions, hardware, vehicle parts, appliances, crafts,
greeting cards, home furnishings, sporting goods, rental and sales
of videos, recorded music and books.
(2)
Automobile, boat or recreational vehicle sales, new and used.
(3)
Automobile or vehicle service stations, provided that the following
regulations are complied with:
(a)
The minimum lot area for a service station in the MSD District
shall be 15,000 square feet, except that the minimum lot area for
service stations which have no facilities for repair or servicing
of vehicles shall be 10,000 square feet.
(b)
Edge of parking areas and driveways shall be at least 25 feet
from an adjacent property line.
(c)
Three off-street car storage spaces shall be provided for each
car repair bay. Outdoor storage of wrecked, partially dismantled,
or vehicles without current license is prohibited. An individual vehicle
shall not be stored outdoors for more than seven days in any thirty-day
period.
(d)
Outside storage of oil drums, trailers, tires, equipment for
rent, or other materials shall not be permitted in the MSD District.
(e)
Engine rebuilding, vehicle dismantling, upholstering, and other
types of major repair work shall not be permitted in the MSD District.
(f)
The proposed clearance of any canopy shall be noted on the site
plan. Any signs, logo or identifying paint scheme on the canopy shall
be reviewed by the Planning Commission and considered part of the
maximum wall sign permitted. Details on the canopy lighting shall
be provided to ensure that there is no glare on the public streets
or adjacent property. Lighting levels will not exceed 0.1 footcandle
(measured at the ground surface) at a residential property line and
1.0 footcandle at a nonresidential property line.
(g)
The applicant shall submit a pollution incidence protection
plan, prepared by a qualified professional, which shall describe measures
to prevent groundwater, soil or surface water contamination caused
by accidental gasoline spills or leakage, such as special check valves,
drain back catch basins and automatic shutoff valves.
(h)
In the event that an automobile service station use has been
abandoned or terminated for a period of more than one year, all underground
gasoline storage tanks shall be removed from the premises.
(i)
A combination service station/convenience store shall be permitted
only if there is adequate space for safe and efficient pedestrian
and vehicular circulation, sufficient parking for each use added collectively,
and required landscaping and buffering. The applicant shall provide
a parking and circulation plan that demonstrates the means of separating
convenience store traffic from service station traffic. The Planning
Commission shall examine this plan and the impact of anticipated traffic
on adjoining properties in making its determination.
(4)
Automobile washes that are automatic, self-service or accessory to
a service station, provided the following regulations are complied
with:
(a)
Access shall be limited to one access point per street.
(b)
Where adjoining a residential district, a solid fence or wall
six feet in height shall be erected along any common lot line. Such
fence or wall shall be continuously maintained in good condition.
The Planning Commission may require landscaping, including a berm,
as an alternative.
(c)
All washing facilities shall be within a completely enclosed
building.
(d)
Vacuuming and drying may be located outside the building, but
shall not be in the required front, side or rear yards and shall be
set back at least 50 feet from any lot that is zoned or used as residential.
(e)
All vehicles required to wait for access to the facilities shall
be provided stacking spaces off the street right-of-way which do not
conflict with driveway access or vehicle maneuvering areas to access
gasoline pumps or vacuums.
(5)
Bed-and-breakfast inns; hotels, motels including accessory convention/meeting
facilities and restaurants. Bed-and-breakfast inns shall meet the
special land use standards of Article 19.
(6)
Banks, credit unions and similar financial institutions with more
than three drive-through teller windows or automatic teller windows.
(7)
Convenience stores.
(8)
Funeral homes or mortuaries.
(9)
Hospitals, urgent-care facilities and medical centers.
(10)
Indoor theaters, video arcades, bowling establishments, bars
with live musical entertainment or dancing, dance halls, health and
fitness centers, and similar places of assembly or entertainment.
(11)
Shopping centers equal to or greater than 20,000 square feet
that contain a combination of those uses specifically permitted in
the Macomb Street District.
(13)
Professional offices equal to or greater than 10,000 square
feet gross floor area of architects, engineers, and lawyers; insurance
and real estate agents, financial consultants and brokers; advertising
offices; accounting and bookkeeping services; clerical and stenographic
services; sales offices; executive or administrative offices; and
medical offices of physicians, dentists, optometrists, chiropractors,
psychiatrists, psychologists and similar or allied professions.
(14)
Restaurants with a drive-in or drive-through facility. The applicant
shall prepare a traffic impact assessment.
(15)
Senior housing, provided that the following regulations are
complied with:
(a)
The minimum lot area shall be three acres.
(b)
Setbacks from the lot lines which surround the perimeter of the site shall meet the standards of § 285-7.4. Internal setbacks between buildings shall be 20 feet. Minimum setbacks between buildings and the internal road or common access drives shall be 15 feet.
(c)
The maximum building height shall be one story. If an elevator
is provided, then the building may be two stories. The minimum building
width in any dimension shall be 14 feet.
(d)
Minimum unit size shall be 350 square feet of usable floor area,
not including kitchen, bathroom and storage areas. The interior of
each unit shall be designed to provide ease of mobility by seniors
who may have mobility limitations. The following standards shall be
met for all units:
[1]
All doors shall be at least 40 inches wide so as to provide
a minimum thirty-six-inch clear opening when the door is standing
90° open.
[2]
All hallways or passageways shall be at least three feet, six
inches in width.
[3]
There shall be no raised thresholds in the units. Floors shall
continue through door openings at the same level.
[4]
All bathroom and kitchen features shall be designed
in accordance with the American National Standards Institute (ANSI),
Specifications for Making Buildings and Facilities Accessible to and
Usable by Physically Handicapped People, Section 4.34, Dwelling Units,
of ANSI A117.1 (1980), or structurally designed and laid out to be
easily modified to accommodate these standards.
(e)
All pedestrian circulation walkways and sidewalks shall be hard-surfaced
with either asphalt, concrete, brick paving or boardwalk and be accessible
to the handicapped according to the standards set forth in the Americans
With Disabilities Act.[2] Handicapped access ramp structures may encroach into any
required setback space.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(f)
At least 15% of the total site area shall be reserved as open
space. This open space shall be utilized for recreation facilities
such as picnic areas, walking trails or other open space uses which
provide elderly residents the opportunity to enjoy the natural features
of the site. The open space shall be configured to be integrated with
the individual units and maximize the proximity of each housing unit
to natural open space.
(g)
Deed restrictions shall limit occupancy of units to senior citizens
by requiring that each unit be occupied by at least one person over
55 years of age. Documents shall be presented that bind all successors
and future owners in fee title to commitments made as a part of the
initial special land use approval. This provision shall not prohibit
a transfer of ownership or control, provided notice of such transfer
is provided to the Township and the land uses continue as approved.
(16)
Veterinary clinics, veterinary hospitals and related offices,
provided that the following regulations are complied with:
(a)
The use shall be operated by a licensed or registered veterinarian.
(b)
All principal use activities shall be conducted within a totally
enclosed principal building; no outdoor pet enclosures or runs are
permitted.
(c)
Any indoor boarding shall be limited to that incidental to treatment
or surgery.
(d)
Any veterinary building or structure which is used for the treatment
or holding of animals and which is adjacent to a residential district
shall have the following construction features:
(e)
Outdoor exercising is allowed when the pet is accompanied by
an employee, provided no animals shall be permitted outside of the
buildings between 8:00 p.m. and 7:00 a.m.
(17)
Multiple-family dwelling units; provided all R-3 area and bulk regulations of § 285-4.4 are complied with in addition to the requirements of this article.
(18)
Multiple-family dwelling units on the same site as nonresidential
uses; provided the following conditions are met:
(a)
Designated residential parking is provided on the site meeting
the requirements for multiple-family, in addition to parking requirements
for commercial uses.
(c)
The Planning Commission shall determine that the site and buildings
are designed to allow a complementary mixture of uses on the site
with minimal conflict, based upon the special land use standards contained
in Article 22.
(19)
Boarding homes subject to the following:
(b)
The boarding home shall be the only use on the lot, and the
site shall meet the minimum requirements of the R-1-B District applicable
to single-family dwellings.
(c)
The dwelling shall be single-family residential in character,
shall not be cause for a change in character of the neighborhood and
shall have a facade style consistent with other single-family residences
within the Township. A boarding home shall not be established in a
structure that is commercial or multiple-family in character.
(d)
A boarding home operation shall be confined to the single-family
dwelling unit that is the principal dwelling unit on the property.
The dwelling shall be the permanent residence of the boarding home
owner. The boarding home owner's living area shall be a minimum
of 900 square feet (not including storage, utilities, hallways, and
the bedroom and bathroom facilities of the boarding home tenants).
The boarding home shall employ only those living in the house or up
to one additional employee.
(e)
Floor plans and site plans drawn to scale of the entire boarding
home facility shall be submitted to the Planning Commission.
(f)
The dwelling shall be a single-family detached dwelling with
not more than six sleeping rooms available for boarders. No premises
shall be utilized for a boarding home operation unless the following
conditions are met:
[2]
The building shall meet requirements of the Americans
with Disabilities Act for accessibility. This shall include wheelchair
accessibility to the common living and dining areas and at least one
tenant room and one full bathroom facility.
[3]
There shall be at least two exits to the outdoors
from such premises on the main floor. There shall also be a safe means
of egressing the second floor that meets Township fire code requirements.
[4]
Rooms utilized for sleeping shall have a minimum
size of 120 square feet, excluding closet area, and there shall be
no more than one occupant per room.
[5]
Each sleeping room shall have a separate smoke
detector alarm, installed in accordance with the applicable Township
building code requirements. Such smoke detector shall be interconnected
with a building-wide fire detection system.
[6]
Lavatory and bathing facilities shall be available
to all persons using any boarding home operation, provided a minimum
of one full bathroom shall be provided for each three boarders, in
addition to the full bathroom for the owner.
[7]
There shall be no cooking facilities provided for
the boarders. Meals shall be served only to occupants of the boarding
home facility. There shall be common dining and social areas provided
with a minimum total usable floor area of 350 square feet.
[8]
All boarders shall secure leases from the owner,
the term of which shall be no less than one month.
(g)
Off-street parking shall be provided based upon one space for
each rental room and two spaces for the owner of the facility. It
is the Township's intent to discourage the alteration to yards,
removing of landscaping or the intruding upon the integrity of the
neighborhood altered in order to provide parking. Therefore parking
shall be located within the rear yard or within the front yard, provided
parking shall not be within 20 feet of the front lot line. Side and
rear yard screening of the parking lot shall be provided in accordance
with the requirements of Article 13, Landscaping, Screening and Walls.
(h)
Upon granting special land use approval, a boarding home shall
be provided a license from the Township. Such license shall be renewed
every six months by the Zoning Administrator based upon demonstration
of compliance with the requirements of Township ordinances and conditions
of approval. Copies of all current leases shall be provided to the
Township at the time of license renewal. A boarding home dwelling
establishment shall be considered to have ceased operation when active
rental of the facility lapses for six months or more.
(20)
Household tool and equipment rental, excluding vehicles, trailers
and construction equipment and machinery. Any outdoor storage shall
be located in the rear yard within a screened enclosure. Outdoor display
may also be permitted, provided any such items:
(21)
Other uses similar to the above uses not specifically addressed
elsewhere in this chapter, as determined by the Planning Commission
following the process outlined in Article 19.
A.
Site plan review. Submission of a site plan for review
and approval by the Planning Commission shall be required, in accordance
with the provisions set forth in Article 21, Site Plan Review, prior
to issuance of a building permit and development in the MSD District.
B.
Development site. For uses located within the MSD
District, the standards that are contained in this chapter shall be
applied to the zoning lot, as defined. This may include a combination
of lots under unified ownership and control, or a site that contains
multiple uses or principal structures. The Planning Commission shall
have the discretion to determine what constitutes a zoning lot during
site plan review.
C.
Public access.
(1)
All MSD commercial uses shall have direct access onto
a public hard-surfaced street, except that indirect access onto a
public street may be permitted where the Planning Commission determines
that such an alternative would promote traffic safety and would not
cause undue disruption to surrounding uses.
(2)
All streets, roads and access drives shall be concrete
or asphalt and be designed and constructed in accordance with the
Township Roads and Driveways Ordinance[1] and the standards of the Wayne County Department of Public
Services and the Township Engineer.
(3)
Sidewalks or bike paths shall be provided along all
abutting public streets. Sidewalks shall be located and designed to
meet the standards of the Downtown Development Authority Macomb Streetscape
Design Plan. In locations where this plan does not prescribe sidewalk
standards, sidewalks shall be provided one foot inside the dedicated
street right-of-way, be a minimum five feet wide, concrete and constructed
to the specifications of the Wayne County Department of Public Services
and the American Association of State Highway and Transportation Officials
(AASHTO).
D.
Outside storage. Outside storage of materials, supplies, equipment, or other goods, other than temporary outdoor sales and display as provided for in § 285-7.2B, is prohibited in this district.
E.
Landscaping and buffering. Submission of a landscape
plan to the Planning Commission for review and approval shall be required,
based on requirements set forth in Article 13. Landscaping shall include
the following requirements:
F.
Architectural standards.
(1)
All proposed development within the MSD District shall utilize quality architecture to ensure that buildings are compatible with surrounding uses, protect the investment of adjacent landowners and blend harmoniously into the streetscape. Single-family detached dwelling units shall meet the residential design standards of § 285-3.4E.
(2)
Non-single-family detached residential, including
new buildings, additions and renovations, shall be designed to preserve
or complement the design character of existing development, provide
visual harmony between old and new buildings, and create a positive
image for the Township's Macomb Street business district. Proposed
non-single-family detached residential structures shall comply with
the Macomb Street Design Standards adopted by the Township and shall
be reviewed by the Planning Commission under the following criteria:
(a)
Buildings shall front towards and have their
primary pedestrian entrance facing onto the public street. Blank walls
may not face a public street and buildings must have windows and architectural
features commonly associated with the front facade of a building,
such as awnings, cornice work, edge detailing or other decorative
finish materials, on walls that face the public street. The Planning
Commission may permit buildings which face towards a side yard, provided
that defined pedestrian access routes are provided to the public street
and features such as those described above are provided along walls
that face the public street.
(b)
Buildings shall be located to create a defined
streetscape through uniform setbacks and proper relationship to adjacent
structures. Proper relationship to existing structures in the area
shall be maintained through building mass, proportion, scale, roofline
shapes and rhythm of windows and doors. The Planning Commission may
require a perspective drawing or a scale model of the proposed structure.
(c)
The exterior building materials and treatment
shall be of finished quality, consistent with the quality of exterior
treatment on surrounding buildings. Building materials and colors
shall relate well and be harmonious with the surrounding area. Roof
shape and materials shall be architecturally compatible with adjacent
buildings and enhance the predominant streetscape. For any side of
a principal building, at least 90% of the facade shall be constructed
of, or covered with, one or more of the following materials:
(d)
All buildings shall have pitched roofs, except
the Planning Commission may allow commercial structures with flat
roofs where the design of the structure complies with the Macomb Street
Design Standards adopted by the Township.
(e)
Buildings shall possess architectural variety,
but the architecture shall enhance the overall cohesive community
character, as demonstrated by the applicant in terms of the following:
[1]
The type and color of materials shall not be
contrary to the existing or intended character of Macomb Street.
[2]
The orientation of entrances and proposed flow
of pedestrians will contribute towards pedestrian activity along Macomb
Street and, where possible, coordinate with adjacent uses.
[3]
The location, size and number of windows shall
be oriented towards Macomb Street and maintain similar proportions
and rhythms with existing buildings along the same block.
[4]
The building's setback will be consistent with
adjacent lots and contribute to creating a defined streetscape.
[5]
The mass of the building shall relate and be
proportional to the existing buildings along the same block.
[6]
Corner buildings should be designed as more
significant structures related to their prominent location.
(f)
Buildings shall provide architectural features,
details and ornaments, such as archways, colonnades, towers, cornices
or peaked rooflines. Building entrances shall utilize windows, canopies
and awnings; provide unity of scale, texture, and color; and provide
a sense of place.
(g)
The predominating surface plane of all building
walls over 50 feet in length shall be varied through the use of one
or more of the following: varying building lines, windows, architectural
accents or landscaping.
(h)
Where the side or rear facade(s) of a building
will be visible from a residential zoning district or public land,
or the rear or side of the site will be used for public access or
parking, such facade(s) shall be constructed to a finished quality
comparable to the front facade.
(i)
Signs, landscaping, walls, lighting and other
site elements shall be coordinated and compatible with the building
design, as well as harmonious with other nearby developments. All
rooftop-mounted equipment shall be screened from view.
G.
Parking requirements: Macomb Street uses shall provide
parking and loading in accordance with the provisions set forth in
Article 12.
(1)
For those MSD uses east of Parke Lane where required
off-street parking cannot be met on site, parking requirements can
be met through on-street parallel parking or off-street parking on
another site where a shared parking easement is permitted or supplied
by the Township.
(2)
Off-street parking shall be located in the side or
rear yard. On lots where parking requirements cannot be met in the
side and rear yards, the Planning Commission may permit off-street
parking in a portion of the front yard, provided that such parking
lot meets the minimum front yard setback requirement.
(3)
Where off-street parking is visible from the public
right-of-way, screening shall be provided between the parking lot
and the public right-of-way. Screening shall consist of a hedgerow
or a three-foot tall earth-tone brick wall. If a hedgerow is provided,
it shall be planted with two-foot tall shrubs, spaced 2 1/2 feet
on center.
(4)
Off-street parking shall be landscaped in accordance
with the requirements of Article 13.
H.
Storm sewer. All uses located within the MSD District
shall be connected to a storm sewer. Where a storm sewer is not available,
then a stormwater detention pond may be allowed by the Planning Commission,
provided that the site is designed to connect to the storm sewer when
it is made available to the site and such connection is made when
it becomes available.
I.
Additional requirements: All permitted and special
land uses shall comply with all applicable provisions of this chapter,
including those listed below as a reference guide:
Any structure or use of the land in the MSD
District shall be subject to the following area and bulk regulations:
|
Requirement
|
MSD
| |
|---|---|---|
|
Minimum lot area
|
Variable1
| |
|
Minimum setbacks (feet)
| ||
|
Front yard
|
252,3
| |
|
Side yard
|
104,5,8
| |
|
Rear yard
|
20
| |
|
Parking lot
|
See 6
| |
|
Natural feature
|
257
| |
|
Maximum lot coverage
| ||
|
Buildings
|
30%
| |
|
Impervious surfaces
|
80%
| |
|
Maximum height
| ||
|
Feet
|
35
| |
|
Stories
|
2
| |
|
Notes pertaining to area and bulk regulations:
| ||
|
1
|
The minimum lot area shall be based on the requirements
for parking, landscaping, vehicular and pedestrian circulation, maximum
lot coverage, and other conditions set forth herein, unless otherwise
specified.
| |
|
2
|
Off-street parking shall meet the required minimum
front yard setback for principal structures. This setback shall be
maintained as a landscaped setback. Neither parking, nor structures
shall be located within the front yard.
| |
|
3
|
East of Parke Lane, the minimum front yard setback
shall be equal to the average of the front yard setbacks for the adjacent
buildings on either side of the proposed use. The Planning Commission
may permit a reduced front yard setback in all areas of the MSD where
parking is not located in the front yard, a pedestrian entrance is
provided facing Macomb Street and the setback is not less than that
of adjacent principal structures.
| |
|
4
|
The minimum side yard on a side facing a street
shall not be less than the minimum front yard required in the district.
If parking is provided in a side yard facing a street, then the minimum
side yard shall be 50 feet.
| |
|
5
|
East of Parke Lane, an interior side yard shall
not be required, provided that the side wall of the building does
not have windows or other openings, and provided further that the
side wall is of fireproof construction, as defined by the Building
Code. The minimum side yard setback shall be 10 feet on interior side
lots where the building does not meet both of these conditions.
| |
|
6
|
Parking lot setback requirements of Article
12, Parking and Loading Requirements, shall be complied with, provided
that the Planning Commission may reduce the side or rear yard parking
lot setback in consideration of the size of the site, the configuration
of the parking lot, circulation on the site, adequacy of screening,
compatibility with adjacent land uses and relationship to structures,
or parking lots on adjacent lots.
| |
|
7
|
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 the Planning Commission 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.
|
The probable impact on recognized historic,
cultural, scenic, ecological, or recreational values and on the public
health or fish or wildlife.
| |
|
f.
|
The size and quality of the wetland.
| |
|
g.
|
Proximity to any waterway.
| |
|
h.
|
Extent to which upland soil erosion adjacent
to protected wetlands or drainageways is controlled.
| |
|
i.
|
Economic value, both public and private, of
the proposed land change to the general area.
| |
|
j.
|
Findings of necessity for the proposed project
which have been made by other state or local agencies.
| |
|
8
|
Minimum side yard setbacks for single-family
detached dwelling units shall be five feet for one side yard and 15
feet for the combination of both side yards.
| |
