A. Height.
1. Measuring height:
(a) The minimum and maximum building heights are measured from the average fronting sidewalk to the halfway point of a pitched roof or to the top of a wall plate for flat roofs.
(b) The minimum height shall be satisfied from the build-to line back to a depth of at least 30 feet.
(c) A building height maximum of a half story, labeled as ".5", indicates an attic story with dormers in a pitched roof. Dormers in a half story shall be less than 15 feet wide and their collective width may not be more than 60 percent of the building elevation length.
(d) Second floor finished elevation shall be measured from the average fronting sidewalk grade to the second story finished floor elevation.
(e) Upper floor clear height is measured from finished floor elevation to finished ceiling elevation.
2. Permitted roof types:
(a) Pitched: between 4:12 and 12:12 slope.
(b) Flat roof: with cornice and parapet.
3. Height exceptions:
(a) The following structures may be erected above the height limits of this chapter, subject the additional requirements below: screened mechanical equipment; roof structures for the housing of elevators, stairways, tanks, ventilating fans, or similar equipment required to operate and maintain the building; skylights; towers; steeples; stage lofts and screens; flagpoles; chimneys; water tanks; solar or wind energy devices; or similar structures.
(b) None of the structures described above may be erected to exceed the building height by more than 15 feet. The aggregate area of all such structures, including parapet walls, shall not be greater than ten percent of the roof area of the building and shall be setback 6 feet along the perimeter of the roof, except that skylights may occupy 25 percent of the gross roof area and solar panels may occupy 85 percent of the gross roof area.
(c) None of the structures described above shall be used for any residential, commercial or industrial purpose other than a use incidental to the principal use of the building.
4. Bonus Height: Development in the area designated as "Bonus Height Area" on the Regulating plan is eligible for additional height beyond the listed maximum height. Developments shall incorporate the following elements to earn points as indicated in the table below.
(a) Compliance with the standards and value of points will be determined by the City Planner, or his or her designee.
(b) Elements and points can be combined for a sum of points that relates to the number of additional stories permitted as defined below.
i. One point is equal to one half story. The half story shall be 50 percent of the buildable square footage of the top story.
ii. Two points is equal to one story.
(c) The number of additional stories shall not exceed the Ultimate Building Height as indicated in the frontage standards.
Building Height Incentives | |
Element | Points |
Building Height Incentives | |
Element | Points |
Transit and Pedestrian Amenities On-site, off-site, or pay-in-lieu of the provision of public transit and pedestrian amenities, including sheltered seating or substantial rehabilitation or improvement of the streetscape. | 2 |
Rehabilitation of Historic Structure Significant rehabilitation of on-site historic structure(s) at least 50 years old, including the maintenance of a historic façade. | 2 |
Outdoor Public Art Incorporation of substantial public art on-site. | 1 |
Sustainable Design On-site provision of sustainable design elements that incorporate energy-efficiency and/or green design into construction practices, building design and/or site design. | 1-4 |
LEED Certified | 1 |
LEED Silver | 2 |
LEED Gold | 3 |
LEED Platinum | 4 |
B. Siting.
1. Build-to and dooryard:
(a)
The area between the right-of-way and the build-to line is the dooryard and is intended as a transitional area between the public and private realms for pedestrian-oriented amenities.
(b) The dooryard shall accommodate entrances, outdoor seating, and projections such as awnings, balconies, bay windows, stoops and porches.
(c) The dooryard may contain urban-style landscape (concrete pavement, planters, street furniture) including bicycle parking. Lawns are not permitted in the Urban General district.
(d) The frontage build-to is the percentage of the front build-to line occupied with a building.
2. Permitted articulations of architectural features.
(a) Architectural features utilized for building wall articulation that are within 2 feet of the primary building wall may be utilized in the length of applicable building wall meeting the build-to.
(b) Recessed entries at a maximum depth of 15 feet, measured perpendicular to the build-to, and a maximum width of 15 feet, measured parallel to the build-to may be utilized in the length of applicable building wall meeting the build-to.
3. Corner lots. For corner lots, the building must meet the build-to line of both frontages at the corner. A building form with a chamfered corner is permitted only on corner lots and only if a corner entry is provided. A 10' x 10' unobstructed sight triangle shall be provided to accommodate a chamfered corner with entry.
4. Front yard build-to exception. The Zoning Administrator or his/her designee may grant a build-to exception to allow a greater amount of the building to be setback when the dooryard is used for providing a public gathering area or plaza that offers seating, landscape enhancements, public information and displays, fountains, or other pedestrian amenities.
5. Parking setback:
(a) Where regulated in the Frontage Standards, vehicle parking shall be located behind the parking setback line that is 30 feet behind the build-to line and extends vertically as a plane from the first-floor level.
(b) Surface parking is not allowed directly between a building façade and a street frontage.
6.
Adjacent to residential setback. For Urban General and Urban Mixed-Use districts that share a common lot line with a single-family detached lot or residential condominium complex:
(a) There shall be a 40-foot setback from the common lot line. Parking and landscaping are permitted within this setback, but there shall be no structures within this area.
(b) A minimum of 10 feet must be landscaped and include a minimum number of plantings per the table below.
Type
| Requirements
|
Deciduous tree | 1 per 35 linear feet |
Shrubs | 6 per 35 linear feet |
(c) An obscuring wall or fence per Article 6.
(d) An upper floor step back for any story above the second story shall be set back an additional 10'.
C. Architectural elements.
1. Doors and windows.
(a) Fenestration is defined as the openings in the building wall, including windows, doors and open areas. When measuring fenestration, framing elements (such as muntins) with a dimension less than 2 inches are considered part of the opening.
(b) Fenestration shall be measured as a percentage of openings per total wall area.
(c) Blank walls exceeding 25 linear feet are prohibited on all facades below their fourth story.
(d) At least one functioning entrance shall be provided along each ground floor façade at intervals not greater than 50 feet, unless otherwise specified in this district.
(e) Upper level windows shall be oriented vertically.
(f) Heavily-tinted (darker than 70% V.L.T.) and mirrored glass windows are prohibited.
2. Projections.
(a) Balconies.
i. Balconies shall not be located within 5 feet of any common lot line and shall not encroach into the public right-of-way without prior approval from MDOT (Michigan Avenue) or the City of Dearborn.
ii. Balconies may be a single level or multiple balconies stacked vertically for multiple stories.
iii. Where balconies are used as a method for achieving the required private open area, the balcony shall be enclosed by balustrades, railings, or other means.
iv. Integrated design. The balcony support structure shall be integrated with the building facade; separate columns or posts supporting any balcony from the ground are prohibited.
v. False balconies. False balconies are not permitted on any storefront frontage facade. False balconies consist of a rail and door, and any outdoor platform less than eighteen inches in depth and are sometimes referred to as Juliet balconies or balconets.
(b) Awnings.
i. Awnings may project over a sidewalk; however, there must be a minimum of 8 foot clearance provided from the sidewalk.
ii. Awnings shall be positioned immediately above ground floor windows and have a straight shed that projects from the building at a straight angle.
iii. Awnings shall be constructed of durable materials such as canvas or metal that will not fade or tear easily. Plasticized, rigid, cubed or curved awnings or mansard style canopies are prohibited.
iv. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located above the awning and directed downward.
v. Awnings shall not interfere with street trees.
(c) Stoop or front porch.
i. Each residential unit with a separate entrance shall include a stoop or porch.
ii. A stoop shall have a maximum depth of 5 feet deep and maximum width of 6 feet (not including steps or ramp).
iii. A porch shall be between 7 feet and 9 feet deep that projects no more than 7 feet into the dooryard and with a width of not less than 65% of each unit with a separate entrance.
iv. Where the first floor is occupied by a lobby, office, or common space and no dwelling are located on the first floor along the front of the building, then a stoop or porch is not required.
(d) Signage. Projecting blade signs are permitted but must be a minimum of 8-foot clearance from the sidewalk. See Section 27.06 for more on signs.
(e) Bay window. Bay windows shall project no more than 36 inches outside the building envelope but may not project into the right-of-way.
(f) ADA ramps. Ramps to improve accessibility to front porches and stoops are permitted to encroach into the dooryard and shall be built to ADA specifications.
3. Building materials.
(a) All buildings shall contain quality building materials that are in keeping with the character of traditional downtown buildings in Dearborn. Permitted materials for exterior walls (exclusive of windows and doors) that are clearly visible from the street and public or private open space shall be limited to the following:
Building material P=Permitted | Primary building material - Urban General
|
Primary building material - Urban Mixed-Use and Mixed Residential
|
Secondary building material
|
Trim material and Accents
|
Building material P=Permitted | Primary building material - Urban General
|
Primary building material - Urban Mixed-Use and Mixed Residential
|
Secondary building material
|
Trim material and Accents
|
Brick or tile masonry (modular, include veneer) | P | P | P | P |
Native stone (or synthetic equivalent) | P | P | P | P |
Wood lap siding | P | P | P | |
Fiber cement siding | P | P | P | |
Stucco (cementitious finish) only above ground floor | P | P | P | |
Split-faced block (only for piers, foundation walls and chimneys) | P | P | ||
Gypsum Reinforced Fiber Concrete (GFRC-for trim elements only) | P | |||
Metal | P | P | P | |
Molded polyurethane trim (such as Fypon) | P | |||
EIFS (above first floor only) | P | |||
Wall materials visible from Streets | Primary Building Material (min.) | Secondary Building Material and Trim |
First and Second Floor Elevations | 75% | 25% |
Above second floor | 50% | 50% |
(b) Wall area calculations are exclusive of windows and doors.
(c) Wall materials including panel brick, tilt-up brick textured paneling, plain, smooth-face, or scored concrete masonry units, exterior insulation and finish system (EIFS), corrugated metal paneling and fiberglass sheeting are permitted for walls that are not visible from streets or public or private open space.
(d) Glass areas on front facades shall be clear or lightly tinted (lighter than 70% V.L.T.).
4. Private Open Area. Private open area is defined as an unenclosed occupiable area within the buildable area, which is accessible only to occupants of the particular development. A private or semi-private usable open area is required on every lot, defined as a percentage of the total buildable area. This requirement may be satisfied in a variety of configurations, at or above grade. A minimum private open area, within, and equal to a percentage of, the total buildable area, is prescribed in the districts. The parameters are as follows:
(a) Where located at grade, such private open area shall not include any required side or rear setbacks.
(b) At least 20% of the private open area shall be in no more than two contiguous areas.
(c) Up to 80% of the required private open area may be satisfied through the balconies of individual units.
(d) Any development on a lot that is exclusively reusing existing structures (without external expansion) is exempt from the private open area requirement.
D. Services.
1. Services and utility hookups shall not be visible from the primary street frontage, and when possible located in the rear yard.
2. Dumpster enclosures, where not provided by the City and excluding residential zoned properties, shall comply with Section 2.14, entitled Trash Removal and Collection.
3. All roof-mounted equipment shall be screened by parapet walls or a pitched roof of sufficient height to screen rooftop equipment view from the ground, and the screening shall be integrated into the architectural design of the building.
E. Parking structure design.
1. Intent. To minimize the visual impact of structured parking decks on the public realm, mitigate nuisances including noise and light, and design decks to be visually compatible with the surrounding character and development.
2. Design standards.
(a) Spandrel panels or opaque architectural wall systems, a minimum of 42" high, shall be required to screen the view of parking cars and car headlights from the opposite side of the street.
(b) For all exposed, above-grade parking structures on Side Streets and alleys, at least 50 percent of the ground floor level must be covered by an architectural screen.
(c) Parking decks exposed to view shall be subject to the same standards as buildings in terms of massing, form, and building character.
(d) The 30-foot parking setback area shall apply in the Required Storefront frontages and is required to be lined by non-parking uses.
(Ord. No. 19-1634, - -2019; Ord. No. 23-1801, 9-26-2023)