Any Open Space/Residential PUD
comply with the following project design standards:
a. Eligibility: The proposed Open Space/Residential PUD meets the eligibility criteria of Section 1803.
1. Attached unit buildings
meet the dimensional standards set forth in Article XX for either LDMF or HDMF Districts.
2. Attached unit buildings
be arranged and designed to promote compatibility with adjacent uses.
3. Attached unit buildings
provide a variation in
, setbacks, rooflines, window, door openings, materials, and colors.
4. The units
relate well to the streetscape and minimize the visual dominance of
doors in the
through the provision of front porches, doors, windows, architectural details that face the
, and a variation in
door design and location (e.g. side entry, recessed from front
, limited projection beyond front
).
5. The arrangement of units maximizes the preservation of
and the protection of
.
6. The overall
is no greater than could be achieved through the underlying zoning. See “d” below.
c. Harmony with surrounding uses: The uses and design of the Open Space/Residential PUD will be harmonious with the character of the surrounding area in terms of , intensity of , size and height of buildings, architecture and other impacts.
If the proposed units are to be developed as part of a golf course, the arrangement of units should not unduly interfere with the operations of the golf course. The City
require a review by an independent golf course design professional.
d. Density Standards: The permitted within an Open Space/Residential PUD shall not exceed the allowed by the underlying residential zoning as described in Article XX
Schedule of Regulations.
1. The maximum
of dwelling units permitted within an Open Space/Residential PUD project shall be the
of units permitted under a conventional plan. This
be demonstrated through the preparation of a comparison plan that illustrates how many dwelling units could feasibly and practically be constructed on the subject site in accordance with all dimensional requirements of the zoning
and design standards for stormwater and public streets. Portions of a MDEQ regulated wetland shall not be located within an individual lot. The lots on the comparison plan shall not require exceptional or unusual engineering to accommodate residential construction, as determined by the City.
2. The area used for
calculations shall not include
,
access easements, lakes, streams, detention ponds, or submerged wetlands containing surface water or open water ponds during at least one (1) month of the year.
e. Dimensional Standards: The setbacks and other dimensional standards for various uses be consistent with the standards associated with the various uses listed in Article XX
- Schedule of Regulations. Where the proposed design deviates from the typical standards, the deviations shall meet the intent of this Article and the applicant shall provide a table that clearly compares each requested modification to the Ordinance standard. Unless variations are specifically requested and approved by the City, the or subdivision plan shall comply with applicable City standards. In no case shall the setbacks for buildings adjacent to existing single homes be less than fifty (50) feet.
f. Open Space
1. Area included in the
calculations
a. At least twenty (20) percent of the sites gross area or two (2) acres, whichever is greater,
be dedicated
and held in common ownership.
b. The total area of dedicated
equal or exceed any reduction in area for minimum lot sizes in the
based on the parallel plan, except where a
bonus is approved as permitted herein.
c. The minimum size of an individual
area
be 20,000 square feet with a maximum width to depth ratio of 3:1. This standard is intended to ensure
is valuable and usable rather than scattered, isolated, or remnant lands. The City
waive this standard for clearly identified pathway corridors between a single row of lots intended to connect open spaces, if such corridors are determined to be desirable.
d. At least 50% of the
must be usable to the residents for passive or active recreation, exclusive of permitted water bodies, stormwater facilities, or other required
elements. At least one active neighborhood park area
be provided that includes facilities such as playground equipment, picnic pavilions, soccer fields, ball fields or similar facilities.
e. All natural
, including fairways, associated with golf courses.
f. No more than twenty-five (25) percent of any required
include detention ponds, surface water bodies, or wetlands regulated by the Michigan Department of Environmental Quality. Detention ponds that do not provide a natural appearance and are not incorporated into the overall plan as an amenity, as determined by the City, shall not be included as required
.
g. Any building or
accessory to recreation, conservation, or an entryway
be
within the dedicated
, subject to the approved
plan. Accessory structures or uses of a significantly different scale or character than the abutting residential districts shall not be located near the boundary of the
if it
negatively impact the residential
of adjacent lands, as determined by the City.
2. To be included in the calculations for the minimum
area, the following design standards must be met.
a. The open spaces
be organized around the site’s most important
on the site and link existing and planned greenways, as illustrated on the City Pathways and Parks and Recreation Plans. A preliminary meeting with City staff, consultants and/or the
to discuss the site analysis, natural feature priorities and
concepts prior to preparation of plans is encouraged.
b. The
include pathways to link adjacent open spaces, public parks, bike paths or non-motorized routes.
c. In addition to preservation of the most important
, where possible additional
be located and designed to achieve the following:
1. preserve or create a buffer from adjacent
uses where appropriate;
2. maintain existing natural viewsheds; and
3.
be located within prominent and highly visible areas of the
, such at the terminus of key views along roads, at the intersection of arterial or collector streets, at high points or centrally located within a residential area.
3. The following
areas shall not be included in calculations for required
:
a. the area within any existing or future
;
b. the area within
easements or other easements that include roads, drives, or overhead utility lines;
c. the area located below the ordinary high water mark of an inland lake, river or stream or any pond with standing water year round;
d. the required
areas around, or minimum spacing between buildings, except that the
area around a permitted
be considered
;
e. parking and loading areas, except those exclusively associated with a recreation facility or common
area; and
f. any other undeveloped areas not specifically addressed in this Article, but determined by the
to inadequately meet the intent and standards for
.
4. Protection of Open Space:
The dedicated
be set aside by the developer through an irrevocable conveyance and protected by a Maintenance Agreement, in a form and manner acceptable to the City. Such conveyance shall assure the
will be protected from
and all forms of
, except as shown on an approved
or
. Said documents shall bind all successors and future owners in fee title to commitments made as part of the proposal, but shall allow transfer of ownership and control to a subdivision or
association consisting of residents within the
, provided notice of such transfer is provided to the City. Such conveyance shall indicate the allowable
(s) within the dedicated
. Upon transfer to a successor of the developer, the
shall be maintained by the
owners association or
association. The City
require the inclusion of
restrictions to prohibit activities such as the following:
a. dumping or storing of any material or refuse;
b. activity that
cause risk of soil erosion or threaten plant material;
c. cutting or removal of plant material except for removal of dying or diseased vegetation;
d.
of motorized off-road vehicles;
e. cutting,
or removal of vegetation from wetland areas; and
f.
of pesticides, herbicides or fertilizers within or adjacent to wetlands.
g. Infrastructure: The uses and design be consistent with the available capacity of the existing network and utility systems or the applicant shall upgrade the infrastructure as required to accommodate the Open Space/Residential PUD.
(Amended 2-14-1996)
h. Architecture: Typical elevations be approved by the planning commission as part of the final or, alternatively, design guidelines or a “pattern book” or design code shall be included in the Development Agreement. Identical or similar single buildings or elevations not be repeated more frequently than every sixth house along the same side of any . Buildings shall be considered similar if they have similar door and window configuration, direction of roof pitch, building mass and building form. Attached unit buildings shall provide a variation in , setbacks, rooflines, window, door openings, materials and colors. Buildings shall relate well to the streetscape through the provision of front porches, doors, windows and architectural details that face the and assist in minimizing the dominance of garages. For at least 50% of all units, garages shall be side entry, rear entry or front entry with the recessed a minimum of five (5) feet behind the front .
i. Additional Considerations: The and consider the following design elements as appropriate: perimeter and ; drainage and utility design; underground installation of utilities; facilities for pedestrian circulation; internal roadway design; and the achievement of an integrated with respect to signs, lighting, and building materials.