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:
[2]
A porch roof with a gable end facing the street; or
[3]
A gable end facing the front lot line with a window or trimmed
vent in the gable area above the eave line:
(g)
All windows shall have vertical proportions. The sides of end
units shall include windows to break up any blank walls.
(h)
The area and bulk requirements of §
285-7.4 shall be complied with; except where the site adjoins a single-family residential use, a minimum twenty-foot setback shall be provided from the adjacent single-family residential lot.
(i)
Required conditions of §
285-4.3 shall be complied with, in addition to the requirements of this article.
Townhouses with individual entrances and front porch 3 feet
above grade.
Pedestrian orientation towards street with garages to rear.
Traditional architecture with brick as primary material.
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(14)
Resale and consignment shops.
(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.
(g)
The tent and any electrical power to the tent must be approved
by the Building Department, and must comply with building and electrical
code standards.
(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.
(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.
(12)
Pawnshops, provided the following regulations are complied with:
(a)
Outdoor display shall be prohibited.
(b)
Hours of operation shall be limited to 9:00 a.m. to 9:00 p.m.
(c)
Security measures shall be provided which are not visible from
the exterior of the building.
(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. Handicapped access ramp structures may encroach into any
required setback space.
(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:
[1] Walls are soundproofed to allow a maximum transmission
of 65 decibels measured at any point on the outside of the exterior
wall.
[2] Doors must be solid core.
[3] Ventilation must be forced air.
(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.
(b)
The R-3 minimum usable floor area per dwelling unit standard of §
285-4.4 is provided.
(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:
(a)
A boarding home shall be located on a lot that has frontage
on Macomb Street and is a minimum of 1,500 feet from any of the following:
[2] A state-licensed adult foster care facility.
(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:
[1] Such dwelling shall meet all applicable Township
building and fire codes.
[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:
(a)
Shall be displayed only during regular business hours;
(b)
Shall not block motorized or nonmotorized access;
(c)
Shall be located within five feet of the principal building;
and
(d)
Shall be placed inside the building each day at the end of business.
(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.
Any structure or use of the land in the MSD
District shall be subject to the following area and bulk regulations:
Requirement
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MSD
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Minimum lot area
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Variable1
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Minimum setbacks (feet)
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|
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Front yard
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252,3
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Side yard
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104,5,8
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Rear yard
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20
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Parking lot
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See 6
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Natural feature
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257
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Maximum lot coverage
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|
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Buildings
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30%
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Impervious surfaces
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80%
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Maximum height
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|
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Feet
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35
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Stories
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2
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Notes pertaining to area and bulk regulations:
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1
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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.
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2
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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.
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3
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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.
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4
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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.
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5
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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.
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6
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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.
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7
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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:
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a.
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The relative extent of the public and private
need for the proposed activity.
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b.
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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.
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c.
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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.
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d.
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The probable impact of the proposal in relation
to the cumulative effect created by other existing and anticipated
activities in the watershed.
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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.
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f.
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The size and quality of the wetland.
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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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8
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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.
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